Adria
Overview & Key Facts
Adria is a 105-unit freehold condominium at 12 Derbyshire Road in District 11, developed by Jumbo Valley Pte Ltd and completed in 2013. Rising 19 storeys, this boutique single-tower development occupies one of the more quietly positioned parcels within the Newton–Novena corridor — tucked off the Derbyshire Road residential enclave, yet within comfortable walking distance of Novena MRT (North-South Line, NS20) and the Novena medical and commercial hub.
At 105 units, Adria sits firmly in the boutique category that defines D11’s residential character. The unit mix spans 1- to 4-bedroom configurations, with a particular depth of 1- and 2-bedroom units that reflect both the developer’s investor-friendly positioning and the tight land footprint of the Derbyshire Road site. The freehold tenure — increasingly scarce for new District 11 product — is Adria’s most structurally significant attribute and provides permanent land ownership in a prime residential enclave where comparable freehold sites are rarely released.
The average transacted PSF of approximately $2,042 places Adria at a moderate premium to older D11 stock but within the established freehold range for the Newton–Novena corridor. For context, comparable freehold boutique developments in the same submarket — Newton One, Newton 21, 6 Derbyshire — transact in the $2,100–$2,400 PSF range for recent deals, suggesting that Adria’s current pricing reflects a combination of its 2013 vintage and the boutique-scale discount that smaller developments typically attract in the secondary market.
The average rent of approximately $4,085 per month implies a gross yield of around 2.4% — modest by absolute standards but meaningful in the context of prime freehold D11 product, where tenants are typically professional and expatriate households drawn to the Novena medical ecosystem, international school catchment, and Orchard Road proximity. For investors, the yield narrative is secondary to the freehold land-banking thesis in a district where freehold sites are a finite and diminishing resource.
Location & Connectivity
Adria’s address at 12 Derbyshire Road places it within the leafy residential enclave that runs between Newton Circus and the Novena subdistrict. Derbyshire Road itself is a quiet, tree-lined street connecting Newton Road to Moulmein Road — one of the more pleasant residential corridors in the district, flanked by landed properties and low-to-mid-rise condominiums rather than the high-density commercial streetscape of Orchard Road or the Novena commercial spine. The immediate surroundings are genuinely residential in character, offering a quieter daily living environment than many D11 addresses that front busier arterial roads.
MRT connectivity centres on Novena MRT (NS20) on the North-South Line, approximately 0.42 km from the development — a brisk 5–7 minute walk via Moulmein Road. From Novena, the North-South Line connects directly to Orchard (2 stops south) and the Orchard–Somerset retail corridor, as well as northward to Toa Payoh, Bishan, and the Woodlands corridor. The alternative, Newton MRT (NS21/DT11) — a dual North-South and Downtown Line interchange — is approximately 750 m–900 m away, a 9–12 minute walk. Newton’s Downtown Line connection provides direct access to Bugis, Rochor, Bencoolen, Promenade, and Bayfront without transfer.
The Novena commercial and medical precinct is the defining amenity anchor for this address. Velocity@Novena Square (sports, fitness, and lifestyle retail) and Square 2 (Novena medical centre retail podium) are both within 10–12 minutes on foot. United Square Shopping Mall, with its strong children’s education and tuition centre positioning, is a 10–14 minute walk. Tan Tock Seng Hospital — Singapore’s second-largest acute hospital and the anchor of the Novena medical hub — is approximately 1 km away, making Adria exceptionally convenient for healthcare professionals and families with elderly residents who value medical proximity. Health City Novena — the integrated medical campus incorporating Tan Tock Seng Hospital, the National Skin Centre, the Institute of Mental Health outpatient facilities, and a growing cluster of specialist clinics — further reinforces the Novena medical ecosystem as a genuine residential lifestyle amenity.
