26 Newton
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Overview & Key Facts
26 Newton is a 180-unit condominium developed by Novelty Corp Pte Ltd, a subsidiary of the Novelty Group — a Singapore-based developer with a portfolio of boutique luxury projects in prime districts. The development was designed by JGP Architecture, a Singapore-headquartered practice established in 1985 with regional offices across Asia, known for its work on mid-rise and high-rise residential projects. 26 Newton comprises a single 26-storey tower at 26 Newton Road, completed in 2016 with a 99-year leasehold tenure from 1996, leaving approximately 89 years on the lease as of 2026.
The development occupies a narrow but well-positioned site along Newton Road in the heart of District 11, one of Singapore’s most established residential precincts. The single-tower design places parking across the first four levels, with residential units spanning levels 5 to 26 and a dedicated 14th-floor sky terrace housing the primary recreational facilities — an efficient use of a constrained site that delivers elevated communal spaces with city views. The unit mix is exclusively compact: 1-bedroom units (474–484 sqft), 2-bedroom units (560–614 sqft), 2-bedroom + study units (775 sqft), and a small collection of PES and penthouse configurations ranging up to 1,539 sqft. There are no 3-bedroom or larger units — a deliberate positioning toward singles, couples, and small households rather than families.
With 51 sale transactions recorded and an average price of approximately S$1,560,000 (median S$1,750,000), 26 Newton sits in the accessible tier of District 11 pricing — driven by its compact unit sizes rather than low PSF. The 12-month average PSF of S$2,198 positions it below the premium CCR new launches but competitive for a completed development with immediate occupancy. The buyer profile — 69.1% Singaporean, 15.2% PR, 15.7% foreigner — reflects a mix of owner-occupiers and investors drawn by the dual MRT proximity and the Newton/Novena amenity belt. With 432 rental transactions on record, 26 Newton has established itself as a proven rental performer in the corridor — a function of its compact units, central location, and proximity to the Novena Medical Hub and Newton food precinct.
Location & Connectivity
26 Newton’s defining locational asset is its equidistance between two MRT stations on Singapore’s North-South Line. Newton MRT (NS21/DT10) is approximately 440 metres away — a 5 to 6 minute walk — and crucially serves as a dual interchange between the North-South Line and the Downtown Line. This gives residents direct access to both the Orchard–City Hall–Raffles Place CBD corridor (NSL) and the Bukit Timah–Bayfront–Expo corridor (DTL) without transfers. Novena MRT (NS20) is approximately 580 metres in the opposite direction, providing an alternative access point and proximity to the Novena commercial cluster. For a District 11 address, this level of dual-line MRT connectivity is exceptional and a genuine differentiator from competitors further from interchange stations.
For drivers, Newton Road connects directly to the Bukit Timah corridor and provides quick access to the Central Expressway (CTE) and Pan-Island Expressway (PIE) via nearby interchanges. Orchard Road is a 5-minute drive; the CBD is reachable in 10–15 minutes in off-peak conditions. The immediate neighbourhood straddles two distinct characters: the Newton Road frontage is urban and active, with the famous Newton Food Centre approximately 500 metres away, while the opposite side of Newton Road is lined with low-rise landed properties, providing visual relief and a sense of spaciousness unusual for a high-rise corridor.
Everyday amenities are genuinely walkable. United Square shopping mall (Cold Storage, food court, enrichment centres) is approximately 600 metres away. Novena Square and Square 2 (NTUC FairPrice, Starbucks, retail) are under 700 metres. The Novena Medical Hub — anchored by Tan Tock Seng Hospital and numerous specialist clinics — is within a 10-minute walk, making 26 Newton particularly attractive to medical professionals and healthcare workers. The walkability score of 75/100 accurately reflects a neighbourhood where daily essentials, dining, transit, and healthcare are all reachable on foot — a meaningful quality-of-life advantage over suburban alternatives.
