District 11 — spanning Novena, Watten Estate and Thomson — is Singapore's medical-and-schools crucible, trading at a median S$2,058 psf across 221 condos. Freehold stock near the GCB enclave commands S$2,500–S$3,200+ psf, while leasehold options closer to Novena MRT start from S$1,900 psf, making tenure selection the defining investment decision here.
Few postcodes in Singapore carry the weight of District 11. Stretching from the leafy bungalow lanes of Watten Estate to the gleaming towers flanking Novena MRT and the heritage kampung remnants tucked behind Upper Thomson Road, this district has long been shorthand for a very particular kind of ambition: the family that wants prestige schooling, world-class healthcare and Central Region convenience without sacrificing the sense of space that defines landed living.
At the top of the market sits Watten Estate — an enclave of low-rise freehold blocks and Good Class Bungalows surrounded by 33 of Singapore's 39 designated GCB Areas and shadowed by the canopy of Bukit Timah Nature Reserve. Closer to the expressway spine, Novena pulses with hospital traffic, specialist clinics and the commercial energy of United Square and Velocity. In between, Thomson retains a quiet residential dignity — wide roads, mature raintrees, and a steady supply of older freehold condominiums.
Two structural forces are repricing District 11 in the mid-2020s. The first is HealthCity Novena. What began as a 17-hectare masterplan anchored by Tan Tock Seng Hospital (1,700 beds) has graduated into Singapore's largest integrated healthcare campus. Phase 1 — incorporating the Integrated Care Hub (608 beds, 875,000 sq ft), the National Centre for Infectious Diseases, and a doubled-capacity National Skin Centre — reached substantial completion by 2023. In September 2025, Minister Ong Ye Kung launched Phase 2: a proposed Medical Tower adding approximately 600 acute beds, with MOH targeting an accelerated build cycle. MOH, September 2025.
The second force is the Thomson-East Coast Line. Stages 1 through 4 are operational (as of late 2025), placing Novena, Newton and Woodlands North on a single driverless spine. Stage 5 — connecting Bedok South and Sungei Bedok — is due in the second half of 2026, completing the full 43-station, 43-km line. LTA, 2026. For District 11 buyers, the connectivity premium is already banked: one-stop access to Orchard, three stops to the CBD interchange at Stevens, and direct interchange to the North-South Line at Woodlands.
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- 221 condos tracked in District 11 (CCR)
- Median PSF: $2,058 psf across 3,102 sales
- Median rent: $5,000/mo across 19,585 leases
- Estimated gross yield: 2.4%
