Lincoln Suites
KHIANG GUAN AVENUE · D11
Median PSF · 12m
S$2,182
Median price · 12m
S$2.30M
Latest sale
S$1.05M
Aug 2026
1-year change
-7.9%
Sales · 12m
5
29 all time
Gross yield
3.40%
71 leases
Price history
How this development has traded
Median transacted price and price per square foot by quarter, from every sale on record here.
- Change over window
- +3.5%
- Annualised
- +1.1%
- Transactions
- 29
- 1 year
- -7.9%
- 3 years p.a.
- -1.4%
- 5 years p.a.
- +0.7%
- Median size
- 780 sqft
Against the neighbourhood
How it compares within D11
Watten Estate, Novena, Thomson. All figures are medians over the last 12 months for private homes in this district.
| Measure | Lincoln Suites | D11 median | Difference |
|---|---|---|---|
| Median PSF | S$2,182 | S$2,538 | -14.1% |
| Median price | S$2.30M | S$2.87M | -19.8% |
| Gross rental yield | 3.40% | 2.90% | +0.5 pts |
| 1-year price change | -7.9% | +21.6% | -29.5 pts |
This development trades about 14% below the D11 median price per square foot.
Rental
Rent and yield
From URA private residential rental contracts.
Median monthly rent
S$3,700
Contracts · 12m
71
Implied annual rent
S$44K
Gross yield
3.40%
| Unit type | Contracts | Median rent |
|---|---|---|
| All units | 29 | S$3,200 |
| 1 bedroom | 16 | S$3,650 |
| 2 bedroom | 15 | S$5,250 |
| 3 bedroom | 9 | S$6,600 |
| 4 bedroom | 2 | S$8,450 |
Investment analysis
Investment score 57 / 100
Each component is a percentile rank against every other private development in the database. This is an analytical indicator, not financial advice.
57/100
100% of the scoring weight measurable
Every bar is a percentile rank, so 70 means this development sits above roughly 70% of its peers on that factor. Factors we cannot measure are excluded and the remaining weights are rebalanced, rather than scored as zero.
- Liquidityweight 15%85
Transactions in the last 12 months — how easily it trades.
- Supply riskweight 10%77
Upcoming units recorded in the same district. Higher score means less competing supply.
- Locationweight 15%74
Distance to the nearest rail station, plus schools within 1 km. Nearest is Novena MRT at 350 m.
- Rental yieldweight 20%59
Gross yield against every other development in its segment.
- Valuationweight 22%50
How its median price per square foot compares with its own district.
- Price momentumweight 18%15
Three-year annualised change in median PSF, or one year where three is unavailable.
The investment score is an analytical indicator computed from transaction and location data. It is not a recommendation, a forecast, or financial advice.
Location
Nearby amenities
Rail stations
- Novena MRT350 m
- Newton MRT750 m
- Little India Interchange MRT1.3 km
- Little India MRT1.4 km
Schools within 2 km
- St. Joseph'S Institution Juniorprimary310 m
- Anglo-Chinese School (Primary)primary810 m
- Anglo-Chinese School (Barker Road)secondary (s1-s5)820 m
- Anglo-Chinese School (Junior)primary930 m
- Farrer Park Primary Schoolprimary1.1 km
- Catholic Junior Collegejunior college1.2 km
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
- SANCTUARY@NEWTONASK Development Pte Ltd38 units220 m
- ENCHANT�Evelyn Pte Ltd25 units330 m
- 32 GILSTEADPeak Vista Pte Ltd14 units420 m
- PULLMAN RESIDENCES NEWTONEL Development (Horizon) Pte Ltd340 units540 m
- PICCADILLY GRANDMaximus Residential SG Pte Ltd/Maximus Commercial SG Pte Ltd407 units1.3 km
- ORCHARD SOPHIAOrchard Sophia Pte Ltd78 units1.7 km
High upcoming supply nearby may increase competition for tenants and buyers.
