NEU AT NOVENA
UrbanLens Analysis
NEU AT NOVENA commands $2,726 PSF -- 37% above what District 11 typically fetches ($1,983 PSF). Novena MRT sits just 236m away (3-min walk), a clear connectivity win. Against WATTEN HOUSE at $3,264 PSF, the 16% discount is worth examining closely.
Prices have essentially flatlined over two years (+2.5%), suggesting a market in equilibrium. Just 3 transactions in two years -- thin liquidity means pricing carries wide confidence intervals. For context, PARK INFINIA AT WEE NAM has gained 4.3% over the same period.
Being freehold means zero lease-decay anxiety. Full CPF eligibility, maximum LTV, and a universally bankable asset. Gross yield of 2.8% tracks the CCR average of 3.0%. At $4,320/month median rent, income is market-rate -- neither a standout nor a weakness.
The 87-unit size hits a practical sweet spot -- enough scale for decent facilities without the oversupply risk of mega-developments.
Nearby Comparables
| Development | Median PSF | Yield | 2Y Change |
|---|---|---|---|
| WATTEN HOUSE | $3,264 | — | +1.8% |
| SANCTUARY@NEWTON | $2,691 | — | +1.7% |
| AMARYLLIS VILLE | $2,060 | 3.0% | +8.8% |
| PARK INFINIA AT WEE NAM | $2,425 | 2.7% | +4.3% |
| SOLEIL @ SINARAN | $2,070 | 3.3% | +4.4% |
PSF Trend
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