Schools & Education
4 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| St. Margaret's Primary School | primary | Within 1 km |
| St. Margaret's Secondary School | secondary | Within 1 km |
| Singapore Chinese Girls' School (Primary) | primary | Within 1 km |
| Anglo-Chinese School (Primary) | primary | Within 1 km |
| CHIJ Our Lady Queen of Peace | primary | Within 1 km |
| St. Joseph's Institution | secondary | ~1.1 km |
| St. Anthony's Primary School | primary | ~1.2 km |
| ACS (Junior) | primary | ~1.2 km |
Facilities
26 Newton’s facilities are concentrated across two tiers: ground-level amenities and the signature 14th-floor sky terrace. The sky terrace is the development’s centrepiece, housing a lap pool and sky pool with panoramic views over the Newton corridor and city skyline — a design decision that transforms what would otherwise be a mid-floor mechanical level into the development’s most memorable communal space. Cabanas line the pool deck, and the sky gym occupies the same level, offering an elevated workout experience. For a 180-unit single-tower development, the sky terrace delivers a sense of exclusivity that ground-level pools in denser developments cannot replicate.
At ground level, a wading pool, BBQ pavilion, and children’s playground serve the more functional recreational needs. A function room provides communal entertaining space. The landscaped entrance and arrival experience are well-maintained, reflecting a management committee that has kept the common areas in good condition nearly a decade after TOP. Residents have noted the pool-to-unit ratio positively — with the split between the sky pool and ground-level wading pool, crowding is rarely an issue even on weekends.
“Very convenient, very centrally located, and very new-ish compared to the neighbouring developments. It has most of what you need from a condominium perspective.”
— Resident review via PropertyGuru
What 26 Newton omits is worth noting honestly. There is no tennis court, no dedicated gymnasium building (the sky gym is compact), no clubhouse or function suite beyond the basic function room, and no concierge service. For 180 units in District 11, the facility breadth is modest — adequate for the compact-unit demographic (singles, couples, small households) but noticeably thinner than what larger CCR developments at similar PSF levels offer. The sky terrace concept partially compensates through quality of experience over quantity of facilities, but buyers coming from 300+ unit developments with full-spectrum amenities will notice the difference. The facilities package earns its rating through the sky terrace’s design appeal and the well-maintained grounds, not through comprehensiveness.
Unit Sizes & Layout
26 Newton is a compact-unit development — a characteristic that defines both its appeal and its limitations. The entire 180-unit inventory comprises 1-bedroom and 2-bedroom configurations only: 1-bedroom units at 474–484 sqft (72 units), 2-bedroom units at 560–614 sqft (36 units), 2-bedroom + study at 775 sqft (54 units), and a small collection of PES ground-floor units and penthouses in 1-bed and 2-bed formats (up to 1,539 sqft). This unit mix is deliberately calibrated for the rental and investment market — compact quantum, high PSF, strong rental demand from the Novena medical hub and CBD commuter catchment.
Interior specifications reflect the development’s luxury positioning within the compact format. Kitchens are fitted with Bontempi cabinets and Scholtes appliances, while bathrooms feature Gessi and Villeroy & Boch fixtures. A LEMA storage system and Jung KNX intelligent home automation (controlling lighting and air-conditioning) are standard across all units — a specification level that was ahead of its time at the 2016 completion date and remains competitive among newer launches. The material quality is genuine and has aged well over the development’s first decade, though some residents have noted that the execution does not uniformly match the specification sheet.
The profitability score of 25/100 deserves honest unpacking. This low score reflects the fundamental economics of compact CCR units at high PSF: while the absolute quantum is accessible (S$1.19M average for recent transactions), the PSF of S$2,198 leaves limited upside for capital appreciation in a market where the PSF trend has been essentially flat over recent years (S$2,122 → S$2,240 → S$2,237 → S$2,208 → S$2,226). Buyers purchasing at current levels should underwrite the investment thesis on rental yield (2.33% gross, competitive for CCR) and holding convenience rather than expecting meaningful capital gains. The compact format is a rental asset — 432 rental transactions confirm deep tenant demand — but not a capital growth vehicle in the current cycle.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 0 BR | 13 | $2,175 | $1,040,846 |
| 1 BR | 8 | $2,282 | $1,323,350 |
| 2 BR | 29 | $2,284 | $1,786,193 |
| 3 BR | 2 | $1,796 | $2,051,000 |
| 4 BR | 1 | $1,829 | $2,520,000 |
Pricing & Market Position
Based on 53 recorded transactions, sale prices range from $988,000 to $2,520,000, averaging $1,557,347 (~$2,153 psf).
Rents range from $2,300 to $6,800 per month across 441 rental transactions. Current rental yield sits at approximately 2.3%.
Price Appreciation
From 2021 to 2026, the average PSF has declined by 8.1% (from $2,269 to $2,086 psf).
