Novena Lodge
Located in District 11 (Watten Estate, Novena, Thomson), Novena Lodge is a freehold condominium in the Core Central Region (CCR). Completed in 1998, the development comprises 66 units. Sale and rental figures on this page are compiled from URA transaction records.
Overview & Key Facts
NOVENA LODGE is a freehold condominium at JALAN MERLIMAU in District 11 (CCR), developed by NOVENA DEVELOPMENT PTE LTD, comprising 66 units, completed in 1998.
Location & Connectivity
NOVENA LODGE is approximately 470m from Novena MRT station, with 5 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Novena | North-South Line | 470m |
| Mount Pleasant | Thomson-East Coast Line | 740m |
| Newton | North-South Line | 1.1 km |
| Newton | Downtown Line | 1.1 km |
| Toa Payoh | North-South Line | 1.2 km |
Schools & Education
18 schools within 2 km (3 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| St. Joseph's Institution | Secondary | 510m |
| New Town Primary School | Primary | 720m |
| Singapore Chinese Girls' School (Primary) | Primary | 960m |
| CHIJ Our Lady Queen of Peace | Primary | 1 km |
| Saint Joseph's Institution International | International | 1 km |
| Anglo-Chinese School (Primary) | Primary | 1.1 km |
| St. Margaret's Primary School | Primary | 1.2 km |
| St. Margaret's Secondary School | Secondary | 1.2 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 5 | $1,854 psf | $1,608,378 |
| 3 BR | 1 | $1,961 psf | $1,900,000 |
Market Position
NOVENA LODGE has recorded 6 sales at an average price of $1,656,981.
Rental Yield by Bedroom Type
Blended yield hides the spread between unit sizes — smaller units at NOVENA LODGE 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 | $3,353/mo | $1,608,378 | 2.50% | $208/mo |
| 3 BR | $3,761/mo | $1,900,000 | 2.38% | $198/mo |
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Price Appreciation
| Year | Sales | Avg PSF | Change |
|---|---|---|---|
| 2022 | 2 | $1,779 psf | — |
| 2023 | 2 | $1,784 psf | ↑ 0.3% |
| 2024 | 1 | $2,144 psf | ↑ 20.2% |
| 2026 | 1 | $1,961 psf | ↓ 8.5% |
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From the 2024 high, NOVENA LODGE prices have given back 8.5% — still 10.3% above the 2022 baseline.
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 66-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, mrt-walkable commuters, long-term hold (10+ yr) and freehold / generational hold. Family-suitable layout and CCR (Core Central Region) location with established school catchments nearby.
For yield-focused investors, en-bloc speculators and foreign / absd-aware buyers, it can work — but weigh the trade-offs before committing.
short-term flippers (<5 yr) and resort facilities should probably look elsewhere. TOP 1998 keeps the SSD window in mind for buyers exploring the 3-5 year resale-arbitrage strategy.
Verdict
NOVENA LODGE is a freehold development in District 11 (CCR), with 66 units, offering a gross yield of 2.6%.
At ~$1,961 psf, it reflects its premium CCR positioning.
Explore the full NOVENA LODGE dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing NOVENA LODGE against staying public? These HDB towns sit within walking or short-drive distance:
- Kallang/whampoa — 4-room average $882,887 (280m away), an upgrader gap of about $750,000
- Toa Payoh — 4-room average $929,793 (730m away), an upgrader gap of about $750,000
FAQ
What is the average PSF for NOVENA LODGE?
Is NOVENA LODGE freehold?
What is the rental yield for NOVENA LODGE?
Which MRT is nearest to NOVENA LODGE?
Sources & Next Steps
- NOVENA LODGE 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: 114 leases
- Source: URA
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Jan 2026 · 6 records analysed · Source: URA private-sale caveats