- Segment: Core Central Region
District Overview
District 11 covers Watten Estate, Novena, Thomson, located in Singapore's Core Central Region (CCR). ShiokNest currently tracks 221 condominiums in this district.
Our database covers sales transactions from 2021 to 2026 and rental transactions from 2021 to 2026, sourced from URA REALIS.
Properties Tracked
| Name | Street | Tenure | Units | TOP |
|---|---|---|---|---|
| 1 MOULMEIN RISE | MOULMEIN RISE | — | 50 | 2003 |
| 10 EVELYN | EVELYN ROAD | — | 56 | 2021 |
| 10 SHELFORD | SHELFORD ROAD | — | 69 | 2014 |
| 18 SHELFORD | SHELFORD ROAD | — | 19 | 2011 |
| 21 SHELFORD | SHELFORD ROAD | — | 43 | — |
| 26 NEWTON | NEWTON ROAD | — | 180 | 2016 |
| 28 SHELFORD | SHELFORD ROAD | — | 36 | 1994 |
| 32 GILSTEAD | GILSTEAD ROAD | Freehold | 14 | 2024 |
| 35 GILSTEAD | GILSTEAD ROAD | — | 70 | 2021 |
| 368 THOMSON | THOMSON ROAD | — | 157 | 2014 |
| 6 DERBYSHIRE | DERBYSHIRE ROAD | — | 168 | 2017 |
| 8 BASSEIN | BASSEIN ROAD | — | 74 | 2015 |
| A*134 WATTEN ESTATE ROAD | WATTEN ESTATE ROAD | — | — | 1979 |
| ADAM GREEN | ADAM ROAD | — | 16 | 2013 |
| ADAM PARK CONDOMINIUM | ADAM ROAD | Freehold | 118 | 2004 |
| ADAM PLACE | ADAM ROAD | Freehold | 24 | 1992 |
| ADRIA | DERBYSHIRE ROAD | Freehold | 105 | 2013 |
| ALEGRIA | THOMSON ROAD | Freehold | 12 | 2005 |
| AMANINDA | THOMSON ROAD | Freehold | 70 | 2005 |
| AMARYLLIS VILLE | NEWTON ROAD | 99 yrs lease commencing from 1997 | 311 | 2004 |
| APLETON VIEW | SINARAN DRIVE | Freehold | 37 | 2005 |
| ASIMONT VILLAS | ASIMONT LANE | — | — | — |
| BARKER 9 | BARKER ROAD | Freehold | 6 | 2014 |
| BARKER TERRACES | BARKER ROAD | — | 13 | 2008 |
| BARKER VILLE | BARKER ROAD | Freehold | 8 | 2010 |
| BASSEIN COURT | BASSEIN ROAD | Freehold | 28 | 1993 |
| BIRMINGHAM MANSIONS | THOMSON ROAD | Freehold | 65 | 1998 |
| BUCKLEY 18 | BUCKLEY ROAD | Freehold | 49 | 2009 |
| BUCKLEY CLASSIQUE | BUCKLEY ROAD | Freehold | 64 | 2014 |
| BUCKLEY RESIDENCE | BUCKLEY ROAD | Freehold | 13 | 2008 |
| CALDECOTT HILL ESTATE | ANDREW ROAD | Freehold | — | — |
| CAMDEN PARK | CAMDEN PARK | Freehold | 12 | 1989 |
| CAPITOL PARK | CHEE HOON AVENUE | Freehold | — | 2022 |
| CASA MELWANI | SURREY ROAD | — | 8 | — |
| CASA PERLA | WATTEN ESTATE ROAD | — | — | — |
| CHANCERY CORNER | CHANCERY LANE | — | 7 | — |
| CHANCERY COURT | DUNEARN ROAD | — | 136 | 1981 |
| CHANCERY ESQUIRE | CHANCERY LANE | Freehold | 31 | 1996 |
| CHANCERY GROVE | CHANCERY LANE | — | 33 | 1996 |
| CHANCERY HILL VILLAS | CHANCERY HILL ROAD | Freehold | 14 | 2017 |
| CHANCERY LODGE | CHANCERY HILL ROAD | — | — | — |
| CHANCERY PARK | CHANCERY LANE | Freehold | 32 | 1991 |
| CITY EDGE | MOULMEIN RISE | Freehold | 49 | 2008 |
| CUBE 8 | THOMSON ROAD | Freehold | 177 | 2013 |
