THE SPINNAKER is a freehold development along SUFFOLK ROAD in District 11 (Newton / Novena), part of the CCR segment of Singapore's private residential market. The project comprises 36 units and is TOP 2000.
This profile draws on 6 recorded transactions from URA REALIS to frame the project's character: who actually lives here, who buys here, and where the pricing sits relative to immediate alternatives. For the broader district context, see the Singapore price-heatmap map.
The project is in its mature or late-resale phase, where lease tenure (for leasehold stock), redevelopment optionality, and en-bloc potential all start to weigh more on the investment thesis than current rental yield.
Within District 11 (Newton / Novena), the immediate context for THE SPINNAKER is shaped by the broader URA Master Plan zoning for the area, ongoing or planned infrastructure (MRT extensions, expressway changes, school relocations), and the supply pipeline of nearby launches. See the URA Master Plan 2019 for the precinct-specific land-use overlay before underwriting medium-term capital appreciation.
We track 6 sales and 39 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the THE SPINNAKER dashboard.
- Average sale price: $2,501,667 across 6 transactions
- Estimated gross rental yield: 2.2%
- District 11 PSF ranking: Mid-range (top 63%)
- Freehold tenure · CCR · D11 · 36 units
About THE SPINNAKER
THE SPINNAKER is a freehold condominium, located at SUFFOLK ROAD in District 11 (Watten Estate, Novena, Thomson) (Core Central Region), developed by PALMIRA PTE LTD (LIANG COURT HOLDINGS LTD) & ESQUIRE PROPERTIES PTE LTD, comprising 36 residential units, completed in 2000.
As a freehold property, THE SPINNAKER does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at THE SPINNAKER:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 4 | $1,715 psf | $2,215,000 |
| 4 BR | 1 | $1,887 psf | $2,600,000 |
| 5+ BR | 1 | $1,556 psf | $3,550,000 |
Sales Market Overview
THE SPINNAKER has recorded 6 sale transactions with an average transaction price of $2,501,667, ranging from $2,100,000 to $3,550,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 2 | $1,603 psf | $2,850,000 | — |
| 2022 | 2 | $1,698 psf | $2,165,000 | ↑ 5.9% |
| 2025 | 2 | $1,850 psf | $2,490,000 | ↑ 9.0% |
THE SPINNAKER ranks in the top 63% of condos in District 11 by average PSF.
Compared to the CCR average of $2,447 psf, THE SPINNAKER trades 29.8% below the segment benchmark.
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Rental Market Overview
THE SPINNAKER has recorded 39 rental transactions with monthly rents averaging $4,650/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 3 BR | 39 | $4,650/mo | $1,867/mo | $6,300/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 4 | $3,675/mo |
| 2022 | 12 | $4,301/mo |
| 2023 | 7 | $4,879/mo |
| 2024 | 9 | $4,900/mo |
| 2025 | 5 | $5,140/mo |
| 2026 | 2 | $5,550/mo |
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Investment Analysis
Based on average rents and sale prices, THE SPINNAKER delivers an estimated gross rental yield of 2.2%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
Competing Condos in District 11
Side-by-side comparison against the most actively traded condos in District 11 (Watten Estate, Novena, Thomson):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| PULLMAN RESIDENCES NEWTON | Freehold | 340 | $3,074 psf | 288 |
| WATTEN HOUSE | Freehold | 180 | $3,236 psf | 179 |
| SOLEIL @ SINARAN | 99 yrs lease commencing from 2006 | 417 | $1,970 psf | 92 |
| PEAK RESIDENCE | Freehold | 90 | $2,489 psf | 90 |
| AMARYLLIS VILLE | 99 yrs lease commencing from 1997 | 311 | $1,903 psf | 72 |
Location Map
Map shows THE SPINNAKER (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- THE SPINNAKER
- Newton MRT
- Newton MRT
- Novena MRT
- Little India MRT
- Little India MRT
- St. Margaret'
- St. Margaret'
- CHIJ Our Lady Queen of Peace
Nearby MRT Stations
THE SPINNAKER is 660m from Newton MRT (North-South Line), with 6 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Newton | NS21 | North-South Line | 660m |
| Newton | DT11 | Downtown Line | 660m |
| Novena | NS20 | North-South Line | 700m |
| Little India | NE7 | North-East Line | 1.0 km |
| Little India | DT12 | Downtown Line | 1.0 km |
| Farrer Park | NE8 | North-East Line | 1.2 km |
Nearby Schools
There are 17 schools within 2 km of THE SPINNAKER, including 5 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| St. Margaret's Primary School | Primary | 120m |
| St. Margaret's Secondary School | Secondary | 120m |
| CHIJ Our Lady Queen of Peace | Primary | 760m |
| Singapore Chinese Girls' School (Primary) | Primary | 890m |
| Anglo-Chinese School (Primary) | Primary | 970m |
| ACS (Junior) | Primary | 1.1 km |
| LASALLE College of the Arts | Tertiary | 1.3 km |
| St. Anthony's Primary School | Primary | 1.3 km |
| Farrer Park Primary School | Primary | 1.4 km |
| St. Joseph's Institution | Secondary | 1.4 km |
| New Town Primary School | Primary | 1.8 km |
| ISS International School (Preston) | International | 1.8 km |
Tenure resilience. Freehold tenure removes the lease-decay headwind that affects 99-year leasehold stock from ~year 60 onward. CPF eligibility, loan-tenure caps, and resale buyer pool are all preserved without the time-decay clock. For long holds (15+ years), this matters meaningfully more than headline PSF.
