CCR - 1544 transactions in last 3 years
District 11 (Newton, Novena) sits in Singapore's Core Central Region - the prime central districts known for premium pricing, freehold-heavy stock, and strong long-term capital preservation. Buyers here are typically prioritising prestige and resilience over rental yield.
Last transaction: 2026-05-01. Source: URA private residential PMI.
Composite of appreciation (40%), yield (20%), supply (20%), schools (20%) - ranked against all 28 districts.
Ranked by transaction volume in the last 3 years.
| # | Project | Median PSF | Norm PSF | Gross Yield | Txns (3Y) | Incoming Units |
|---|---|---|---|---|---|---|
| 1 | WATTEN HOUSE | $3,242 | $3,242 | N/A | 136 | 180 |
| 2 | PULLMAN RESIDENCES NEWTON | $3,236 | $3,236 | 2.9% | 49 | - |
| 3 | SOLEIL @ SINARAN | $2,061 | $2,397 | 3.8% | 41 | - |
| 4 | AMARYLLIS VILLE | $2,028 | $2,482 | 3.2% | 37 | - |
| 5 | PARK INFINIA AT WEE NAM | $2,383 | $2,383 | 2.9% | 36 | - |
| 6 | SANCTUARY@NEWTON | $2,688 | $2,688 | N/A | 35 | - |
| 7 | 10 EVELYN | $2,774 | $2,774 | N/A | 31 | - |
| 8 | THOMSON 800 | $1,892 | $1,892 | 2.3% | 28 | - |
| 9 | 26 NEWTON | $2,230 | $2,230 | 3.5% | 25 | - |
| 10 | ROCHELLE AT NEWTON | $1,917 | $2,208 | N/A | 25 | - |
| 11 | NINETEEN SHELFORD ROAD | $1,964 | $1,964 | 2.8% | 24 | - |
| 12 | HILLCREST ARCADIA | $1,281 | $1,834 | 3.4% | 24 | - |
| 13 | THE GLYNDEBOURNE | $2,235 | $2,235 | 2.7% | 22 | - |
| 14 | ENCHANTÉ | $2,827 | $2,827 | N/A | 21 | - |
| 15 | L'VIV | $2,254 | $2,254 | 3.2% | 21 | - |
About this number
Normalized PSF uses Bala's Table - the Singapore Land Authority differential premium reference for valuing leasehold against freehold. Bala values a fresh 99-year lease at 96% of freehold; the curve drops non-linearly, reaching ~75% at 50 years remaining and ~60% at 30 years.
Below 40 years remaining we stop normalizing because the curve diverges from market reality once CPF withdrawal restrictions and bank LTV cliffs dominate.
A separate 5% adjustment applies to projects whose lease commenced before 2023, reflecting the older strata-area measurement convention (which counted air-con ledges and bay windows).
Source: Singapore Land Authority differential premium reference (Bala's Table).
5 tracked primary schools.