Side-by-Side Comparison
| Metric | Novena | Bishan |
|---|---|---|
| Condo Count | 24 | 18 |
| Avg PSF | $1,905 psf | $1,483 psf |
| Median Price | $1,983,326 | $1,704,618 |
| Transaction Volume | 368 | 1,640 |
| Avg Walkability | 60.2/100 | 58.3/100 |
| Avg Investment Score | 52.2/100 | 66.2/100 |
| Avg TOP Year | 2008 | 2006 |
| Avg Gross Yield | 1.9% | 2.2% |
Price Analysis
Bishan is the more affordable option, with an average PSF that is $422 psf (24.9%) lower than Novena.
In terms of median transaction price, Bishan also offers a lower entry point at $1,704,618 compared to $1,983,326.
Lifestyle & Accessibility
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.
Bishan wins on price. Novena wins on walkability. Bishan wins on investment score. Bishan wins on rental yield.
Investment Potential
Bishan 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, Bishan 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 Novena
| Condo | Avg PSF | Transactions | Units | Tenure |
|---|---|---|---|---|
| PEAK RESIDENCE | $2,489 psf | 90 | 90 | Freehold |
| THOMSON 800 | $1,779 psf | 47 | 390 | Freehold |
| 368 THOMSON | $1,825 psf | 35 | 157 | — |
| CUBE 8 | $1,758 psf | 34 | 177 | Freehold |
| SKY@ELEVEN | $2,077 psf | 34 | 273 | Freehold |
Top 5 Condos in Bishan
| Condo | Avg PSF | Transactions | Units | Tenure |
|---|---|---|---|---|
| AMO RESIDENCE | $2,132 psf | 388 | 372 | 99 yrs lease commencing from 2021 |
| THE PANORAMA | $1,822 psf | 206 | 698 | 99 yrs lease commencing from 2013 |
| SKY VUE | $1,967 psf | 166 | 694 | 99-year leasehold |
| THE GARDENS AT BISHAN | $1,475 psf | 144 | 756 | 99 yrs lease commencing from 1997 |
| SKY HABITAT | $1,750 psf | 120 | 509 | 99 yrs lease commencing from 2011 |
Final Verdict
Novena
Pros & Cons
✓ Strengths
- Better walkability score (60.2/100)
- More condos to choose from (24 developments)
- Newer average stock (avg TOP 2008)
✗ Considerations
- Higher average PSF ($1,905 psf)
- Lower average investment score (52.2)
- Lower gross rental yield (1.9%)
Bishan
Pros & Cons
✓ Strengths
- More affordable average PSF ($1,483 psf)
- Higher average investment score (66.2)
- Higher gross rental yield (2.2%)
✗ Considerations
- Lower walkability score (58.3/100)
- Fewer condos available (18 developments)
- Older average stock (avg TOP 2006)
Frequently Asked Questions
Which is more affordable, Novena or Bishan?
Is Novena or Bishan better for families?
Which area is a better investment?
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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.