Side-by-Side Comparison
| Metric | District 11 — Novena/Newton | District 12 — Toa Payoh/Balestier |
|---|---|---|
| Condo Count | 221 | 123 |
| Avg PSF | $1,838 psf | $1,498 psf |
| Median Price | $2,549,778 | $1,561,791 |
| Transaction Volume | 3,048 | 3,235 |
| Avg Walkability | 60.3/100 | 58.2/100 |
| Avg Investment Score | 52.3/100 | 48.8/100 |
| Avg TOP Year | 2005 | 2006 |
| Avg Gross Yield | 1.9% | 2.4% |
Price Analysis
District 12 — Toa Payoh/Balestier is the more affordable option, with an average PSF that is $340 psf (20.4%) lower than District 11 — Novena/Newton.
In terms of median transaction price, District 12 — Toa Payoh/Balestier also offers a lower entry point at $1,561,791 compared to $2,549,778.
Lifestyle & Accessibility
District 11 — Novena/Newton 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 12 — Toa Payoh/Balestier wins on price. District 11 — Novena/Newton wins on walkability. District 11 — Novena/Newton wins on investment score. District 12 — Toa Payoh/Balestier wins on rental yield.
Investment Potential
District 11 — Novena/Newton 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 12 — Toa Payoh/Balestier 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 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 |
Top 5 Condos in District 12 — Toa Payoh/Balestier
| Condo | Avg PSF | Transactions | Units | Tenure |
|---|---|---|---|---|
| THE ORIE | $2,730 psf | 740 | 52 | 99 yrs lease commencing from 2024 |
| EIGHT RIVERSUITES | $1,639 psf | 296 | 843 | 99 yrs lease commencing from 2011 |
| GEM RESIDENCES | $1,831 psf | 190 | 578 | 99 yrs lease commencing from 2015 |
| TREVISTA | $1,696 psf | 145 | 590 | 99 yrs lease commencing from 2008 |
| VERTICUS | $2,122 psf | 128 | 162 | Freehold |
Final Verdict
District 11 — Novena/Newton
Pros & Cons
✓ Strengths
- Better walkability score (60.3/100)
- Higher average investment score (52.3)
- More condos to choose from (221 developments)
✗ Considerations
- Higher average PSF ($1,838 psf)
- Lower gross rental yield (1.9%)
- Older average stock (avg TOP 2005)
District 12 — Toa Payoh/Balestier
Pros & Cons
✓ Strengths
- More affordable average PSF ($1,498 psf)
- Higher gross rental yield (2.4%)
- Newer average stock (avg TOP 2006)
✗ Considerations
- Lower walkability score (58.2/100)
- Lower average investment score (48.8)
- Fewer condos available (123 developments)
Frequently Asked Questions
Which is more affordable, District 11 — Novena/Newton or District 12 — Toa Payoh/Balestier?
Is District 11 — Novena/Newton or District 12 — Toa Payoh/Balestier 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.