The record
Transactions at this development
| Month | Type | Price | Size | PSF | Floor | Lease left |
|---|---|---|---|---|---|---|
| Aug 2026 | Condominium | S$1,050,000 | 484 sqft | S$2,168 | 26-30 | — |
| Jul 2026 | Condominium | S$1,040,000 | 474 sqft | S$2,196 | 06-10 | — |
| Feb 2026 | Condominium | S$5,850,000 | 3,746 sqft | S$1,562 | 26-30 | — |
| Feb 2026 | Condominium | S$2,300,000 | 1,076 sqft | S$2,137 | 06-10 | — |
| Oct 2025 | Condominium | S$2,580,000 | 1,109 sqft | S$2,327 | 21-25 | — |
| Aug 2025 | Condominium | S$2,650,000 | 1,119 sqft | S$2,367 | 21-25 | — |
| Jul 2025 | Condominium | S$5,560,000 | 3,143 sqft | S$1,769 | 21-25 | — |
| Feb 2025 | Condominium | S$1,250,000 | 527 sqft | S$2,370 | 06-10 | — |
| Jan 2025 | Condominium | S$3,450,000 | 1,561 sqft | S$2,210 | 06-10 | — |
| Nov 2024 | Condominium | S$1,220,000 | 474 sqft | S$2,576 | 26-30 | — |
| Oct 2024 | Condominium | S$1,185,000 | 484 sqft | S$2,446 | 26-30 | — |
| Jun 2024 | Condominium | S$2,225,000 | 1,033 sqft | S$2,153 | 06-10 | — |
| Jun 2024 | Condominium | S$1,168,000 | 463 sqft | S$2,524 | 21-25 | — |
| Dec 2023 | Condominium | S$1,150,000 | 463 sqft | S$2,485 | 11-15 | — |
| Nov 2023 | Condominium | S$1,085,000 | 474 sqft | S$2,291 | 06-10 | — |
| Oct 2023 | Condominium | S$3,750,000 | 1,615 sqft | S$2,323 | 21-25 | — |
| Oct 2023 | Condominium | S$2,550,000 | 1,098 sqft | S$2,323 | 16-20 | — |
| Oct 2023 | Condominium | S$1,100,000 | 463 sqft | S$2,377 | 06-10 | — |
| Aug 2023 | Condominium | S$1,150,000 | 463 sqft | S$2,485 | 11-15 | — |
| Aug 2023 | Condominium | S$990,000 | 463 sqft | S$2,139 | 06-10 | — |
| May 2023 | Condominium | S$1,190,000 | 474 sqft | S$2,513 | 21-25 | — |
| Apr 2023 | Condominium | S$4,160,000 | 1,841 sqft | S$2,260 | 21-25 | — |
| Jan 2023 | Condominium | S$1,052,988 | 463 sqft | S$2,275 | 16-20 | — |
| Dec 2021 | Condominium | S$3,550,000 | 1,798 sqft | S$1,975 | 06-10 | — |
| Nov 2021 | Condominium | S$3,460,000 | 1,561 sqft | S$2,217 | 06-10 | — |
| Oct 2021 | Condominium | S$3,425,000 | 1,615 sqft | S$2,121 | 16-20 | — |
| Sep 2021 | Condominium | S$7,768,636 | 5,597 sqft | S$1,388 | 26-30 | — |
| Sep 2021 | Condominium | S$3,880,000 | 1,841 sqft | S$2,108 | 16-20 | — |
| Sep 2021 | Condominium | S$3,450,000 | 1,615 sqft | S$2,137 | 21-25 | — |
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Sanctuary@Newton
S$2,666
-3.4%16 sales3.2% yield
Suites @ Newton
S$2,173
+27.6%2 sales3.3% yield
Amaryllis Ville
S$2,123
+1.1%7 sales3.9% yield
26 Newton
S$2,217
-0.4%8 sales3.5% yield
Newton Suites
S$2,387
+1.1%4 sales3.0% yield
L'Viv
S$2,298
+2.3%3 sales4.5% yield
Newton Imperial
S$2,103
—1 sales2.5% yield
Newton One
S$2,212
-2.2%4 sales3.1% yield
Important
Property values shown are estimates generated from available transaction and market data and are not official valuations. Actual transaction prices may differ. Data availability and accuracy depend on the underlying source datasets. Users should conduct their own due diligence and seek professional advice where appropriate.