Neighbourhood Comparison
26 Newton’s most direct comparable is Soleil @ Sinaran at S$1,970 psf (99-year leasehold, 417 units) — a larger development approximately 800 metres away on Sinaran Drive. Soleil offers a broader facilities package befitting its 417-unit scale (full-size pool, tennis court, gymnasium, function rooms) and proximity to Novena MRT, but sits further from Newton MRT interchange. The S$228 psf premium for 26 Newton over Soleil reflects the dual-MRT advantage and the newer vintage (2016 vs 2011), though Soleil’s larger unit formats and more comprehensive facilities make it the better choice for families who prioritise indoor space and amenity breadth over interchange proximity.
Amaryllis Ville at S$1,899 psf (99-year leasehold, 311 units) is an older development on Newton Road itself, trading at a S$299 psf discount. The gap reflects Amaryllis Ville’s 2001 vintage and ageing facilities, though it offers considerably larger unit formats. For buyers who need 3-bedroom space at District 11 pricing, Amaryllis Ville fills a gap that 26 Newton’s exclusively compact mix cannot serve. The leasehold comparison is instructive: Amaryllis Ville at ~75 years remaining versus 26 Newton at ~89 years illustrates how the 14-year lease differential translates to a meaningful PSF discount in an area where lease decay is a genuine consideration.
The freehold competitors — Pullman Residences Newton at S$3,075 psf and Peak Residence at S$2,489 psf — occupy a fundamentally different segment. At 40–50% PSF premiums over 26 Newton, these developments offer freehold title that eliminates lease decay risk entirely, new-build specifications, and larger unit formats. For buyers with the budget to access freehold D11, the long-term wealth preservation argument is compelling. But 26 Newton’s value proposition is not competing with freehold — it is offering the most MRT-connected compact entry into District 11 at a quantum (S$1.19M average recent sale) that freehold alternatives simply cannot match. The choice is philosophical: lease-adjusted affordability with 26 Newton, or freehold certainty at 2× the quantum with Pullman or Peak.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| 26 NEWTON | 2016 | 180 | $2,153 | |
| PULLMAN RESIDENCES NEWTON | Freehold | 2021 | 340 | $3,074 |
| WATTEN HOUSE | Freehold | 2023 | 180 | $3,236 |
| SOLEIL @ SINARAN | 99 yrs lease commencing from 2006 | 2011 | 417 | $1,970 |
| PEAK RESIDENCE | Freehold | 2021 | 90 | $2,489 |
| AMARYLLIS VILLE | 99 yrs lease commencing from 1997 | 2004 | 311 | $1,903 |
Lease Decay Analysis
The 99-year lease runs from 2016, meaning approximately 10 years have already been consumed. Roughly 89 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~89 years | Full bank financing available |
| 2046 | ~69 years | CPF usage still unrestricted for most buyers |
| 2055 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2075 | ~39 years | Significant financing restrictions for next buyer |
| 2115 | Expiry | Lease reverts to state |
For a buyer purchasing today with a 10-year horizon (exit around 2036), the lease situation is essentially a non-issue — you’d be selling a property with ~79 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates 26 NEWTON across multiple dimensions.
What Residents Say
“Very convenient, very centrally located, and very new-ish compared to the neighbouring developments. It has most of what you need from a condominium perspective. There are 2 lap pools, and one is private — great for hosting events or barbecues with direct pool access.”
— Resident review via PropertyGuru
“The balcony is unnecessarily large compared to the interior of the units. The 1BR is very small for two. All units are somewhat overlooked. I’d say it’s a place you’d rent rather than buy.”
— Resident feedback via PropertyGuru
“The sky terrace on the 14th floor is genuinely impressive — the view over the city makes the pool experience feel elevated, literally and figuratively. For a condo this size, the facilities are compact but well-maintained. Newton Food Centre being a five-minute walk is an underrated daily convenience.”
— Resident discussion via 99.co
Resident sentiment at 26 Newton consistently divides along a clear axis: location enthusiasts versus quality sceptics. The location scores — transport links 4.4/5, nearby amenities 4.4/5, and management 4.6/5 on PropertyGuru — confirm that residents genuinely value the dual-MRT proximity, the Newton/Novena amenity belt, and the responsive management. However, the interior/unit score of 3.0/5 and common areas score of 3.2/5 reflect a more critical assessment of the physical product: balcony proportions that frustrate compact-unit living, fit-and-finish quality that some residents feel falls short of the District 11 price tag, and a sense of being overlooked from adjacent buildings. The development rates 3.9/5 on PropertyGuru (5 reviews) and 4.3/5 on 99.co (3 reviews) — solidly above average but not enthusiastic. The recurring pattern is residents who love where they live but wish the unit they live in were executed to a higher standard. For tenants, this is a minor consideration; for owner-occupiers investing S$1.5M+, it is worth inspecting units in person before committing.
