Newton Imperial
Overview & Key Facts
Newton Imperial is a 36-unit freehold condominium at 24 Newton Road in District 11 — a single 19-storey tower completed in 2011 by Great Newton Properties Pte Ltd, standing at one of the most efficiently connected addresses in the Core Central Region. The development is distinguished by a combination that is genuinely rare at its price point: every unit has a private lift lobby, the unit sizes start at 1,711 sqft for a standard three-bedroom, and the nearest MRT interchange — Newton station on the North-South and Downtown Lines — is approximately 400 metres from the front entrance.
The transaction picture at Newton Imperial is unusually thin for a 14-year-old development: one resale caveat on record at S$1,858 psf (S$3.6 million for a 1,938 sqft three-bedroom ensuite on floors 11–15, transacted in April 2021). That single data point places Newton Imperial at a significant discount to the current D11 freehold benchmark: Pullman Residences Newton has averaged S$3,074 psf across 288 transactions, Sanctuary@Newton has transacted at S$2,701 psf across 38 deals, and even smaller boutiques like Enchanté and Eng Aun Park are clearing S$2,807–2,820 psf. The gap between the 2021 caveat and 2023–2024 market levels suggests either a material under-market transaction, a meaningful appreciation in the intervening four years, or both.
Where the data is more robust is on the rental side: 83 rental transactions are on record, predominantly three-bedroom units (81 of 83 transactions), averaging S$7,255 per month with a median of S$7,300. Recent transactions in late 2025 and early 2026 are consistently clustering at S$7,200–8,200 per month, with larger 1,900–2,000 sqft units reaching S$8,000–8,200. The gross yield at current transaction data is approximately 2.4% — reflecting a denominator anchored to the 2021 resale caveat. If the true current value sits closer to S$2,500–2,800 psf (consistent with D11 FH peers), the real yield compresses further toward 1.8–2.2%. Newton Imperial is emphatically not a yield play; it is a capital-appreciation and lifestyle product.
Location & Connectivity
Newton Road is one of Singapore’s most recognisable CCR addresses — a direct arterial connecting Orchard Road to the Novena medical and commercial hub, bordered to the west by the Monk’s Hill and Stevens residential belt and to the east by the Newton Circus hawker centre and United Square. For residents of Newton Imperial, the practical consequence is a walkable daily life that most Singapore addresses cannot offer: Newton MRT interchange (NSL/DTL) is 400 metres away, United Square shopping centre is 340 metres, and the Orchard Road retail and dining corridor is less than 15 minutes by rail.
The MRT connectivity is Newton Imperial’s single most valuable locational asset. Newton interchange sits at the intersection of the North-South Line and the Downtown Line, giving direct one-transfer-or-less access to Raffles Place, Marina Bay, Orchard, City Hall, Changi Airport (via DTL), Buona Vista, and the entire NSL spine north to Woodlands. Novena MRT (NSL) at 630 metres provides a second NSL option, useful for southbound platforms during rush hour. At 400 metres, Newton Imperial sits just above the “doorstep rail” threshold — a 5–6 minute walk that is entirely shaded under the canopy of Newton Road’s mature rain trees for most of the route.
For families and healthcare-adjacent residents, the Novena medical hub at 600–800 metres encompasses Tan Tock Seng Hospital, Mount Elizabeth Novena Hospital, Novena Medical Centre, and multiple specialist clinics along Irrawaddy Road — one of the highest concentrations of tertiary healthcare in Southeast Asia at walking distance. United Square at 340 metres provides a supermarket anchor (Cold Storage), enrichment centres, and F&B without a car. The Newton Circus hawker centre, a local institution, is approximately 450 metres away. The nearest park — a green corridor of 232 metres — and the larger Singapore Botanic Gardens (approximately 2 km south-west) complete the recreational picture for a CCR address.