| D' IXORAS | MINBU ROAD | Freehold | 22 | — |
| D'CHATEAU @ SHELFORD | SHELFORD ROAD | Freehold | 31 | 2012 |
| D'EVELYN | EVELYN ROAD | Freehold | 24 | 2008 |
| DERBYSHIRE HEIGHTS | DERBYSHIRE ROAD | Freehold | 24 | 2004 |
| DUNEARN 386 | DUNEARN ROAD | Freehold | 35 | 2021 |
| DUNEARN ESTATE | BERRIMA ROAD | Freehold | — | 2021 |
| DUNEARN LODGE | DUNEARN ROAD | 99 yrs lease commencing from 1993 | 14 | 1999 |
| DUNEARN REGENCY | DUNEARN ROAD | — | 8 | — |
| DUNEARN SUITES | DUNEARN ROAD | Freehold | 26 | 2012 |
| ENCHANT?‰ | EVELYN ROAD | Freehold | 25 | 2022 |
| ENG AUN MANSION | THOMSON ROAD | Freehold | 10 | — |
| ENG AUN PARK | JALAN NOVENA | Freehold | — | 2022 |
| ESPANA | DYSON ROAD | — | 10 | — |
| EVELYN MANSIONS | EVELYN ROAD | Freehold | 40 | 1998 |
| FIVE CHANCERY | CHANCERY LANE | Freehold | 12 | 2011 |
| FYVE DERBYSHIRE | DERBYSHIRE ROAD | Freehold | 71 | 2021 |
| GENTLE REFLECTIONS | GENTLE ROAD | Freehold | 7 | 2009 |
| GENTLE VILLAS | GENTLE DRIVE | 99 yrs lease commencing from 1993 | 71 | 1996 |
| GILSTEAD 38 | GILSTEAD ROAD | Freehold | 23 | 2001 |
| GILSTEAD 68 | GILSTEAD ROAD | — | 9 | 2012 |
| GILSTEAD BROOKS | GILSTEAD ROAD | Freehold | 28 | 2005 |
| GILSTEAD COURT | GILSTEAD ROAD | Freehold | 3 | 1978 |
| GILSTEAD MANSION | GILSTEAD ROAD | Freehold | 3 | 1991 |
| GILSTEAD TWO | GILSTEAD ROAD | Freehold | 110 | 2014 |
| GLOUCESTER MANSIONS | NEWTON ROAD | Freehold | 61 | 2000 |
| GOLDHILL GARDEN | GOLDHILL RISE | Freehold | — | — |
| GOLDHILL GARDENS | GOLDHILL AVENUE | Freehold | — | — |
| GOLDHILL TOWERS | GOLDHILL AVENUE | Freehold | 50 | — |
| GREENDALE COURT | GREENDALE AVENUE | Freehold | — | — |
| GREENWOOD MEWS | GREENWOOD AVENUE | 103 yrs lease commencing from 2011 | — | — |
| GREENWOOD VILLAS | GREENWOOD WALK | Freehold | — | — |
| HILLCREST ARCADIA | ARCADIA ROAD | 99 yrs lease commencing from 1975 | 272 | 1980 |
| HILLCREST PARK | GREENDALE AVENUE | Freehold | — | 2021 |
| HILLCREST VILLA | HILLCREST ROAD | 99 yrs lease commencing from 2006 | 163 | 2010 |
| HILLS APARTMENT | GOLDHILL AVENUE | Freehold | 10 | 2006 |
| IKIGAI | SHREWSBURY ROAD | Freehold | 16 | 2022 |
| IRIDIUM | LINCOLN ROAD | Freehold | 45 | 2007 |
| KARTAR APARTMENTS | THOMSON ROAD | Freehold | — | — |
| KELLETT COURT | SHELFORD ROAD | Freehold | 43 | 1997 |
| KEW LODGE | KHEAM HOCK ROAD | Freehold | — | 1989 |
| KHEAM HOCK GARDENS | KHEAM HOCK ROAD | Freehold | 19 | 1988 |
| L'VIV | NEWTON ROAD | Freehold | 147 | 2014 |
| LA MAISON | MOULMEIN RISE | Freehold | 24 | 2000 |
| LA NOUVELLE | SHREWSBURY ROAD | — | 9 | 2005 |
| LA SUISSE | SWISS VIEW | 999 yrs lease commencing from 1878 | 105 | 1994 |
| LINCOLN SUITES | KHIANG GUAN AVENUE | Freehold | 175 | 2014 |
