Side-by-Side Comparison
| Metric | District 10 — Tanglin/Holland | District 11 — Novena/Newton |
|---|---|---|
| Condo Count | 441 | 221 |
| Avg PSF | $2,202 psf | $1,838 psf |
| Median Price | $3,567,100 | $2,549,778 |
| Transaction Volume | 8,446 | 3,048 |
| Avg Walkability | 62.5/100 | 60.3/100 |
| Avg Investment Score | 54.3/100 | 52.3/100 |
| Avg TOP Year | 2004 | 2005 |
| Avg Gross Yield | 2.5% | 1.9% |
Price Analysis
District 11 — Novena/Newton is the more affordable option, with an average PSF that is $364 psf (18.0%) lower than District 10 — Tanglin/Holland.
In terms of median transaction price, District 11 — Novena/Newton also offers a lower entry point at $2,549,778 compared to $3,567,100.
Lifestyle & Accessibility
District 10 — Tanglin/Holland scores higher on walkability, reflecting better proximity to MRT stations, schools, hawker centres, and other daily amenities. This composite score accounts for seven weighted categories of nearby facilities.
District 11 — Novena/Newton wins on price. District 10 — Tanglin/Holland wins on walkability. District 10 — Tanglin/Holland wins on investment score. District 10 — Tanglin/Holland wins on rental yield.
Investment Potential
District 10 — Tanglin/Holland has a higher average investment score, which factors in price momentum, rental yield, liquidity, MRT proximity, lease remaining, and district desirability.
In terms of gross rental yield, District 10 — Tanglin/Holland delivers stronger returns. Note that yields shown are gross (annual rent / price) and do not account for maintenance fees, property tax, or vacancy.
Top Condos in Each Area
Top 5 Condos in District 10 — Tanglin/Holland
| Condo | Avg PSF | Transactions | Units | Tenure |
|---|---|---|---|---|
| SKYE AT HOLLAND | $2,945 psf | 664 | 666 | 99 yrs lease commencing from 2024 |
| LEEDON GREEN | $2,784 psf | 569 | 638 | Freehold |
| D'LEEDON | $1,854 psf | 426 | 1,703 | 99 yrs lease commencing from 2010 |
| HYLL ON HOLLAND | $2,648 psf | 326 | 319 | Freehold |
| FOURTH AVENUE RESIDENCES | $2,465 psf | 294 | 476 | 99 yrs lease commencing from 2018 |
Top 5 Condos in District 11 — Novena/Newton
| Condo | Avg PSF | Transactions | Units | Tenure |
|---|---|---|---|---|
| PULLMAN RESIDENCES NEWTON | $3,075 psf | 287 | 340 | Freehold |
| WATTEN HOUSE | $3,236 psf | 179 | 180 | Freehold |
| SOLEIL @ SINARAN | $1,970 psf | 92 | 417 | 99 yrs lease commencing from 2006 |
| PEAK RESIDENCE | $2,489 psf | 90 | 90 | Freehold |
| AMARYLLIS VILLE | $1,899 psf | 71 | 311 | 99 yrs lease commencing from 1997 |
Final Verdict
District 10 — Tanglin/Holland
Pros & Cons
✓ Strengths
- Better walkability score (62.5/100)
- Higher average investment score (54.3)
- Higher gross rental yield (2.5%)
- More condos to choose from (441 developments)
✗ Considerations
- Higher average PSF ($2,202 psf)
- Older average stock (avg TOP 2004)
District 11 — Novena/Newton
Pros & Cons
✓ Strengths
- More affordable average PSF ($1,838 psf)
- Newer average stock (avg TOP 2005)
✗ Considerations
- Lower walkability score (60.3/100)
- Lower average investment score (52.3)
- Lower gross rental yield (1.9%)
- Fewer condos available (221 developments)
Frequently Asked Questions
Which is more affordable, District 10 — Tanglin/Holland or District 11 — Novena/Newton?
Is District 10 — Tanglin/Holland or District 11 — Novena/Newton better for families?
Which area is a better investment?
How current is this comparison data?
Methodology & Sources
This analysis covers all available transaction data for the compared neighbourhoods and is updated periodically as new URA data is published.
Transaction data sourced from URA.
- Property matched to areas by district + street keyword filtering.
- Transaction data from URA.
- Master plan context from URA Master Plan.
Median values used to minimize outlier impact. PSF = price per square foot.