Strengths & Weaknesses
- Newton MRT dual interchange (NSL + DTL) just 440m away — exceptional two-line connectivity for District 11
- Novena MRT 580m in opposite direction — rare dual-station access on foot
- Strong school cluster: St Margaret's Primary 0.36km, SCGS Primary 0.59km, ACS Junior 0.69km, SJI 1.07km
- Proven rental demand with 432 rental transactions — deep tenant pool from Novena Medical Hub and CBD commuters
- Walkability score 75/100 — Newton Food Centre, United Square, Novena Square all within walking distance
- 14th-floor sky terrace with lap pool and city views — elevated communal experience for a single-tower development
- Accessible District 11 quantum: average S$1.19M recent sale price — entry-level CCR pricing
- Premium interior specification: Gessi, Villeroy & Boch, Bontempi, Scholtes, Jung KNX home automation
- Single 26-storey tower design — fewer units per floor, more identity than mass-market developments
- Management rated 4.6/5 by residents — well-maintained common areas nearly a decade after TOP
- Profitability score 25/100 — flat PSF trend ($2,122→$2,240→$2,237→$2,208→$2,226) limits capital appreciation
- Compact units only (1BR 474sqft, 2BR 560sqft) — not suitable for families needing 3+ bedrooms
- Balconies disproportionately large relative to interior space — reduces usable indoor area in already-compact units
- 99-year leasehold with 89 years remaining — will cross the critical 75-year threshold in ~14 years, affecting financing
- Interior/unit quality rated 3.0/5 by residents — fit-and-finish execution questioned for the price point
- No tennis court, no clubhouse, no concierge — facilities breadth modest for CCR pricing
- Units face potential overlooking from adjacent developments — privacy limited on lower floors
- Gross yield 2.33% — competitive for CCR but below suburban alternatives
- Newton Road traffic noise affects road-facing units despite double glazing
- En-bloc score 40/100 — lease not yet in urgency zone; no collective sale catalyst in the near term
Verdict
26 Newton is a location play first and foremost — and the location genuinely delivers. The 440-metre walk to Newton MRT dual interchange (NSL + DTL) is the single most compelling feature: it gives residents two-line connectivity that most District 11 condominiums cannot match. Combined with the 580-metre walk to Novena MRT, the walkability score of 75, and the proximity to Newton Food Centre, the Novena Medical Hub, and multiple shopping malls, the address punches above its weight for daily liveability. The school cluster (St Margaret’s Primary 0.36 km, SCGS Primary 0.59 km, ACS Junior 0.69 km) adds a layer of value that transcends market cycles.
The competitive landscape reveals 26 Newton’s positioning clearly. Soleil @ Sinaran (S$1,970 psf, 99-year leasehold, 417 units) is the closest comparable — a larger development with broader facilities but a less precise MRT position. Amaryllis Ville (S$1,899 psf, 99-year leasehold, 311 units) trades at a discount that reflects its older vintage and less immediate MRT access. On the freehold side, Pullman Residences Newton (S$3,075 psf, freehold, 340 units) and Watten House (S$3,236 psf, freehold, 180 units) are in a different league — freehold title and new-build specifications commanding a 40–50% PSF premium. Peak Residence (S$2,489 psf, freehold, 90 units) bridges the gap, offering freehold tenure at a more moderate premium.
The scores tell a balanced story: ShiokNest 52, investment 63, walkability 75, en-bloc 40, profitability 25. The investment score reflects solid rental demand but flat capital appreciation; the walkability score rewards the genuine dual-MRT advantage; the en-bloc score is modest because the 99-year lease (89 years remaining) has not yet entered the zone where collective sale urgency accelerates. The profitability score of 25 is the candid weakness — compact CCR units at S$2,198 psf with flat PSF trends are not capital growth vehicles. For owner-occupiers who value location and connectivity, 26 Newton is a well-priced entry into District 11. For investors targeting rental yield, the 432-transaction rental track record and Novena medical hub tenant pool provide genuine income stability. For capital appreciation seekers, the flat PSF trajectory and 99-year leasehold tenure suggest looking elsewhere. Know what you are buying and why.