Medge
Medge is a freehold condominium located in District 11 (Watten Estate, Novena, Thomson), part of the Core Central Region (CCR). Completed in 2007, the development comprises 44 units. Sale and rental figures on this page are compiled from URA transaction records.
Overview & Key Facts
MEDGE is a freehold condominium at MINBU ROAD in District 11 (CCR), developed by MACLY PTE LTD, comprising 44 units, completed in 2007.
Location & Connectivity
MEDGE is approximately 800m from Novena MRT station, with 4 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Novena | North-South Line | 800m |
| Toa Payoh | North-South Line | 1.1 km |
| Farrer Park | North-East Line | 1.3 km |
| Boon Keng | North-East Line | 1.3 km |
Schools & Education
24 schools within 2 km (2 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| CHIJ Our Lady Queen of Peace | Primary | 530m |
| Beatty Secondary School | Secondary | 890m |
| School of Science and Technology | JC | 1 km |
| CHIJ Secondary (Toa Payoh) | Secondary | 1.1 km |
| Balestier Hill Primary School | Primary | 1.3 km |
| Farrer Park Primary School | Primary | 1.3 km |
| St. Margaret's Secondary School | Secondary | 1.3 km |
| St. Margaret's Primary School | Primary | 1.4 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| Studio | 3 | $1,718 psf | $795,000 |
| 2 BR | 8 | $1,625 psf | $1,356,750 |
| 3 BR | 1 | $1,765 psf | $2,318,000 |
Market Position
MEDGE has recorded 12 sales at an average price of $1,296,417.
Rental Yield by Bedroom Type
Blended yield hides the spread between unit sizes — smaller units at MEDGE typically rent harder per dollar of purchase price. The final column shows monthly rent per $100,000 invested, so unit sizes compare on equal capital:
| Type | Avg Rent | Avg Price | Gross Yield | Rent per $100k |
|---|---|---|---|---|
| 2 BR | $3,473/mo | $1,356,750 | 3.07% | $256/mo |
| 3 BR | $3,524/mo | $2,318,000 | 1.82% | $152/mo |
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Price Appreciation
| Year | Sales | Avg PSF | Change |
|---|---|---|---|
| 2021 | 2 | $1,538 psf | — |
| 2022 | 2 | $1,657 psf | ↑ 7.7% |
| 2023 | 4 | $1,661 psf | ↑ 0.3% |
| 2024 | 2 | $1,725 psf | ↑ 3.8% |
| 2025 | 2 | $1,718 psf | ↓ 0.4% |
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MEDGE prices are holding within 0.4% of the 2024 peak, 11.7% above the 2021 starting level.
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
- Only 2 transactions were recorded in the past 12 months, so the price figures here rest on a thin sample — a single outlier deal can move the averages.
- At 44 units, this is a boutique development — fewer comparable sales to anchor valuations, and maintenance costs spread across a smaller fee base.
Best suited for
Who This Actually Suits
This is a strong match for car-owning households, yield-focused investors, long-term hold (10+ yr) and freehold / generational hold. At ~796m from the nearest MRT, this property suits households with a car who value arterial road access over transit proximity.
empty nesters / downsizers and foreign / absd-aware buyers should treat this as a shortlist candidate, not a default choice.
families with young children, short-term flippers (<5 yr) and resort facilities should probably look elsewhere. Family-suitable layout and CCR (Core Central Region) location with established school catchments nearby.
Verdict
MEDGE is a freehold development in District 11 (CCR), with 44 units, offering a gross yield of 3.1%.
At ~$1,718 psf, it reflects its premium CCR positioning.
Explore the full MEDGE dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing MEDGE against staying public? These HDB towns sit within walking or short-drive distance:
- Kallang/whampoa — 4-room average $882,887 (390m away), an upgrader gap of about $400,000
- Toa Payoh — 4-room average $929,793 (920m away), an upgrader gap of about $350,000
- Central Area — 4-room average $1,088,814 (1.6 km away), an upgrader gap of about $200,000
FAQ
What is the average PSF for MEDGE?
Is MEDGE freehold?
What is the rental yield for MEDGE?
Which MRT is nearest to MEDGE?
Sources & Next Steps
- MEDGE 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: 12 transactions
- Rental data: 69 leases
- Source: URA
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Dec 2025 · 12 records analysed · Source: URA private-sale caveats