| LION TOWERS | ESSEX ROAD | Freehold | 52 | — |
| LORNIE 18 | LORNIE ROAD | Freehold | 18 | 2008 |
| LORNIE GARDENS | LORNIE WALK | Freehold | 14 | 1993 |
| LOTUS AT BARKER | BARKER ROAD | — | 9 | — |
| LUCIDA | SUFFOLK ROAD | Freehold | 62 | 2011 |
| LUXURY APARTMENTS | GILSTEAD ROAD | — | — | — |
| M21 | MANDALAY ROAD | Freehold | 61 | 2012 |
| MANDALAY MANSION | MINBU ROAD | Freehold | 25 | — |
| MANDALAY TOWERS | MANDALAY ROAD | Freehold | 56 | — |
| MANDALE HEIGHTS | MANDALAY ROAD | Freehold | 96 | 2004 |
| MEDGE | MINBU ROAD | Freehold | 44 | 2007 |
| METRORESIDENCES NEWTON | SURREY ROAD | — | 11 | — |
| MINBU COURT | MINBU ROAD | Freehold | 27 | — |
| MINBU VILLA | MINBU ROAD | Freehold | 34 | — |
| MIRO | LINCOLN ROAD | Freehold | 85 | 2012 |
| MONARCHY APARTMENTS | MANDALAY ROAD | Freehold | 39 | 1998 |
| MONTCLAIR @ WHITLEY | WHITLEY ROAD | Freehold | 10 | 2012 |
| MONTEBLEU | MINBU ROAD | Freehold | 151 | 2010 |
| MONTROSE TERRACE | MOUNT ROSIE ROAD | — | — | — |
| MORIMASA GARDENS | GILSTEAD ROAD | Freehold | 38 | 1993 |
| MOULMEIN COURT | MOULMEIN ROAD | Freehold | 18 | 1981 |
| MOULMEIN STUDIOS | MOULMEIN ROAD | — | 13 | — |
| MOUNT ROSIE GARDEN | GOLDHILL AVENUE | Freehold | 16 | 1983 |
| MOUNT ROSIE TERRACE | MOUNT ROSIE TERRACE | — | — | — |
| MOUNT ROSIE VILLAS | MOUNT ROSIE ROAD | — | — | — |
| MULBERRY TREE | MOULMEIN ROAD | Freehold | 32 | 2011 |
| NEU AT NOVENA | MOULMEIN RISE | Freehold | 87 | 2021 |
| NEWTON 18 | NEWTON ROAD | Freehold | 81 | 2004 |
| NEWTON 21 | NEWTON ROAD | Freehold | 69 | — |
| NEWTON GEMS | NEWTON ROAD | — | 190 | 2004 |
| NEWTON IMPERIAL | NEWTON ROAD | Freehold | 36 | 2011 |
| NEWTON LODGE | NEWTON ROAD | Freehold | 16 | — |
| NEWTON ONE | NEWTON ROAD | Freehold | 91 | 2009 |
| NEWTON SUITES | NEWTON ROAD | Freehold | 118 | 2007 |
| NINETEEN SHELFORD ROAD | SHELFORD ROAD | Freehold | 256 | 1997 |
| NOVELIS | SINARAN DRIVE | Freehold | 24 | 2008 |
| NOVENA COURT | JALAN NOVENA BARAT | Freehold | 12 | — |
| NOVENA GARDENS | THOMSON ROAD | — | 12 | — |
| NOVENA HILL | JALAN NOVENA | Freehold | 14 | — |
| NOVENA LODGE | JALAN MERLIMAU | Freehold | 66 | 1998 |
| NOVENA REGENCY | THOMSON ROAD | Freehold | 55 | 2017 |
| NOVENA SUITES | MOULMEIN ROAD | Freehold | 92 | 2004 |
| ONE AKYAB | AKYAB ROAD | Freehold | 19 | — |
| ORCHID APARTMENTS | ENG NEO AVENUE | Freehold | 14 | 1981 |
| ORCHID VILLAGE | VANDA CRESCENT | Freehold | — | 2021 |
| PARK INFINIA AT WEE NAM | LINCOLN ROAD | Freehold | 486 | — |
| PASADENA | DERBYSHIRE ROAD | Freehold | 36 | 2003 |
| PASTORAL VIEW | BASSEIN ROAD | — | 51 | 1986 |
| PAVILION 11 | AKYAB ROAD | Freehold | 180 | 2009 |
| PEAK RESIDENCE | THOMSON ROAD | Freehold | 90 | 2021 |
| PEPPERMINT GROVE | NEWTON ROAD | — | 15 | 1997 |
