Novena Suites
Novena Suites is a freehold condominium in District 11 (Watten Estate, Novena, Thomson), within Singapore's Core Central Region (CCR). The development was completed in 2004 and comprises 92 units. This page tracks recorded sale prices, rental contracts and yield trends from URA data.
Overview & Key Facts
NOVENA SUITES is a freehold condominium at MOULMEIN ROAD in District 11 (CCR), developed by UOL DEVELOPMENT(NOVENA) PTE LTD, comprising 92 units, completed in 2004.
Location & Connectivity
NOVENA SUITES is approximately 190m from Novena MRT station, with 7 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Novena | North-South Line | 190m |
| Newton | North-South Line | 930m |
| Newton | Downtown Line | 930m |
| Farrer Park | North-East Line | 1.3 km |
| Mount Pleasant | Thomson-East Coast Line | 1.4 km |
| Little India | North-East Line | 1.5 km |
Schools & Education
16 schools within 2 km (4 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| CHIJ Our Lady Queen of Peace | Primary | 480m |
| St. Margaret's Secondary School | Secondary | 650m |
| St. Margaret's Primary School | Primary | 660m |
| Singapore Chinese Girls' School (Primary) | Primary | 970m |
| St. Joseph's Institution | Secondary | 1.1 km |
| Anglo-Chinese School (Primary) | Primary | 1.1 km |
| New Town Primary School | Primary | 1.4 km |
| Farrer Park Primary School | Primary | 1.4 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 5 | $1,863 psf | $1,243,476 |
| 2 BR | 7 | $2,156 psf | $1,997,143 |
Market Position
NOVENA SUITES has recorded 12 sales at an average price of $1,683,115.
Rental Yield by Bedroom Type
Blended yield hides the spread between unit sizes — smaller units at NOVENA SUITES 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 | $3,744/mo | $1,243,476 | 3.61% | $301/mo |
| 2 BR | $4,507/mo | $1,997,143 | 2.71% | $226/mo |
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Price Appreciation
| Year | Sales | Avg PSF | Change |
|---|---|---|---|
| 2022 | 4 | $1,833 psf | — |
| 2023 | 3 | $2,111 psf | ↑ 15.2% |
| 2024 | 4 | $2,102 psf | ↓ 0.5% |
| 2026 | 1 | $2,333 psf | ↑ 11.0% |
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NOVENA SUITES prices sit at a fresh series high after a 11.0% gain on the prior period, now 27.3% above the 2022 starting level.
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
- Only 1 transaction were recorded in the past 12 months, so the price figures here rest on a thin sample — a single outlier deal can move the averages.
Best suited for
Who This Actually Suits
This is a strong match for empty nesters / downsizers, mrt-walkable commuters, long-term hold (10+ yr) and freehold / generational hold. Manageable scale and accessibility profile work for buyers right-sizing from a larger home.
For yield-focused investors and foreign / absd-aware buyers, it can work — but weigh the trade-offs before committing.
families with young children should probably look elsewhere. Family-suitable layout and CCR (Core Central Region) location with established school catchments nearby.
One caution flagged here: avoid if mrt-dependent — MRT access is meaningfully constrained — transit-dependent buyers should consider better-connected alternatives.
Verdict
NOVENA SUITES is a freehold development in District 11 (CCR), with 92 units, offering a gross yield of 2.9%.
At ~$2,333 psf, it reflects its premium CCR positioning.
Explore the full NOVENA SUITES dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing NOVENA SUITES 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 $800,000
- Toa Payoh — 4-room average $929,793 (1.3 km away), an upgrader gap of about $750,000
- Central Area — 4-room average $1,088,814 (1.4 km away), an upgrader gap of about $600,000
FAQ
What is the average PSF for NOVENA SUITES?
Is NOVENA SUITES freehold?
What is the rental yield for NOVENA SUITES?
Which MRT is nearest to NOVENA SUITES?
Sources & Next Steps
- NOVENA SUITES 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: 12 transactions
- Rental data: 188 leases
- Source: URA
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Apr 2026 · 12 records analysed · Source: URA private-sale caveats