Rosevale
Located in District 11 (Watten Estate, Novena, Thomson), Rosevale is a freehold condominium in the Core Central Region (CCR). Completed in 2003, the development comprises 32 units. Sale and rental figures on this page are compiled from URA transaction records.
Overview & Key Facts
ROSEVALE is a freehold condominium at LINCOLN ROAD in District 11 (CCR), developed by ARTS ASSOCIATE COMPANY PTE LTD (FAR EAST ORGANIZATION), comprising 32 units, completed in 2003.
Location & Connectivity
ROSEVALE is approximately 490m from Novena MRT station, with 6 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Novena | North-South Line | 490m |
| Newton | North-South Line | 640m |
| Newton | Downtown Line | 640m |
| Little India | North-East Line | 1.3 km |
| Little India | Downtown Line | 1.3 km |
| Farrer Park | North-East Line | 1.3 km |
Schools & Education
16 schools within 2 km (5 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| St. Margaret's Primary School | Primary | 320m |
| St. Margaret's Secondary School | Secondary | 340m |
| CHIJ Our Lady Queen of Peace | Primary | 700m |
| Singapore Chinese Girls' School (Primary) | Primary | 790m |
| Anglo-Chinese School (Primary) | Primary | 890m |
| St. Joseph's Institution | Secondary | 1.2 km |
| ACS (Junior) | Primary | 1.3 km |
| St. Anthony's Primary School | Primary | 1.3 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 1 | $1,828 psf | $2,400,000 |
| 4 BR | 2 | $1,793 psf | $2,500,000 |
Market Position
ROSEVALE has recorded 3 sales at an average price of $2,466,667.
Rental Yield by Bedroom Type
Blended yield hides the spread between unit sizes — smaller units at ROSEVALE 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 |
|---|---|---|---|---|
| 3 BR | $5,577/mo | $2,400,000 | 2.79% | $232/mo |
| 4 BR | $8,673/mo | $2,500,000 | 4.16% | $347/mo |
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Price Appreciation
| Year | Sales | Avg PSF | Change |
|---|---|---|---|
| 2021 | 2 | $1,796 psf | — |
| 2022 | 1 | $1,822 psf | ↑ 1.5% |
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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 0 sales in the trailing year, pricing signals are indicative rather than definitive; expect wider bid-ask spreads when you negotiate.
- The 32-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, long-term hold (10+ yr), freehold / generational hold and boutique low-density (<100 units) best. Located ~492m from Novena MRT, this property is a comfortable daily walk for transit commuters.
foreign / absd-aware buyers should treat this as a shortlist candidate, not a default choice.
It is a weaker fit for en-bloc speculators — other options likely serve them better. Older site profile in an en-bloc-active cluster — speculative upside if collective sale activates.
Verdict
ROSEVALE is a freehold development in District 11 (CCR), with 32 units, offering a gross yield of 3.1%.
Explore the full ROSEVALE dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing ROSEVALE 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 $1,600,000
- Central Area — 4-room average $1,088,814 (1.3 km away), an upgrader gap of about $1,400,000
- Toa Payoh — 4-room average $929,793 (1.6 km away), an upgrader gap of about $1,550,000
FAQ
What is the average PSF for ROSEVALE?
Is ROSEVALE freehold?
What is the rental yield for ROSEVALE?
Which MRT is nearest to ROSEVALE?
Sources & Next Steps
- ROSEVALE 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: 3 transactions
- Rental data: 51 leases
- Source: URA
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Mar 2022 · 3 records analysed · Source: URA private-sale caveats