Villas @ Gilstead
Villas @ Gilstead is a freehold condominium located in District 11 (Watten Estate, Novena, Thomson), part of the Core Central Region (CCR). The development was completed in 2010 and comprises 18 units. This page tracks recorded sale prices, rental contracts and yield trends from URA data.
Overview & Key Facts
VILLAS @ GILSTEAD is a freehold condominium at GILSTEAD ROAD in District 11 (CCR), developed by VILLAS AT GILSTEAD PTE LTD, comprising 18 units, completed in 2010.
Location & Connectivity
VILLAS @ GILSTEAD is approximately 540m from Newton MRT station, with 6 stations within 1.5 km.
Schools & Education
18 schools within 2 km (5 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Singapore Chinese Girls' School (Primary) | Primary | 410m |
| Anglo-Chinese School (Primary) | Primary | 530m |
| St. Joseph's Institution | Secondary | 680m |
| St. Margaret's Primary School | Primary | 770m |
| St. Margaret's Secondary School | Secondary | 830m |
| CHIJ Our Lady Queen of Peace | Primary | 1.1 km |
| New Town Primary School | Primary | 1.2 km |
| St. Anthony's Primary School | Primary | 1.3 km |
Market Position
VILLAS @ GILSTEAD has recorded 10 sales at an average price of $4,285,778.
Price Appreciation
| Year | Sales | Avg PSF | Change |
|---|---|---|---|
| 2021 | 2 | $766 psf | — |
| 2022 | 3 | $717 psf | ↓ 6.4% |
| 2024 | 3 | $871 psf | ↑ 21.5% |
| 2025 | 2 | $670 psf | ↓ 23.1% |
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From the 2024 high, VILLAS @ GILSTEAD prices have given back 23.1% — still 12.5% below the 2021 baseline.
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 18-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: car-owning households, long-term hold (10+ yr), freehold / generational hold and boutique low-density (<100 units). At ~539m from the nearest MRT, this property suits households with a car who value arterial road access over transit proximity.
empty nesters / downsizers 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.
Verdict
VILLAS @ GILSTEAD is a freehold development in District 11 (CCR), with 18 units, offering a gross yield of 2.1%.
At ~$670 psf, it reflects its premium CCR positioning.
Explore the full VILLAS @ GILSTEAD dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing VILLAS @ GILSTEAD against staying public? These HDB towns sit within walking or short-drive distance:
- Kallang/whampoa — 4-room average $882,887 (870m away), an upgrader gap of about $3,400,000
- Toa Payoh — 4-room average $929,793 (1.3 km away), an upgrader gap of about $3,350,000
- Central Area — 4-room average $1,088,814 (1.8 km away), an upgrader gap of about $3,200,000
FAQ
What is the average PSF for VILLAS @ GILSTEAD?
Is VILLAS @ GILSTEAD freehold?
What is the rental yield for VILLAS @ GILSTEAD?
Which MRT is nearest to VILLAS @ GILSTEAD?
Sources & Next Steps
- VILLAS @ GILSTEAD 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: 10 transactions
- Rental data: 15 leases
- Source: URA
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Dec 2025 · 10 records analysed · Source: URA private-sale caveats