Prime without Orchard’s price. $2,107 psf across 215 condo deals, with a school roster that does most of the selling.
What the numbers say
Condominium transactions, 12 months to July 2026 (URA caveats). Rental medians, Q2 2026 (URA contracts). HDB figures are 4-room resale registrations for TOA PAYOH, 12 months to July 2026 (data.gov.sg) — HDB publishes by town, not by postal district.
| Measure | Figure | Sample |
|---|---|---|
| Median private condominium | $2,107 psf · $2,863,888 median price | 215 transactions |
| Median rent (all sizes) | $5,100 / month | 952 contracts |
| HDB 4-room, TOA PAYOH | $990,000 | 449 transactions |
What moves price here
- Schools drive demand — the ACS, SJI and SCGS cluster is the single strongest pull in the district.
- The medical hub at Novena supports a steady professional rental pool; median rent is $5,100 across 952 contracts.
- 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.