For families, the school catchment is one of D11’s strongest. St Joseph’s Institution Junior (SJIJ) is approximately 0.2 km from the development — essentially at the doorstep. Anglo-Chinese School (Junior) and Farrer Park Primary are within the 1 km registration radius. For secondary and post-secondary proximity, St Joseph’s Institution (senior), Singapore Chinese Girls’ School, and Catholic High School are all within the broader Newton–Novena catchment. The international school circuit is anchored by SJI International School on Malcolm Road, easily accessible by taxi or bus. This school density makes D11 one of Singapore’s most sought-after residential districts for families prioritising primary school choice, and Adria’s specific address within SJIJ’s registration radius is a meaningful locational advantage.
The Newton Food Centre — one of Singapore’s most iconic hawker centres and a genuine local institution — is a 10–15 minute walk via Newton Circus. For day-to-day grocery shopping, Cold Storage United Square, Cold Storage Novena, and the FairPrice outlets along the Cambridge Road and Moulmein Road corridors are all reachable on foot or by a short bus ride. The Orchard Road belt — Singapore’s premier retail and dining destination — is a single MRT stop from Novena.
Schools & Education
2 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| CHIJ Our Lady Queen of Peace | primary | Within 1 km |
| St. Margaret's Secondary School | secondary | Within 1 km |
| St. Margaret's Primary School | primary | Within 1 km |
| Singapore Chinese Girls' School (Primary) | primary | ~1.1 km |
| Farrer Park Primary School | primary | ~1.2 km |
| Anglo-Chinese School (Primary) | primary | ~1.2 km |
| LASALLE College of the Arts | tertiary | ~1.3 km |
| ACS (Junior) | primary | ~1.4 km |
Facilities
For a 105-unit boutique development, Adria’s facilities deck is well-considered and punches appropriately above its scale. The development centres on a 28-metre lap pool — a meaningful length for serious lap swimming at a scale where most comparable boutique condominiums offer only leisure pools of 12–20 metres. The pool is complemented by a spa pavilion, lounge pool, and sunbathing deck that collectively give the facilities area a resort character that belies the development’s tight footprint.
The gymnasium is compact but functional, equipped to the standard expected of D11 product at Adria’s price tier. Gas-powered BBQ pits — a noted preference over charcoal in resident reviews — add a practical convenience dimension to the outdoor communal spaces. The 24-hour security arrangement provides the controlled-access environment that D11 residents typically expect. Covered car parking, often an afterthought in older Singapore condominiums, is provided within the development footprint.
The facilities offering is appropriately calibrated for a boutique freehold development in the $2,000 PSF range. Adria does not attempt the vertically distributed sky-garden amenity programmes of newer large-scale developments like Midtown Modern or Avenue South Residence — nor should it at 105 units. What it delivers is a compact, well-maintained resort-pool-and-gym programme in a freehold D11 setting, supplemented by the external amenity density of the Novena commercial precinct within walking distance. Residents who prioritise facilities richness over location and tenure should consider larger developments; those who value freehold ownership and neighbourhood quality over facilities breadth will find Adria appropriately equipped.
Unit Sizes & Layout
Adria’s 105 units across 19 floors are distributed across four bedroom configurations, with the unit mix weighted toward smaller formats. The 1-bedroom units (538–581 sqft, 40 units) form the largest single category, reflecting the developer’s investor-focused positioning and the D11 rental market’s strong demand for compact professional units near the Novena employment and medical hub. The 2-bedroom units (656–850 sqft, approximately 20 units) offer a workable entry point for couples and small families at a lower quantum than the larger configurations. Three-bedroom units (1,205–1,291 sqft, approximately 20 units) represent the development’s most balanced owner-occupier proposition, offering adequate family space without the premium of the 4-bedroom tier. The 4-bedroom units (1,410–1,496 sqft, 2 units) are a rare format at this development and are effectively penthouse-tier units given their scarcity in the stack.