The tradeoff is Newton Road itself. As an arterial connecting Orchard Road northward, it carries consistent traffic volume, and units on the Newton Road-facing stack experience road noise that is not negligible — particularly below floor 10. The 2013 pre-TOP review of Newton Imperial specifically flagged traffic noise as the development’s primary residential downside; given Newton Road’s function has not changed in the intervening decade, this remains a relevant consideration for unit selection.
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 | ~1.1 km |
| ACS (Junior) | primary | ~1.2 km |
Facilities
Newton Imperial’s facilities are purposefully scaled to a 36-unit boutique: a 50-metre lap pool (approximately 5 metres wide), a gymnasium, two BBQ pits, 36 parking lots (34 basement, 2 surface), and 24-hour security. For a freehold CCR development completed in 2011 at this price bracket, the offering is functional but not lavish — a single lap pool that early residents noted “can get quite congested” given its narrow width, and a gym that serves a small population rather than a resort-scale facility.
“The facilities at Newton Imperial are a realistic fit for the unit count. You’re not buying into a resort — you’re buying a 1,700–1,900 sqft unit with a private lift lobby in one of Singapore’s best-connected postal codes. The pool and gym cover the basics. If you want a wave pool and tennis courts, you’re in the wrong building.”
— Perspective from D11 boutique freehold buyers via PropertyGuru listing discussions
The more distinctive amenity at Newton Imperial is architectural rather than recreational: every unit has a private lift lobby. In a 36-unit building with two units per floor across most of the 19 storeys, this means each household steps directly from the lift into a semi-private foyer rather than a shared corridor. This is a feature typically reserved for ultra-luxury developments at S$3,000+ psf — at Newton Imperial’s recorded transaction level, it represents genuine value in terms of the privacy and lifestyle premium it delivers.
Where Newton Imperial’s facilities genuinely fall short of newer D11 competition is in scope and variety. Developments like Sanctuary@Newton (38 units, 2023) and Pullman Residences Newton (340 units, 2021) offer considerably more contemporary facility packages — multiple pool types, sky terraces, co-working lounges, and EV charging. For residents who prioritise on-site amenity variety, these newer entrants, despite their higher entry PSF, represent a meaningful upgrade. For residents who value the private-lift-lobby specification and large unit sizes above facility variety, Newton Imperial holds its own.
Pricing & Market Position
Based on 1 recorded transactions, sale prices range from $3,600,000 to $3,600,000, averaging $3,600,000.
Rents range from $3,600 to $9,000 per month across 83 rental transactions. Current rental yield sits at approximately 2.4%.
Neighbourhood Comparison
The most instructive comparison for Newton Imperial is Sanctuary@Newton — a 38-unit freehold boutique at 18 Shelford Road, completed 2023, transacting at S$2,701 psf across 38 caveats. Sanctuary@Newton offers more contemporary facilities, newer construction, and slightly better unit-size diversity. Newton Imperial counters with the private lift lobby specification, larger absolute unit sizes (1,711–1,938 sqft vs Sanctuary@Newton’s range), and the advantage of completion-cycle depreciation — a 2011 freehold building has absorbed its initial obsolescence discount and can be renovated to contemporary standards for S$100,000–180,000. The S$843 psf gap between the two (using Newton Imperial’s 2021 data as a floor) represents the cost of newness and amenity modernity; buyers must judge whether that premium is warranted for their specific use case.
Against Pullman Residences Newton (S$3,074 psf, 340 units, 2021, freehold), the comparison shifts. Pullman Residences is a full-facility development with a hotel-grade amenity suite and far greater liquidity — 288 caveats provide genuine market-clearing price discovery. At S$1,216+ psf above Newton Imperial’s 2021 data point, buyers paying Pullman Residences pricing are paying for new construction, extensive facilities, and the liquidity that comes from a 340-unit resale pool. For buyers who genuinely use the facilities and value resale optionality, the premium is rational. For buyers who will primarily use the unit as a home base and commute via Newton MRT, the price gap is harder to justify on fundamentals.
