Lion Towers
Lion Towers is a freehold condominium in District 11 (Watten Estate, Novena, Thomson), within Singapore's Core Central Region (CCR). The development comprises 52 units. Sale and rental figures on this page are compiled from URA transaction records. Nearby developments in District 11 can be compared on ShiokNest's district analytics pages.
Overview & Key Facts
LION TOWERS is a freehold condominium at ESSEX ROAD in District 11 (CCR), developed by , comprising 52 units.
Location & Connectivity
LION TOWERS is approximately 450m from Novena MRT station, with 6 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Novena | North-South Line | 450m |
| Newton | North-South Line | 860m |
| Newton | Downtown Line | 860m |
| Farrer Park | North-East Line | 1.1 km |
| Little India | North-East Line | 1.2 km |
| Little India | Downtown Line | 1.2 km |
Schools & Education
19 schools within 2 km (4 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| St. Margaret's Secondary School | Secondary | 400m |
| St. Margaret's Primary School | Primary | 430m |
| CHIJ Our Lady Queen of Peace | Primary | 480m |
| Singapore Chinese Girls' School (Primary) | Primary | 1 km |
| Anglo-Chinese School (Primary) | Primary | 1.1 km |
| St. Joseph's Institution | Secondary | 1.3 km |
| Farrer Park Primary School | Primary | 1.3 km |
| ACS (Junior) | Primary | 1.4 km |
Market Position
LION TOWERS has recorded 3 sales at an average price of $3,353,333.
Price Appreciation
| Year | Sales | Avg PSF | Change |
|---|---|---|---|
| 2023 | 2 | $1,753 psf | — |
| 2026 | 1 | $1,896 psf | ↑ 8.1% |
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Price Index Check
The ShiokNest Price Index for District 11 reads 119.0 as of June 2026 — down 0.1% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
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Neighbourhood Comparison
| Condo | Tenure | Avg PSF | Sales |
|---|---|---|---|
| PULLMAN RESIDENCES NEWTON | Freehold | $3,074 psf | 288 |
| WATTEN HOUSE | Freehold | $3,236 psf | 180 |
| SOLEIL @ SINARAN | 99 yrs lease commencing from 2006 | $1,979 psf | 96 |
| PEAK RESIDENCE | Freehold | $2,489 psf | 90 |
| AMARYLLIS VILLE | 99 yrs lease commencing from 1997 | $1,909 psf | 74 |
What Could Work Against You
- With just 1 sale in the trailing year, pricing signals are indicative rather than definitive; expect wider bid-ask spreads when you negotiate.
- The 52-unit size cuts both ways: exclusivity, but thinner resale liquidity and higher per-unit maintenance contributions than larger estates.
Best suited for
Who This Actually Suits
The profile fits families with young children, mrt-walkable commuters, long-term hold (10+ yr) and en-bloc speculators best. Family-suitable layout and CCR (Core Central Region) location with established school catchments nearby.
foreign / absd-aware buyers should treat this as a shortlist candidate, not a default choice.
Verdict
LION TOWERS is a freehold development in District 11 (CCR), with 52 units, offering a gross yield of 1.8%.
At ~$1,896 psf, it reflects its premium CCR positioning.
Explore the full LION TOWERS dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing LION TOWERS against staying public? These HDB towns sit within walking or short-drive distance:
- Kallang/whampoa — 4-room average $882,887 (330m away), an upgrader gap of about $2,450,000
- Central Area — 4-room average $1,088,814 (1.1 km away), an upgrader gap of about $2,250,000
- Toa Payoh — 4-room average $929,793 (1.5 km away), an upgrader gap of about $2,400,000
FAQ
What is the average PSF for LION TOWERS?
Is LION TOWERS freehold?
What is the rental yield for LION TOWERS?
Which MRT is nearest to LION TOWERS?
Sources & Next Steps
- LION TOWERS Dashboard — Live charts and analytics
- URA — Official transaction data
- District 11 (Watten Estate, Novena, Thomson) — District 11 neighbourhood guide
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 3 transactions
- Rental data: 54 leases
- Source: URA
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Apr 2026 · 3 records analysed · Source: URA private-sale caveats