| POINT LOMA | SHELFORD ROAD | — | 12 | 1984 |
| PULLMAN RESIDENCES NEWTON | DUNEARN ROAD | Freehold | 340 | 2021 |
| RAFFLES PARK | ASH GROVE | Freehold | — | — |
| RESIDENCES @ EVELYN | EVELYN ROAD | Freehold | 208 | 2007 |
| RESIDENCES @ NOVENA | JALAN NOVENA | 99 yrs lease commencing from 2000 | — | — |
| ROCHELLE AT NEWTON | KENG LEE ROAD | 99 yrs lease commencing from 2008 | 129 | 2012 |
| ROSEVALE | LINCOLN ROAD | Freehold | 32 | 2003 |
| ROSIE VIEW | MOUNT ROSIE ROAD | Freehold | — | — |
| SANCTUARY@NEWTON | SURREY ROAD | Freehold | 38 | 2023 |
| SANNY PARK | MERRYN AVENUE | Freehold | — | — |
| SETIA RESIDENCES | EVELYN ROAD | Freehold | 24 | 2004 |
| SHELFORD 23 | SHELFORD ROAD | Freehold | 33 | 2012 |
| SHELFORD GREEN | SHELFORD ROAD | Freehold | 33 | 1983 |
| SHELFORD MANSIONS | SHELFORD ROAD | Freehold | 12 | 1988 |
| SHELFORD REGENCY | SHELFORD ROAD | Freehold | 56 | 1998 |
| SHELFORD SUITES | SHELFORD ROAD | Freehold | 77 | 2011 |
| SHELFORD VIEW | SHELFORD ROAD | Freehold | 20 | 1985 |
| SKY@ELEVEN | THOMSON LANE | Freehold | 273 | — |
| SOLEIL @ SINARAN | SINARAN DRIVE | 99 yrs lease commencing from 2006 | 417 | 2011 |
| ST RESIDENCES NOVENA | MOULMEIN ROAD | — | 16 | — |
| STRATA | ESSEX ROAD | Freehold | 100 | 2006 |
| SUFFOLK PREMIER | SUFFOLK ROAD | Freehold | 41 | — |
| SUITES @ NEWTON | SURREY ROAD | Freehold | 67 | 2016 |
| SUITES @ SHREWSBURY | SHREWSBURY ROAD | Freehold | 15 | 2013 |
| SUITES @ SURREY | SURREY ROAD | Freehold | 20 | 2008 |
| SURREY 21 | SURREY ROAD | — | 10 | — |
| SURREY COURT | SURREY ROAD | — | 18 | — |
| SURREY POINT | SURREY ROAD | Freehold | — | — |
| SWISS CLUB PARK | SWISS CLUB ROAD | Freehold | — | — |
| SWISS VALLEY | SWISS CLUB ROAD | — | — | — |
| TAN TONG MENG TOWER | THOMSON ROAD | Freehold | 35 | 1977 |
| TEN @ SUFFOLK | SUFFOLK ROAD | Freehold | 37 | 2007 |
| THE ANSLEY | MANDALAY ROAD | Freehold | 100 | 2004 |
| THE ARCADIA | ARCADIA ROAD | 99 yrs lease commencing from 1979 | 164 | 1983 |
| THE ARMADALE | GILSTEAD ROAD | Freehold | 43 | 2000 |
| THE AXIS | MANDALAY ROAD | Freehold | 52 | 2010 |
| THE CHANCERY RESIDENCE | CHANCERY LANE | 99 yrs lease commencing from 2004 | 34 | 2006 |
| THE COMPASS AT CHANCERY | CHANCERY HILL ROAD | — | 23 | — |
| THE GILSTEAD | GILSTEAD ROAD | — | — | — |
| THE GLYNDEBOURNE | TREVOSE CRESCENT | Freehold | 150 | 2014 |
| THE GREENWOOD | GREENWOOD AVENUE | Freehold | 54 | 2011 |
| THE HUNTINGTON | MOULMEIN ROAD | Freehold | 42 | 2000 |
| THE LINC | LINCOLN ROAD | Freehold | 51 | 2006 |
| THE LINCOLN MODERN | LINCOLN ROAD | Freehold | 56 | 2003 |
| THE LINCOLN RESIDENCES | SURREY ROAD | Freehold | 99 | 2012 |
| THE PARK VALE | PARK VALE | 999 yrs lease commencing from 1874 | 40 | 1997 |