The wider D11 boutique freehold market — 32 Gilstead (S$3,484 psf, 14 units, 2024), Watten House (S$3,236 psf, 180 units, 2023), Enchanté (S$2,807 psf, 25 units, 2022) — collectively suggests that D11 freehold in the 2020s has re-rated materially upward from Newton Imperial’s 2011 completion-era pricing. The 2021 caveat at S$1,858 psf may represent the last sub-S$2,000 psf freehold transaction on Newton Road for some time. Buyers who can source an off-market deal at or near that level are acquiring at a structural discount to the current freehold cohort.
For the rental market comparison: Newton Imperial’s three-bedroom units are consistently clearing S$7,200–8,200 per month against new-launch three-bedrooms in CCR that are typically 200–400 sqft smaller. The implied rent-per-sqft for Newton Imperial is S$3.90–4.40 psf pm — competitive with, and in some cases above, smaller-footprint CCR units at comparable gross rental levels. This is the size premium operating in reverse: tenants who require genuine room separation will pay for the floor area, and Newton Imperial’s 1,700–1,900 sqft range captures that demand segment structurally.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| NEWTON IMPERIAL | Freehold | 2011 | 36 | — |
| 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 NEWTON IMPERIAL across multiple dimensions.
What Residents Say
“Newton interchange at five minutes on foot and every unit with its own lift lobby — you genuinely feel like you’re living in a much more expensive building than the transaction records suggest. The size of the rooms is absurd by current Singapore standards. We could fit a king bed, two wardrobes, and a sitting area in the master and it didn’t feel crowded.”
— Owner-occupier perspective on Newton Imperial’s unit scale via Condo Singapore community forums
“We chose Newton Imperial for the ACS (Junior) catchment. The MRT was the secondary factor — we needed somewhere between Orchard and Novena that could absorb the school run without a car. Three years in, the noise from Newton Road on the lower floors is real, but once you’re above floor 12 it fades. The pool is narrow, but we’re at United Square in four minutes when we want something else.”
— Expat family tenant reflection on Newton Imperial practicalities via PropertyGuru listing discussion
“Newton Imperial is the kind of development that doesn’t get written about because it barely trades. But that’s precisely why it’s interesting — owners hold it. Freehold on Newton Road, floors above 10, private lobby, walking distance to the interchange. You’re not selling that easily. The yield is thin but the occupancy has never been the issue — 83 rentals on record and counting.”
— Property investor perspective on D11 boutique hold characteristics via EdgeProp community insights
Across community discussion threads, the recurring themes for Newton Imperial are consistent: residents who choose it prioritise the MRT dual-line access and the unit size over on-site amenities, and long-hold owners view the freehold Newton Road address as a structurally sound anchor position in any portfolio. Traffic noise on the Newton Road stack below floor 10 is the most consistently raised residential downside, while the private lift lobby and room-scale floor plates are cited as the differentiating features that justify the position over newer but smaller-unit alternatives.
