Novena Hill
Novena Hill is a freehold condominium located in District 11 (Watten Estate, Novena, Thomson), part of the Core Central Region (CCR). The development comprises 14 units. This page tracks recorded sale prices, rental contracts and yield trends from URA data.
Overview & Key Facts
NOVENA HILL is a freehold condominium at JALAN NOVENA in District 11 (CCR), developed by , comprising 14 units.
Location & Connectivity
NOVENA HILL is approximately 380m from Novena MRT station, with 5 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Novena | North-South Line | 380m |
| Mount Pleasant | Thomson-East Coast Line | 960m |
| Toa Payoh | North-South Line | 1.1 km |
| Newton | North-South Line | 1.3 km |
| Newton | Downtown Line | 1.3 km |
Schools & Education
20 schools within 2 km (3 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| St. Joseph's Institution | Secondary | 770m |
| CHIJ Our Lady Queen of Peace | Primary | 830m |
| New Town Primary School | Primary | 860m |
| Saint Joseph's Institution International | International | 1.1 km |
| Singapore Chinese Girls' School (Primary) | Primary | 1.1 km |
| St. Margaret's Primary School | Primary | 1.2 km |
| St. Margaret's Secondary School | Secondary | 1.2 km |
| Beatty Secondary School | Secondary | 1.3 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 2 | $1,666 psf | $1,094,000 |
| 2 BR | 5 | $1,627 psf | $1,156,178 |
Market Position
NOVENA HILL has recorded 7 sales at an average price of $1,138,413.
Price Appreciation
| Year | Sales | Avg PSF | Change |
|---|---|---|---|
| 2021 | 1 | $1,616 psf | — |
| 2022 | 1 | $1,562 psf | ↓ 3.3% |
| 2023 | 1 | $1,496 psf | ↓ 4.2% |
| 2024 | 2 | $1,644 psf | ↑ 9.9% |
| 2026 | 2 | $1,753 psf | ↑ 6.6% |
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The latest reading marks the highest point in this series — NOVENA HILL prices have climbed 8.5% 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 2 sales in the trailing year, pricing signals are indicative rather than definitive; expect wider bid-ask spreads when you negotiate.
- The 14-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 mrt-walkable commuters, p1 school balloting families, yield-focused investors and long-term hold (10+ yr). Located ~382m from Novena MRT, this property is a comfortable daily walk for transit commuters.
empty nesters / downsizers and foreign / absd-aware buyers should treat this as a shortlist candidate, not a default choice.
resort facilities should probably look elsewhere. Resort-grade amenity stack including multiple pools, clubhouse, and recreational facilities.
Verdict
NOVENA HILL is a freehold development in District 11 (CCR), with 14 units, offering a gross yield of 3.1%.
At ~$1,753 psf, it reflects its premium CCR positioning.
Explore the full NOVENA HILL dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing NOVENA HILL against staying public? These HDB towns sit within walking or short-drive distance:
- Kallang/whampoa — 4-room average $882,887 (220m away), an upgrader gap of about $250,000
- Toa Payoh — 4-room average $929,793 (700m away), an upgrader gap of about $200,000
- Central Area — 4-room average $1,088,814 (1.9 km away), an upgrader gap of about $50,000
FAQ
What is the average PSF for NOVENA HILL?
Is NOVENA HILL freehold?
What is the rental yield for NOVENA HILL?
Which MRT is nearest to NOVENA HILL?
Sources & Next Steps
- NOVENA HILL 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: 7 transactions
- Rental data: 68 leases
- Source: URA
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: May 2026 · 7 records analysed · Source: URA private-sale caveats