| THE RESIDENCES AT BARKER | BARKER ROAD | — | — | — |
| THE SENTINEL | SURREY ROAD | — | 14 | — |
| THE SHELFORD | SHELFORD ROAD | Freehold | 215 | 2005 |
| THE SPINNAKER | SUFFOLK ROAD | Freehold | 36 | 2000 |
| THE SPRINGS | MOULMEIN RISE | Freehold | 62 | 2003 |
| THE THOMSON DUPLEX | THOMSON ROAD | — | 6 | 2010 |
| THE TREVOSE | TREVOSE CRESCENT | 99 yrs lease commencing from 1996 | 142 | 2001 |
| THE WHITLEY RESIDENCES | WHITLEY ROAD | Freehold | — | — |
| THOMSON 800 | THOMSON ROAD | Freehold | 390 | — |
| THOMSON EURO-ASIA | THOMSON ROAD | Freehold | 136 | — |
| THOMSON VALE | THOMSON ROAD | — | 10 | — |
| THREE BUCKLEY | BUCKLEY ROAD | Freehold | 11 | — |
| TREASURE LOFT | SHREWSBURY ROAD | Freehold | 8 | — |
| TREVOSE 12 | TREVOSE CRESCENT | — | — | — |
| TREVOSE PARK | TREVOSE CRESCENT | Freehold | 150 | — |
| TREVOSE PLACE | LORONG HALWA | — | — | — |
| TRILIGHT | NEWTON ROAD | Freehold | 205 | — |
| TUDOR TEN | TUDOR CLOSE | Freehold | — | — |
| TUDOR VIEW | TUDOR CLOSE | — | — | — |
| UNIVERSITY PARK | UNIVERSITY WALK | 99 yrs lease commencing from 1994 | 44 | 1997 |
| VILLA CHANCERITA | CHANCERY HILL ROAD | — | 15 | 1992 |
| VILLA CHANCERY | CHANCERY LANE | Freehold | 26 | — |
| VILLA DES FLORES | WHITLEY ROAD | Freehold | 41 | 1985 |
| VILLAS @ GILSTEAD | GILSTEAD ROAD | Freehold | 18 | 2010 |
| VISIN APARTMENTS | SURREY ROAD | — | — | — |
| VIVA | SUFFOLK WALK | Freehold | 235 | 2012 |
| WATTEN ESTATE | DUNEARN ROAD | Freehold | 104 | 2023 |
| WATTEN ESTATE CONDOMINIUM | SHELFORD ROAD | Freehold | 104 | 1983 |
| WATTEN HILL | WATTEN ESTATE ROAD | Freehold | 70 | 1977 |
| WATTEN HOUSE | SHELFORD ROAD | Freehold | 180 | 2023 |
| WATTEN RESIDENCES | WATTEN RISE | Freehold | 59 | 2012 |
| WHITLEY VILLAS | WHITLEY ROAD | Freehold | 10 | 2012 |
| WHITLEYVILLE | WHITLEY ROAD | Freehold | — | — |
| ZEDGE | Akyab Road | Freehold | 102 | 2010 |
Sales Market Analysis
| Type | Transactions | Avg Price | Avg PSF |
|---|---|---|---|
| Studio | 198 | $1,192,973 | $2,583 psf |
| 1-Bed | 348 | $1,482,621 | $2,359 psf |
| 2-Bed | 438 | $1,704,792 | $2,041 psf |
| 3-Bed | 787 | $2,500,029 | $2,207 psf |
| 4-Bed | 598 | $3,519,208 | $2,227 psf |
| 5-Bed | 733 | $8,079,151 | $1,829 psf |
| Month | Volume | Avg PSF |
|---|---|---|
| 2025-05 | 25 | $2,475 psf |
| 2025-06 | 45 | $2,104 psf |
| 2025-07 | 36 | $2,208 psf |
| 2025-08 | 38 | $2,162 psf |
| 2025-09 | 38 | $1,997 psf |
| 2025-10 | 47 | $2,202 psf |
| 2025-11 | 31 | $2,204 psf |
| 2025-12 | 32 | $2,021 psf |
| 2026-01 | 31 | $2,181 psf |
| 2026-02 | 37 | $2,160 psf |
| 2026-03 | 34 | $2,307 psf |
| 2026-04 | 33 | $2,160 psf |
From 2021 to 2026, average PSF in District 11 has appreciated by 22.6% (~4.5% annualized).