Unit layouts have received consistently positive feedback from residents and agents. The living and bedroom proportions are described as well-planned — a meaningful achievement in the 538–581 sqft 1-bedroom range, where efficient planning is required to avoid the “hotel corridor” feel that afflicts poorly configured small units. Balconies are noted as spacious relative to unit size — a genuine lifestyle feature in the Singapore climate where balcony space is often sacrificed in favour of internal area in compact developments.
The 2.8-metre ceiling height is the unit specification note most frequently raised in resident feedback. While 2.8 metres is standard for Singapore condominiums of this era, it is a perceptible step below the 3.0–3.2 metre heights delivered by more recent premium developments. In the 1-bedroom units especially, the ceiling height can affect the sense of spatial generosity. Buyers with a strong preference for high-ceiling living should compare Adria’s 2.8 metre specification against newer D11 product before committing.
Upper-floor units in Adria’s single tower benefit from “stunning unblocked greenery views” — the surrounding Derbyshire Road residential enclave is predominantly low-rise, providing sustained view corridors over the landed housing and park connectors that characterise this part of D11. The green view premium is one of Adria’s understated selling points: in a district where many mid-range condominium units face directly onto neighbouring towers, Adria’s position in a lower-density residential enclave delivers a natural outlook that is increasingly rare at this price point.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 10 | $2,033 | $1,194,600 |
| 2 BR | 5 | $2,130 | $1,793,000 |
| 3 BR | 6 | $2,019 | $2,566,981 |
| 4 BR | 3 | $1,968 | $2,843,333 |
Pricing & Market Position
Based on 24 recorded transactions, sale prices range from $950,000 to $3,210,000, averaging $1,868,454 (~$2,070 psf).
Rents range from $2,400 to $8,300 per month across 180 rental transactions. Current rental yield sits at approximately 2.5%.
Price Appreciation
From 2021 to 2025, the average PSF has appreciated by 13.2% (from $1,859 to $2,105 psf).
Neighbourhood Comparison
The most structurally comparable development to Adria within the immediate Derbyshire Road corridor is 6 Derbyshire — a 168-unit freehold condominium completed in 2017 by Roxy-Pacific, located on the same street. At an average recent PSF of approximately $2,100–$2,400, 6 Derbyshire trades at a modest premium to Adria’s $2,042 PSF average, reflecting its newer vintage (2017 versus 2013) and larger unit count. For buyers comparing the two Derbyshire Road freehold developments, the choice typically resolves around unit size preference (6 Derbyshire offers a broader range of configurations) versus Adria’s more established community and resort-pool facilities.
Newton One (91 units, freehold, completed 2009) on Makeway Avenue is a close vintage comparable — a boutique single-tower freehold development in the same Newton–Novena submarket. Newton One’s recent average PSF of approximately $2,200–$2,250 represents a slight premium to Adria, which may reflect its proximity to Newton MRT (vs Adria’s closer alignment to Novena MRT) and its positioning nearer the Newton Food Centre — a lifestyle amenity that commands its own localised premium for certain buyer demographics.
Newton 21 (69 units, freehold, completed 2004) on Newton Road transacts at approximately $2,300–$2,420 PSF in recent deals — a premium to Adria that is, on its face, counterintuitive given the older vintage. The premium reflects Newton 21’s specific positioning on Newton Road itself (a more prominent address than Derbyshire Road) and its freehold tenure in a district where any freehold transaction above $2,000 PSF has historically appreciated through the property cycle. The comparison illustrates that D11 freehold boutique condominiums tend to hold and grow their PSF premium over time regardless of vintage, as the scarcity of new freehold supply in the district progressively reprices older stock upward.
For buyers considering larger developments with broader facilities programmes, Novena Regency and the broader Trevista–Gem Residences corridor along Toa Payoh Lor 2 offer 99-year leasehold alternatives at $1,600–$1,900 PSF — a material PSF discount to Adria that reflects both the leasehold tenure differential and the larger scale and facilities depth of those developments. Buyers choosing between freehold D11 boutique product and leasehold larger-scale alternatives are making a fundamentally different investment thesis choice: permanent land ownership in a prime district versus facilities richness and lower quantum entry.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| ADRIA | Freehold | 2013 | 105 | $2,070 |
| 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 |
ShiokNest Scores
Our proprietary scoring system evaluates ADRIA across multiple dimensions.
