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District 11 · CCR · Core Central Region

District 11 — Novena, Newton, Thomson

Prime without Orchard's price. $2,107 psf across 215 condo deals, with a school roster that does most of the selling.

NovenaNewtonThomsonBalestier fringeDunearn

Figures pulled 23 July 2026 from URA caveat data and HDB resale registrations — completed transactions, not portal asking prices.

Private condo

$2,378 psf

median $2,580,000

663 caveats

HDB 4-room · TOA PAYOH

$990,000

449 resales

Condo rent

$5,100 / month

952 contracts

MRT

North South, Downtown, Thomson–East Coast

Prime without Orchard’s price. $2,378 psf across 663 condo deals, with a school roster that does most of the selling.

What moves price here

  1. Schools drive demand — the ACS, SJI and SCGS cluster is the single strongest pull in the district.
  2. The medical hub at Novena supports a steady professional rental pool; median rent is $5,100 across 952 contracts.
  3. Toa Payoh HDB at $990,000 (4-room, 449 deals) shows the strength of the adjacent public-housing market.

Who it suits

Families targeting the school belt, and buyers who want CCR access with more space per dollar than D9 or D10.

What to check before you commit

  • Actual school distance and balloting odds, not brochure claims
  • Traffic on the arterial roads at school hours
  • Freehold vs leasehold mix on your shortlist

Figures pulled 2026-07-23 from URA caveat data and HDB resale registrations — completed transactions, not portal asking prices. Caveats lag the live market by a few weeks. Want the numbers for a specific project or block in District 11? Ask me and I’ll pull them.

Can you afford it?

What income does District 11 actually need?

Banks don't test you at the rate they advertise. They test you at the MAS floor of 4%. Here's the gross household income needed to clear that test on a median-priced home here.

Median homePriceLoan at 75%Monthly at 4%Income needed
HDB 4-room resale · TOA PAYOHMSR 30% cap$990,000$742,500$3,919$13,064
Private condoTDSR 55% cap$2,580,000$1,935,000$10,214$18,570

What this does not include

This is the arithmetic on a median home, nothing more. Your real ceiling moves with existing debt (a car loan bites hard), your CPF balance, your age — which caps loan tenure — citizenship, and how much cash you hold for the portion CPF can't cover. It also assumes a 25-year tenure and no other borrowings. Two households on identical incomes routinely get very different answers.

Run my actual numbers — free

Assumes 75% loan-to-value on a first housing loan, 25-year tenure, and the MAS medium-term interest rate floor of 4% used for TDSR/MSR computation. Income figures are gross monthly household income with no other debt. Frameworks per MAS; property medians from URA caveats and HDB resale registrations.

The private market

Which condos actually trade here.

The district median is an average of very different buildings. These are the projects with the most completed transactions in the last 12 months — the ones you'll actually be comparing against.

ProjectDealsMedian psfTenure
Dunearn HouseNew launch229$3,10899-yr
Sanctuary@NewtonNew launch20$2,710Freehold
Hillcrest Arcadia14$1,29599-yr
Watten HouseNew launch13$3,256Freehold
Park Infinia at Wee Nam13$2,487Freehold
Soleil @ Sinaran12$2,25499-yr

One district, 2.8× the price. The Arcadia trades at $1,155 psf (6 deals) while Watten House trades at $3,256 psf (13 deals) — both in District 11. Age, tenure, facilities and exact location drive that gap. It's why a district median is a starting point, never a valuation.

113 projects transacted in District 11 over the 12 months to July 2026, across 663 caveats. Ranked by transaction volume. Median psf per project from URA caveat data — completed transactions, not asking prices. “New launch” marks projects where most deals were new sales from the developer. The high/low comparison above only uses projects with at least 5 transactions, so a one-off sale never sets the range.

Let's run your numbers before you commit.

Tell me where you are — thinking about it, actively looking, or already got an offer on the table. I'll come back with the actual figures for your situation. Free, no obligation, no pressure.

Get my free numbers breakdownWhatsApp +65 9806 0007

I reply within one business day. · Eugene Tan · CEA R074026J · PropNex Realty