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 710 | $1,796 psf | — |
| 2022 | 641 | $2,110 psf | ↑ 17.5% |
| 2023 | 690 | $2,476 psf | ↑ 17.3% |
| 2024 | 458 | $2,178 psf | ↓ 12.0% |
| 2025 | 468 | $2,147 psf | ↓ 1.4% |
| 2026 | 135 | $2,202 psf | ↑ 2.5% |
Top Performing Condos
| # | Condo | Avg PSF | Avg Price | Sales |
|---|---|---|---|---|
| 1 | 32 GILSTEAD | $3,484 psf | $14,559,380 | 14 |
| 2 | WATTEN HOUSE | $3,236 psf | $5,728,609 | 179 |
| 3 | PULLMAN RESIDENCES NEWTON | $3,074 psf | $2,529,188 | 288 |
| 4 | ENG AUN PARK | $2,820 psf | $6,674,965 | 9 |
| 5 | ENCHANT?‰ | $2,807 psf | $3,169,049 | 25 |
| # | Condo | Sales | Avg PSF |
|---|---|---|---|
| 1 | PULLMAN RESIDENCES NEWTON | 288 | $3,074 psf |
| 2 | WATTEN HOUSE | 179 | $3,236 psf |
| 3 | SOLEIL @ SINARAN | 92 | $1,970 psf |
| 4 | PEAK RESIDENCE | 90 | $2,489 psf |
| 5 | AMARYLLIS VILLE | 72 | $1,903 psf |
Rental Market Analysis
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 3,682 | $8,069/mo | $1,800/mo | $106,000/mo |
| 1-Bed | 2,990 | $3,140/mo | $1,725/mo | $6,000/mo |
| 2-Bed | 5,912 | $4,603/mo | $1,300/mo | $16,000/mo |
| 3-Bed | 5,279 | $6,026/mo | $1,400/mo | $30,400/mo |
| 4-Bed | 1,656 | $9,169/mo | $2,200/mo | $30,000/mo |
| 5-Bed | 64 | $13,297/mo | $4,300/mo | $23,500/mo |
| 6-Bed | 2 | $13,750/mo | $12,500/mo | $15,000/mo |
Investment Outlook
| Type | Avg Price | Avg Rent | Est. Gross Yield |
|---|---|---|---|
| Studio | $1,192,973 | $8,069/mo | 8.12% |
| 1-Bed | $1,482,621 | $3,140/mo | 2.54% |
| 2-Bed | $1,704,792 | $4,603/mo | 3.24% |
| 3-Bed | $2,500,029 | $6,026/mo | 2.89% |
| 4-Bed | $3,519,208 | $9,169/mo | 3.13% |
| 5-Bed | $8,079,151 | $13,297/mo | 1.97% |
Estimated gross yields are calculated from average sale prices and average monthly rents. Actual net yields will vary after accounting for maintenance fees, property tax, agent commissions, and vacancy periods.
The headline median of S$2,058 psf across District 11's 221 condos and 3,102 transactions masks a three-tier price ladder.
Watten Estate (freehold premium tier): The benchmark is Watten House by UOL and Singland — 180 large-format units across eight low-rise blocks on a 220,000 sq ft freehold site. At launch in November 2023, 57% of units sold on day one at an average of S$3,230 psf, with 96% of buyers being Singaporeans or PRs. Older freehold projects in the enclave trade in the S$2,500–S$2,800 psf band.
Novena (leasehold mid-tier): Leasehold condos aged 5–10 years transact around S$1,363–S$1,896 psf depending on remaining lease, while newer uncompleted or recently completed freehold stock in the Novena belt runs S$2,525–S$3,128 psf, per SquareFoot Research. Pavilion 11 on Lincoln Road averaged S$2,127 psf over the past 12 months. Rental yields are competitive: 8 Bassein registered a 5.2% rental yield in 2025 with 41 rental transactions, reflecting the medical-hub rental catchment.
Thomson (value-freehold tier): Upper Thomson Road carries a different buyer — typically upgraders seeking space over status. Older freehold condos here offer the widest discount to intrinsic land value in the district. Trevose Park recorded a S$3.427 million gain on a 24-year hold in March 2026.
School premium: Proximity to the ACS family (ACS Primary on Barker Road), SCGS (Claymore), and the Methodist Girls' School cluster generates a documented location premium in Singapore's Phase 2 primary school registration framework. District 11 concentrates more such schools per square kilometre than any other CCR district.
- Map your school radius first. Before shortlisting any unit, plot the walking distance from the front door to your target primary school's main gate on OneMap. Phase 2B (1–2 km) and Phase 2A(2) (under 1 km) balloting priorities can swing allocation odds significantly. MOE Primary 1 Registration.
- Decide tenure before you browse listings. District 11 splits sharply: freehold stock is thinly supplied and rarely re-listed at reduced prices; leasehold stock near Novena MRT offers better entry PSF but carries lease-decay and bank-financing risk past 2050.
