Side-by-Side Comparison
| Metric | District 11 — Newton/Novena | District 20 — Bishan/Ang Mo Kio |
|---|---|---|
| Condo Count | 221 | 88 |
| Avg PSF | $1,838 psf | $1,655 psf |
| Median Price | $2,549,778 | $2,575,019 |
| Transaction Volume | 3,048 | 3,534 |
| Avg Walkability | 60.3/100 | 56.9/100 |
| Avg Investment Score | 52.3/100 | 57.1/100 |
| Avg TOP Year | 2005 | 2005 |
| Avg Gross Yield | 1.9% | 2.2% |
Price Analysis
District 20 — Bishan/Ang Mo Kio is the more affordable option, with an average PSF that is $184 psf (10.5%) lower than District 11 — Newton/Novena.
In terms of median transaction price, District 11 — Newton/Novena also offers a lower entry point at $2,549,778 compared to $2,575,019.
Lifestyle & Accessibility
District 11 — Newton/Novena 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 20 — Bishan/Ang Mo Kio wins on price. District 11 — Newton/Novena wins on walkability. District 20 — Bishan/Ang Mo Kio wins on investment score. District 20 — Bishan/Ang Mo Kio wins on rental yield.
Investment Potential
District 20 — Bishan/Ang Mo Kio 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 20 — Bishan/Ang Mo Kio 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 — Newton/Novena
| 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 20 — Bishan/Ang Mo Kio
| Condo | Avg PSF | Transactions | Units | Tenure |
|---|---|---|---|---|
| AMO RESIDENCE | $2,132 psf | 388 | 372 | 99 yrs lease commencing from 2021 |
| JADESCAPE | $2,097 psf | 371 | 1,206 | 99 yrs lease commencing from 2018 |
| THE PANORAMA | $1,822 psf | 206 | 698 | 99 yrs lease commencing from 2013 |
| SKY VUE | $1,967 psf | 166 | 694 | 99-year leasehold |
| SEMBAWANG HILLS ESTATE | $1,931 psf | 161 | 34 | Freehold |
Final Verdict
District 11 — Newton/Novena
Pros & Cons
✓ Strengths
- Better walkability score (60.3/100)
- More condos to choose from (221 developments)
- Newer average stock (avg TOP 2005)
✗ Considerations
- Higher average PSF ($1,838 psf)
- Lower average investment score (52.3)
- Lower gross rental yield (1.9%)
District 20 — Bishan/Ang Mo Kio
Pros & Cons
✓ Strengths
- More affordable average PSF ($1,655 psf)
- Higher average investment score (57.1)
- Higher gross rental yield (2.2%)
✗ Considerations
- Lower walkability score (56.9/100)
- Fewer condos available (88 developments)
- Older average stock (avg TOP 2005)
Frequently Asked Questions
Which is more affordable, District 11 — Newton/Novena or District 20 — Bishan/Ang Mo Kio?
Is District 11 — Newton/Novena or District 20 — Bishan/Ang Mo Kio 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.