Novena Regency
Novena Regency is a freehold condominium located in District 11 (Watten Estate, Novena, Thomson), part of the Core Central Region (CCR). Completed in 2017, the development comprises 55 units. Sale and rental figures on this page are compiled from URA transaction records.
Overview & Key Facts
NOVENA REGENCY is a freehold condominium at THOMSON ROAD in District 11 (CCR), developed by FRAGRANCE REALTY PTE LTD, comprising 55 units, completed in 2017.
Location & Connectivity
NOVENA REGENCY is approximately 270m from Novena MRT station, with 5 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Novena | North-South Line | 270m |
| Newton | North-South Line | 900m |
| Newton | Downtown Line | 900m |
| Mount Pleasant | Thomson-East Coast Line | 960m |
| Toa Payoh | North-South Line | 1.4 km |
Schools & Education
19 schools within 2 km (7 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| St. Joseph's Institution | Secondary | 650m |
| Singapore Chinese Girls' School (Primary) | Primary | 790m |
| CHIJ Our Lady Queen of Peace | Primary | 860m |
| Anglo-Chinese School (Primary) | Primary | 910m |
| St. Margaret's Primary School | Primary | 920m |
| St. Margaret's Secondary School | Secondary | 940m |
| New Town Primary School | Primary | 1 km |
| Saint Joseph's Institution International | International | 1.3 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| Studio | 3 | $1,893 psf | $915,000 |
| 1 BR | 2 | $2,013 psf | $1,210,000 |
| 4 BR | 3 | $1,497 psf | $2,430,296 |
Market Position
NOVENA REGENCY has recorded 8 sales at an average price of $1,556,986.
Rental Yield by Bedroom Type
Blended yield hides the spread between unit sizes — smaller units at NOVENA REGENCY 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 |
|---|---|---|---|---|
| 0 BR | $5,510/mo | $915,000 | 7.23% | $602/mo |
| 1 BR | $2,771/mo | $1,210,000 | 2.75% | $229/mo |
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Price Appreciation
| Year | Sales | Avg PSF | Change |
|---|---|---|---|
| 2021 | 1 | $1,267 psf | — |
| 2023 | 4 | $1,826 psf | ↑ 44.1% |
| 2024 | 2 | $1,767 psf | ↓ 3.2% |
| 2026 | 1 | $2,090 psf | ↑ 18.3% |
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The latest reading marks the highest point in this series — NOVENA REGENCY prices have climbed 64.9% 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 55-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
Buyers most likely to be happy here: mrt-walkable commuters, freehold / generational hold and boutique low-density (<100 units). Located ~267m from Novena MRT, this property is a comfortable daily walk for transit commuters.
For long-term hold (10+ yr) and foreign / absd-aware buyers, it can work — but weigh the trade-offs before committing.
multi-generational families and resort facilities should probably look elsewhere. Larger unit configurations or dual-key layouts make this viable for 3-generation households.
Verdict
NOVENA REGENCY is a freehold development in District 11 (CCR), with 55 units, offering a gross yield of 2.6%.
At ~$2,090 psf, it reflects its premium CCR positioning.
Explore the full NOVENA REGENCY dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing NOVENA REGENCY against staying public? These HDB towns sit within walking or short-drive distance:
- Kallang/whampoa — 4-room average $882,887 (510m away), an upgrader gap of about $650,000
- Toa Payoh — 4-room average $929,793 (1 km away), an upgrader gap of about $650,000
- Central Area — 4-room average $1,088,814 (1.8 km away), an upgrader gap of about $450,000
FAQ
What is the average PSF for NOVENA REGENCY?
Is NOVENA REGENCY freehold?
What is the rental yield for NOVENA REGENCY?
Which MRT is nearest to NOVENA REGENCY?
Sources & Next Steps
- NOVENA REGENCY 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: 8 transactions
- Rental data: 184 leases
- Source: URA
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Jun 2026 · 8 records analysed · Source: URA private-sale caveats