- Run a gross-yield check on Novena leasehold units. The medical-hub rental pool is professional and long-term. Units in the S$1.9–2.1 million range are currently the sweet spot for individual investors targeting the healthcare-worker rental segment.
- Factor in HealthCity Phase 2 construction timelines. The proposed TTSH Medical Tower will involve years of construction activity along Moulmein Road and Irrawaddy Road. Units with direct line-of-sight exposure may face short-term nuisance.
- Use the TEL's full-line completion in H2 2026 as a pricing reference point. The remaining uplift potential lies in cross-island connectivity as Stage 5 cements TEL's network utility.
Frequently Asked Questions
What is the average PSF in District 11?
Is District 11 in CCR, RCR, or OCR?
What are the best condos in District 11?
What is the rental yield in District 11?
How many condos are in District 11?
Which primary schools are within 1 km of District 11 condos?
The main catchment schools include Anglo-Chinese School (Primary) on Barker Road, Singapore Chinese Girls' School (Primary) on Emerald Hill Road, and St Joseph's Institution Junior on Essex Road. Methodist Girls' School (Primary) on Blackmore Drive is also reachable from the Watten-Bukit Timah fringe. Each year's 1 km boundary is verified via MOE's e-portal.
What is the price difference between freehold and leasehold condos in District 11?
As of mid-2026, uncompleted or newly completed freehold condos average approximately S$3,128 psf, while freehold projects aged 5–10 years average S$2,525 psf and those above 10 years approximately S$1,943 psf. Leasehold condos aged 5–10 years trade around S$1,363 psf and older leasehold around S$1,896 psf. The freehold premium is most pronounced in Watten Estate, where Watten House achieved S$3,230 psf at launch in 2023.
Which MRT stations serve District 11 and how does the Thomson-East Coast Line help?
District 11 is served by Novena (TEL/NSL interchange), Newton (TEL/NSL interchange), and Stevens (TEL/DTL interchange). The Thomson-East Coast Line Stages 1–4 are fully operational, meaning residents can travel one stop south to Orchard or connect directly to the CBD via Stevens without a cross-platform transfer at Dhoby Ghaut. Stage 5 — adding Bedok South and Sungei Bedok — is due in H2 2026.
What are the top condos to consider in District 11 for long-term holding?
For freehold conviction plays, Watten House (UOL/Singland, 2023, 180 units, S$3,230 psf average launch) offers the purest GCB-adjacent exposure. Older freehold projects such as Trevose Park and Chatsworth Park along Thomson Road have demonstrated multi-million-dollar capital gains over 20+ year holds. In the Novena mid-market, Pavilion 11 on Lincoln Road offers established freehold at S$2,026–S$2,255 psf. For yield-focused investors, 8 Bassein achieved a 5.2% gross yield in 2025.
Is District 11 considered Core Central Region (CCR) and what does that mean for foreigners?
Yes. District 11 falls entirely within the Core Central Region as defined by URA. Since April 2023, foreign purchasers pay 60% ABSD on the purchase price. Singapore Citizens buying their first residential property pay 0% ABSD; PRs pay 5% on a first purchase. Watten House's November 2023 launch saw 96% of buyers being Singapore Citizens or PRs.
How does Mount Pleasant and the GCB belt affect condo pricing in Watten Estate?
Watten Estate is embedded within what is informally Singapore's densest concentration of Good Class Bungalow Areas — 33 of Singapore's 39 GCB zones are located within or immediately adjacent to the Bukit Timah planning area. GCB plots are restricted to Singapore Citizens only and rarely transact, creating a structural floor under land values across the entire precinct. The adjacency to Bukit Timah Nature Reserve adds a non-monetisable liveability premium that has historically insulated this sub-zone from the deepest drawdowns.
Methodology & Sources
Figures below are drawn from 2021 to 2026 and revised periodically as new data is published.
Transaction data sourced from URA REALIS.
- Gross yield estimates assume no vacancy, maintenance fees, or taxes.
- View area maps and nearby amenities on OneMap.
- Check stamp duty rates at IRAS BSD and IRAS ABSD.
We report medians (not means) so a single outlier transaction cannot skew district-level figures. PSF = price per square foot.