What Residents Say
“Fantastic location within close proximity to the eateries, malls and train station, yet privately tucked away in its own corner. The pool is great for a chill afternoon hangout or for proper swimming.”
— Resident review via 99.co
“I love the convenience of the location. Novena MRT is about a 5 minute walk, and you have Novena Square, Velocity, Square 2 and United Square within walking distance. The pool is never crowded and the BBQ pits are easy to use — gas powered so no mess.”
— Resident review via SingaporeExpats.com
“Beautiful condominium with resort pool and pavilion. Strategic location near MRT and shopping malls. The building feels exclusive with only 105 units — you actually know your neighbours here.”
— Resident review via SingaporeExpats Condo Directory
“The layout of our 3-bedroom unit is very practical. Living room, bedrooms and the balcony are all well-proportioned. We do hear some expressway noise from certain angles but upgraded windows have mostly resolved it.”
— Owner comment via EdgeProp
“SJI Junior is literally walking distance — that alone justified our decision to buy here. Newton MRT is 10 minutes by foot and we also have Novena which is even closer. The greenery views from the upper floors are a bonus we didn’t fully appreciate until we moved in.”
— Owner review via PropertyGuru
Resident feedback at Adria centres consistently on two themes: the location’s layered convenience — MRT access, medical hub proximity, school catchment, and commercial amenity within walking range — and the boutique-scale community character that makes Adria feel closer to a private residential building than a typical mass-market condominium. The uncrowded facilities, the quiet Derbyshire Road streetscape, and the green-view upper floors are repeatedly cited as distinguishing features. The expressway noise concern on certain stacks is the most consistent negative, though residents note that acoustic window upgrades largely address the issue.
Strengths & Weaknesses
- Freehold tenure — permanent land ownership in D11 at a price point well below comparable new-launch freehold product; increasingly scarce in a district that is effectively built out
- St Joseph’s Institution Junior (SJIJ) at approximately 0.2 km — within primary school registration radius; Anglo-Chinese School (Junior) also within the 1 km catchment
- Novena MRT (NS20) at approximately 0.42 km — a brisk 5–7 minute walk; Newton MRT (NS21/DT11 dual-line interchange) a further 750 m, covering both the North-South and Downtown Lines
- Novena medical hub — Tan Tock Seng Hospital, Health City Novena, and a dense specialist clinic ecosystem within 1 km; exceptional for healthcare professionals and families with medical needs
- 28-metre lap pool, spa pavilion and lounge pool in a boutique 105-unit community — facilities rarely crowded, consistent with a resort-quality experience without mass-market peak-hour congestion
- Unblocked greenery views on upper floors over the predominantly low-rise Derbyshire Road residential enclave — sustained view quality that many D11 mid-range developments cannot guarantee
- Quiet, tree-lined Derbyshire Road enclave — residential street character rather than arterial-road frontage; low-density surrounding context unusual for a prime-district MRT-walkable address
- Velocity@Novena Square, Square 2, United Square, and Cold Storage supermarkets all within a 10–15 minute walk — daily convenience without car dependency
- Gas-powered BBQ pits, 24-hour security, and covered car parking — practical residential features that are well-maintained in a small community with strong MCST accountability
- D11 capital resilience — Newton–Novena freehold boutique condominiums have consistently outperformed the broader residential index through multiple property cycles, driven by structural school-belt and medical-hub demand
- Expressway noise on CTE-facing stacks — lower-floor units on certain orientations experience traffic noise; acoustic window upgrades help but should be verified by stack before purchase
- 2.8-metre ceiling height — standard for 2013 Singapore product but noticeably below the 3.0–3.2 metre heights of premium post-2018 developments; can affect perceived spatial generosity in 1-bedroom units
- Boutique scale (105 units) limits facilities depth — no tennis court, no dedicated children’s pool or water feature, no clubhouse function room; residents requiring comprehensive facilities should compare with larger D11 developments
