The Armadale
The Armadale is a freehold condominium in District 11 (Watten Estate, Novena, Thomson), within Singapore's Core Central Region (CCR). Completed in 2000, the development comprises 43 units. Sale and rental figures on this page are compiled from URA transaction records.
Overview & Key Facts
THE ARMADALE is a freehold condominium at GILSTEAD ROAD in District 11 (CCR), developed by AMSTON PROPERTIES PTE LTD, comprising 43 units, completed in 2000.
Location & Connectivity
THE ARMADALE is approximately 450m from Novena MRT station, with 4 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Novena | North-South Line | 450m |
| Newton | North-South Line | 590m |
| Newton | Downtown Line | 590m |
| Mount Pleasant | Thomson-East Coast Line | 1.1 km |
Schools & Education
16 schools within 2 km (6 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Singapore Chinese Girls' School (Primary) | Primary | 510m |
| Anglo-Chinese School (Primary) | Primary | 630m |
| St. Margaret's Primary School | Primary | 710m |
| St. Joseph's Institution | Secondary | 730m |
| St. Margaret's Secondary School | Secondary | 760m |
| CHIJ Our Lady Queen of Peace | Primary | 970m |
| New Town Primary School | Primary | 1.2 km |
| St. Anthony's Primary School | Primary | 1.3 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 3 | $1,767 psf | $1,180,000 |
| 2 BR | 3 | $1,868 psf | $1,550,000 |
| 3 BR | 5 | $1,783 psf | $1,919,600 |
| 4 BR | 1 | $1,489 psf | $2,100,000 |
Market Position
THE ARMADALE has recorded 12 sales at an average price of $1,657,333.
Rental Yield by Bedroom Type
Blended yield hides the spread between unit sizes — smaller units at THE ARMADALE 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 | $3,313/mo | $1,180,000 | 3.37% | $281/mo |
| 2 BR | $4,450/mo | $1,550,000 | 3.45% | $287/mo |
| 3 BR | $5,092/mo | $1,919,600 | 3.18% | $265/mo |
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Price Appreciation
| Year | Sales | Avg PSF | Change |
|---|---|---|---|
| 2022 | 3 | $1,575 psf | — |
| 2023 | 3 | $1,751 psf | ↑ 11.2% |
| 2024 | 3 | $1,736 psf | ↓ 0.8% |
| 2025 | 1 | $2,139 psf | ↑ 23.2% |
| 2026 | 2 | $1,991 psf | ↓ 6.9% |
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THE ARMADALE prices have cooled 6.9% from the 2025 peak, yet remain 26.4% above where the series began in 2022.
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 2 transactions 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.
- At 43 units, this is a boutique development — fewer comparable sales to anchor valuations, and maintenance costs spread across a smaller fee base.
Best suited for
Who This Actually Suits
Buyers most likely to be happy here: mrt-walkable commuters, en-bloc speculators, freehold / generational hold and first-time hdb upgraders. Located ~447m from Novena MRT, this property is a comfortable daily walk for transit commuters.
yield-focused investors, long-term hold (10+ yr) and foreign / absd-aware buyers should treat this as a shortlist candidate, not a default choice.
It is a weaker fit for resort facilities — other options likely serve them better. Resort-grade amenity stack including multiple pools, clubhouse, and recreational facilities.
Verdict
THE ARMADALE is a freehold development in District 11 (CCR), with 43 units, offering a gross yield of 3.1%.
At ~$2,040 psf, it reflects its premium CCR positioning.
Explore the full THE ARMADALE dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing THE ARMADALE against staying public? These HDB towns sit within walking or short-drive distance:
- Kallang/whampoa — 4-room average $882,887 (820m away), an upgrader gap of about $750,000
- 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 (1.7 km away), an upgrader gap of about $550,000
FAQ
What is the average PSF for THE ARMADALE?
Is THE ARMADALE freehold?
What is the rental yield for THE ARMADALE?
Which MRT is nearest to THE ARMADALE?
Sources & Next Steps
- THE ARMADALE 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: 95 leases
- Source: URA
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: May 2026 · 12 records analysed · Source: URA private-sale caveats