Minbu Villa
Minbu Villa is a freehold condominium located in District 11 (Watten Estate, Novena, Thomson), part of the Core Central Region (CCR). The development comprises 34 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
MINBU VILLA is a freehold condominium at MINBU ROAD in District 11 (CCR), developed by , comprising 34 units.
Location & Connectivity
MINBU VILLA is approximately 760m from Novena MRT station, with 3 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Novena | North-South Line | 760m |
| Toa Payoh | North-South Line | 780m |
| Mount Pleasant | Thomson-East Coast Line | 1.4 km |
Schools & Education
24 schools within 2 km (4 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Beatty Secondary School | Secondary | 740m |
| CHIJ Our Lady Queen of Peace | Primary | 780m |
| CHIJ Secondary (Toa Payoh) | Secondary | 890m |
| School of Science and Technology | JC | 910m |
| Saint Joseph's Institution International | International | 1.2 km |
| New Town Primary School | Primary | 1.2 km |
| Balestier Hill Primary School | Primary | 1.2 km |
| St. Joseph's Institution | Secondary | 1.3 km |
Market Position
MINBU VILLA has recorded 5 sales at an average price of $3,042,000.
Price Appreciation
| Year | Sales | Avg PSF | Change |
|---|---|---|---|
| 2021 | 1 | $1,199 psf | — |
| 2022 | 1 | $1,220 psf | ↑ 1.8% |
| 2025 | 2 | $1,296 psf | ↑ 6.2% |
| 2026 | 1 | $1,302 psf | ↑ 0.5% |
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The latest reading marks the highest point in this series — MINBU VILLA prices have climbed 8.6% since 2021.
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 34-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
This is a strong match for families with young children, long-term hold (10+ yr), freehold / generational hold and boutique low-density (<100 units). Family-suitable layout and CCR (Core Central Region) location with established school catchments nearby.
For car-owning households and foreign / absd-aware buyers, it can work — but weigh the trade-offs before committing.
It is a weaker fit for yield-focused investors and resort facilities — other options likely serve them better. CCR (Core Central Region) location with rental demand profile worth running through our Rental Yield Calculator.
Verdict
MINBU VILLA is a freehold development in District 11 (CCR), with 34 units, offering a gross yield of 2.1%.
At ~$1,298 psf, it reflects its premium CCR positioning.
Explore the full MINBU VILLA dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing MINBU VILLA against staying public? These HDB towns sit within walking or short-drive distance:
- Kallang/whampoa — 4-room average $882,887 (420m away), an upgrader gap of about $2,150,000
- Toa Payoh — 4-room average $929,793 (600m away), an upgrader gap of about $2,100,000
- Central Area — 4-room average $1,088,814 (1.9 km away), an upgrader gap of about $1,950,000
FAQ
What is the average PSF for MINBU VILLA?
Is MINBU VILLA freehold?
What is the rental yield for MINBU VILLA?
Which MRT is nearest to MINBU VILLA?
Sources & Next Steps
- MINBU VILLA 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: 5 transactions
- Rental data: 11 leases
- Source: URA
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Mar 2026 · 5 records analysed · Source: URA private-sale caveats