Novelis
Novelis is a freehold condominium located in District 11 (Watten Estate, Novena, Thomson), part of the Core Central Region (CCR). Completed in 2008, the development comprises 24 units. Sale and rental figures on this page are compiled from URA transaction records.
Overview & Key Facts
NOVELIS is a freehold condominium at SINARAN DRIVE in District 11 (CCR), developed by NOVENA CAPITAL PTE LTD, comprising 24 units, completed in 2008.
Location & Connectivity
NOVELIS is approximately 170m from Novena MRT station, with 6 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Novena | North-South Line | 170m |
| Newton | North-South Line | 1.1 km |
| Newton | Downtown Line | 1.1 km |
| Farrer Park | North-East Line | 1.3 km |
| Mount Pleasant | Thomson-East Coast Line | 1.4 km |
| Toa Payoh | North-South Line | 1.4 km |
Schools & Education
17 schools within 2 km (3 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| CHIJ Our Lady Queen of Peace | Primary | 430m |
| St. Margaret's Secondary School | Secondary | 800m |
| St. Margaret's Primary School | Primary | 810m |
| St. Joseph's Institution | Secondary | 1.1 km |
| Singapore Chinese Girls' School (Primary) | Primary | 1.1 km |
| Anglo-Chinese School (Primary) | Primary | 1.2 km |
| New Town Primary School | Primary | 1.3 km |
| Farrer Park Primary School | Primary | 1.4 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 4 | $1,788 psf | $943,250 |
| 2 BR | 2 | $1,920 psf | $1,550,000 |
Market Position
NOVELIS has recorded 6 sales at an average price of $1,145,500.
Rental Yield by Bedroom Type
Blended yield hides the spread between unit sizes — smaller units at NOVELIS 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 |
|---|---|---|---|---|
| 1 BR | $3,098/mo | $943,250 | 3.94% | $328/mo |
| 2 BR | $3,782/mo | $1,550,000 | 2.93% | $244/mo |
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Price Appreciation
| Year | Sales | Avg PSF | Change |
|---|---|---|---|
| 2021 | 1 | $1,792 psf | — |
| 2022 | 2 | $1,776 psf | ↓ 0.9% |
| 2023 | 2 | $1,887 psf | ↑ 6.3% |
| 2026 | 1 | $1,877 psf | ↓ 0.5% |
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The series remains near its 2023 high — NOVELIS prices sit 4.8% above where they began in 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 24-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 mrt-walkable commuters, quiet sanctuary seekers, long-term hold (10+ yr) and freehold / generational hold best. Located ~168m from Novena MRT, this property is a comfortable daily walk for transit commuters.
yield-focused investors and foreign / absd-aware buyers should treat this as a shortlist candidate, not a default choice.
It is a weaker fit for short-term flippers (<5 yr) and resort facilities — other options likely serve them better. TOP 2008 keeps the SSD window in mind for buyers exploring the 3-5 year resale-arbitrage strategy.
One caution flagged here: avoid if mrt-dependent — MRT access is meaningfully constrained — transit-dependent buyers should consider better-connected alternatives.
Verdict
NOVELIS is a freehold development in District 11 (CCR), with 24 units, offering a gross yield of 3.8%.
At ~$1,877 psf, it reflects its premium CCR positioning.
Explore the full NOVELIS dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing NOVELIS against staying public? These HDB towns sit within walking or short-drive distance:
- Kallang/whampoa — 4-room average $882,887 (540m away), an upgrader gap of about $250,000
- Toa Payoh — 4-room average $929,793 (1.1 km away), an upgrader gap of about $200,000
- Central Area — 4-room average $1,088,814 (1.4 km away), an upgrader gap of about $50,000
FAQ
What is the average PSF for NOVELIS?
Is NOVELIS freehold?
What is the rental yield for NOVELIS?
Which MRT is nearest to NOVELIS?
Sources & Next Steps
- NOVELIS 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: 6 transactions
- Rental data: 51 leases
- Source: URA
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Jun 2026 · 6 records analysed · Source: URA private-sale caveats