Walking-distance MRT. Newton is about 0.66km — within the conventional 10-minute walk threshold most tenants accept. The project benefits from the public-transport premium without the price compression that <500m flagship stations command.
Boutique character. With 36 units, THE SPINNAKER keeps a low-density character — fewer residents per facility, quieter corridors, more curated common spaces. Suits buyers prioritising unit-interior quality and neighbour proximity over deep facilities breadth.
School-belt proximity. St. Margaret's Primary School sits about 0.12km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Thin transaction history. With only 6 recorded sales, comparable-sales analysis is fragile — a single outlier transaction can skew the apparent price level by 5-10%. Triangulate with nearby district comparables rather than rely on within-project averages alone.
Cycle-sensitivity. Like all Singapore private residential, the project's capital appreciation and rental yields move with broader macro factors — mortgage rate environment, MAS macroprudential stance (TDSR, ABSD), and the supply-pipeline tempo. Build a 5pp rate buffer into your stress test.
[
{
"persona": "Young couple, first home",
"fit_color": "green",
"reason": "Long balance lease + likely sub-CCR pricing"
},
{
"persona": "Family with school-age kids",
"fit_color": "green",
"reason": "Nearby schools support MOE registration priority"
},
{
"persona": "CBD commuter",
"fit_color": "green",
"reason": "Walking-distance MRT supports daily commute"
},
{
"persona": "Rental investor (yield-focused)",
"fit_color": "red",
"reason": "Thin transaction history makes underwriting fragile"
},
{
"persona": "Foreign professional (expat)",
"fit_color": "amber",
"reason": "MRT plus mid-size facility suite typically meets expat-tenant criteria"
},
{
"persona": "Long-term hold (10+ yr)",
"fit_color": "green",
"reason": "Tenure supports CPF + buyer-pool through hold"
}
]
Composite assessment: THE SPINNAKER hits the three structural levers that anchor long-term Singapore residential value: a prime district position, walkable MRT, and a long balance lease. Premium pricing is the trade-off; buyers paying that premium are buying scarcity rather than yield. 6 transactions in URA REALIS provide the data foundation for this view.
Suggested holding period for most buyer profiles: 8-15 years to absorb full cycle and capture the prime-district capital-appreciation thesis. Cross-reference per-bedroom net yield against district comparables via the compare-tool, model monthly cash-flow with the mortgage calculator, and confirm your effective BSD+ABSD cost using the stamp-duty calculator before finalising. This profile is informational; not a personal investment recommendation.
FAQ
What is the average price for THE SPINNAKER?
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Is THE SPINNAKER freehold or leasehold?
How far is the nearest MRT from THE SPINNAKER?
What is the tenure of THE SPINNAKER?
How does THE SPINNAKER compare to other projects in the district?
What stamp duty applies for a foreign buyer of THE SPINNAKER?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 6 transactions analysed
- Rental data: 39 lease records analysed
- Gross yield = (avg monthly rent × 12) / avg sale price
Median values used to minimise outlier impact. PSF = price per square foot.
View Live Data for THE SPINNAKER
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.