Strengths & Weaknesses
- Newton MRT interchange (NS21/DT11) at 400 metres — North-South and Downtown Lines within a 5-minute walk
- Private lift lobby for every unit — a specification typically reserved for ultra-luxury developments at S$3,000+ psf
- Genuinely large unit sizes: 1,711–1,938 sqft three-bedrooms, 1,421–1,668 sqft penthouses — exceptional by current CCR standards
- Freehold tenure on Newton Road — a CCR address with no lease decay and structural premium over 99-year peers
- Novena MRT (NSL) at 630 metres — second NSL option and dual-direction flexibility
- United Square mall at 340 metres — Cold Storage supermarket, enrichment centres, F&B within a 4-minute walk
- Novena medical hub at 600–800 metres — Tan Tock Seng, Mount Elizabeth Novena, specialist clinics all walking distance
- Anglo-Chinese School (Junior) and ACS Primary in immediate vicinity — strong family tenant demand driver
- Low-density 36-unit building — minimal shared-corridor interaction, quiet common areas
- 50-metre lap pool — functional length unusual at a sub-50-unit development; larger than most boutique equivalents
- Strong rental record: 83 transactions, recent rates consistently S$7,200–8,200/month for 1,700–1,938 sqft three-bedrooms
- Single 2021 resale caveat at S$1,858 psf — likely below current D11 FH market, implying unrealised capital gain
- Traffic noise from Newton Road — arterial road exposure is structural, particularly below floor 10 on road-facing stacks
- Only 1 resale caveat on record (2021, S$1,858 psf) — extremely thin price-discovery data; current market value requires independent valuation
- Facilities limited in scope: 50m lap pool described as narrow (5m wide, can get congested), single gym, BBQ pits only — no tennis, sky terrace, or multi-pool complex
- Gross yield approximately 2.4% (2021 PSF basis) — compresses toward 1.8–2.1% at current D11 FH valuation estimates
- Completed 2011 — 14 years old; renovation budget of S$100,000–180,000 likely required to reach contemporary standard
- 36-unit block means limited future resale pool and very infrequent turnover — buyers may wait years for a suitable unit to become available
- No swimming pool variety (no children's pool, social pool, or jacuzzi independent of lap pool) — families with young children may find the single narrow lap pool insufficient
- Mall distance: nearest significant retail (United Square, Velocity, Novena Square) is 340–580m; no in-compound retail or F&B
- Supermarket at 1,525m (walkability score: 0/10 for supermarket) — Cold Storage in United Square is the practical option but requires a walk or short drive
Verdict
Newton Imperial occupies a specific and defensible niche in the D11 market: a freehold CCR condominium with genuine room-scale three-bedroom units, private lift lobbies, and MRT interchange access at 400 metres, completed before the current cycle of development inflated D11 freehold prices above S$2,500 psf. The case for ownership is clear for a buyer who needs the NSL/DTL interchange at walking distance, values unit size and privacy architecture over facility variety, and is comfortable underwriting an acquisition with thin historical transaction data.
The case against is similarly clear. Facilities — a 50-metre pool, gym, and BBQ pits — are functional but not competitive with newer D11 boutiques. Traffic noise from Newton Road is a structural negative on exposed stacks and lower floors. The 2021 resale caveat at S$1,858 psf, while below current D11 FH market levels, still implies a total commitment of S$3.2–3.8 million for a standard three-bedroom; at those absolute prices, buyers have compelling alternatives in Sanctuary@Newton (S$2,701 psf, completed 2023, newer facilities) and Pullman Residences Newton (S$3,074 psf, 340 units, extensive amenities). The gross rental yield of approximately 2.4% using the 2021 benchmark — and likely lower at current market valuation — confirms this is not a yield-first investment.
The ShiokNest composite score of 63/100 reflects the balanced picture: exceptional MRT access (8.5/10) and the irreplaceable freehold tenure in CCR (9.5/10) anchor the composite, lifted further by a strong neighbourhood score (9.0/10) that reflects Newton Road’s position within 1 km of Orchard Road, United Square, the Novena medical hub, and the Botanic Gardens. Unit layout scores high (8.5/10) for the private-lift-lobby specification and genuinely large floor plates. Facilities (6.5/10) and value (7.5/10) reflect the limited amenity scope and the uncertainty surrounding current market value given the single 2021 data point.
The ideal buyer is an owner-occupier or long-hold investor who specifically needs the Newton interchange dual-line access, values a 1,700–1,900 sqft three-bedroom with private lobby as the primary residential priority, and is prepared to acquire on thin price-discovery data with appropriate independent valuation. For renters, Newton Imperial has consistently leased at S$7,200–8,200 per month throughout 2024–2026 — an attractive income floor in a location where tenant demand from expatriate professionals, Novena hospital staff, and families targeting Anglo-Chinese School (Junior) is structural and recurring.