Ten @ Suffolk
Located in District 11 (Watten Estate, Novena, Thomson), Ten @ Suffolk is a freehold condominium in the Core Central Region (CCR). Completed in 2007, the development comprises 37 units. This page tracks recorded sale prices, rental contracts and yield trends from URA data.
Overview & Key Facts
TEN @ SUFFOLK is a freehold condominium at SUFFOLK ROAD in District 11 (CCR), developed by HONG FOK DEVELOPMENT (NEWTON) PTE LTD, comprising 37 units, completed in 2007.
Location & Connectivity
TEN @ SUFFOLK is approximately 650m from Novena MRT station, with 6 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Novena | North-South Line | 650m |
| Newton | North-South Line | 720m |
| Newton | Downtown Line | 720m |
| Little India | North-East Line | 1.1 km |
| Little India | Downtown Line | 1.1 km |
| Farrer Park | North-East Line | 1.1 km |
Schools & Education
17 schools within 2 km (4 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| St. Margaret's Secondary School | Secondary | 170m |
| St. Margaret's Primary School | Primary | 190m |
| CHIJ Our Lady Queen of Peace | Primary | 680m |
| Singapore Chinese Girls' School (Primary) | Primary | 930m |
| Anglo-Chinese School (Primary) | Primary | 1 km |
| ACS (Junior) | Primary | 1.1 km |
| LASALLE College of the Arts | Tertiary | 1.3 km |
| Farrer Park Primary School | Primary | 1.3 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 3 | $1,685 psf | $1,886,667 |
| 5+ BR | 1 | $1,598 psf | $3,510,000 |
Market Position
TEN @ SUFFOLK has recorded 4 sales at an average price of $2,292,500.
Price Appreciation
| Year | Sales | Avg PSF | Change |
|---|---|---|---|
| 2021 | 1 | $1,501 psf | — |
| 2024 | 2 | $1,684 psf | ↑ 12.2% |
| 2025 | 1 | $1,787 psf | ↑ 6.1% |
Loading chart data...
The latest reading marks the highest point in this series — TEN @ SUFFOLK prices have climbed 19.0% 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.
Loading chart data...
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 37-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: families with young children, car-owning households, long-term hold (10+ yr) and freehold / generational hold. Editorial fit: 'School-priority families (St. Margaret's)'. Family-suitable layout and CCR (Core Central Region) location with established school catchments nearby.
international school families and foreign / absd-aware buyers should treat this as a shortlist candidate, not a default choice.
It is a weaker fit for yield-focused investors and resort facilities — other options likely serve them better. CCR (Core Central Region) location with rental demand profile worth running through our Rental Yield Calculator.
One caution flagged here: avoid if mrt-dependent — MRT access is meaningfully constrained — transit-dependent buyers should consider better-connected alternatives.
Verdict
TEN @ SUFFOLK is a freehold development in District 11 (CCR), with 37 units, offering a gross yield of 2.4%.
At ~$1,787 psf, it reflects its premium CCR positioning.
Explore the full TEN @ SUFFOLK dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing TEN @ SUFFOLK against staying public? These HDB towns sit within walking or short-drive distance:
- Kallang/whampoa — 4-room average $882,887 (440m away), an upgrader gap of about $1,400,000
- Central Area — 4-room average $1,088,814 (1.1 km away), an upgrader gap of about $1,200,000
- Toa Payoh — 4-room average $929,793 (1.7 km away), an upgrader gap of about $1,350,000
FAQ
What is the average PSF for TEN @ SUFFOLK?
Is TEN @ SUFFOLK freehold?
What is the rental yield for TEN @ SUFFOLK?
Which MRT is nearest to TEN @ SUFFOLK?
Sources & Next Steps
- TEN @ SUFFOLK 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: 4 transactions
- Rental data: 21 leases
- Source: URA
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Apr 2025 · 4 records analysed · Source: URA private-sale caveats