- Newton MRT Downtown Line requires a 9–12 minute walk — direct Downtown Line access (for Marina Bay, Buona Vista, Holland Village without transfer) is not available at Novena; residents reliant on the DTL will find the walk to Newton longer than ideal
- 1-bedroom unit sizes (538–581 sqft) are compact by D11 standards — efficient planning mitigates this, but buyers seeking spacious 1-bedroom living should verify specific unit layouts
- Single-tower boutique development without dedicated concierge services — the residential experience is self-managed community rather than hotel-standard branded service
- Average PSF of ~$2,042 represents a boutique freehold premium over D11 leasehold alternatives at $1,600–$1,900 PSF — buyers primarily motivated by quantum efficiency rather than freehold tenure may find better value elsewhere in the district
Verdict
Adria’s investment proposition is built on the compounding value of freehold land ownership in one of Singapore’s most consistently demanded residential districts. District 11’s Newton–Novena corridor has a multi-decade track record of capital value resilience driven by three structural demand drivers that do not diminish: the school catchment (SJIJ at the doorstep, ACS Junior and SCGS within the broader radius), the Novena medical and commercial hub’s continued expansion, and the permanent scarcity of new freehold sites in a district that is essentially built out. Adria, as a 2013 freehold product at $2,042 PSF, is not cheap — but it is priced at a discount to newer freehold D11 product at a point where the structural demand drivers remain fully intact.
The 2.4% gross yield at $4,085 per month average rent is a secondary feature of the investment case but is nonetheless meaningful for a freehold prime-district asset. The Novena rental market is underpinned by healthcare professionals at Tan Tock Seng and Health City Novena, expatriate families in the ACS and SJIJ school catchment, and professional singles drawn to the Orchard-adjacent connectivity — a resilient tenant base that provides above-average rental stability relative to purely CBD-dependent rental corridors.
Adria is the right choice for buyers who want permanent freehold land ownership in D11’s school belt, with Novena MRT walkability and a boutique residential community of 105 households — and who prioritise long-term land-banking in a supply-constrained prime district over facilities breadth or the capital intensity of newer CCR product.
For owner-occupiers, the case is compelling in a specific way: Adria provides a genuinely quiet residential enclave on Derbyshire Road — tree-lined, low-density, neighbourly — while delivering Novena MRT walkability and the full commercial and medical amenity of the Novena precinct within a 10–15 minute walk. The SJIJ proximity gives families with primary-school-aged children a meaningful locational advantage that is difficult to replicate at this price point. Upper-floor units with unblocked greenery views provide a visual quality of life that many D11 condominiums at similar PSF cannot match.
The considerations for prospective buyers are straightforward. The expressway noise exposure on certain lower-floor stacks is a genuine acoustic issue that warrants verification before purchase — buyers should request a site visit at peak traffic hours for CTE-facing units specifically. The 2.8 metre ceiling height is standard for 2013 Singapore product but is a perceptible step below newer-generation specifications. And the $2,042 PSF average reflects a boutique freehold premium above mass-market D11 leasehold product — a premium that is structurally justified by the freehold tenure and school catchment, but that requires the buyer to accept a lower yield than comparable leasehold alternatives.
On balance, Adria offers a well-priced entry point into D11 freehold ownership for buyers whose primary thesis is long-term land appreciation in Singapore’s school belt, with the secondary benefit of Novena’s healthcare ecosystem, walkable MRT access, and a quiet boutique community. For the right buyer profile — family owner-occupier, yield-supplemented land-banker, or Novena healthcare professional — it is a coherent and well-located freehold acquisition in one of Singapore’s most perennially in-demand districts.