Lucida
SUFFOLK ROAD · D11
Median PSF · 12m
S$1,640
Median price · 12m
S$1.77M
Latest sale
S$1.79M
Oct 2025
1-year change
-8.3%
Sales · 12m
2
12 all time
Gross yield
3.72%
14 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
- -2.3%
- Annualised
- -1.0%
- Transactions
- 12
- 1 year
- -8.3%
- 3 years p.a.
- -0.2%
- 5 years p.a.
- —
- Median size
- 1,066 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 | Lucida | D11 median | Difference |
|---|---|---|---|
| Median PSF | S$1,640 | S$2,049 | -19.9% |
| Median price | S$1.77M | S$2.40M | -26.1% |
| Gross rental yield | 3.72% | 3.83% | -0.1 pts |
| 1-year price change | -8.3% | +0.9% | -9.2 pts |
This development trades about 20% below the D11 median price per square foot.
Rental
Rent and yield
From URA private residential rental contracts.
Median monthly rent
S$4,100
Contracts · 12m
14
Implied annual rent
S$49K
Gross yield
3.72%
| Unit type | Contracts | Median rent |
|---|---|---|
| 2 bedroom | 7 | S$4,300 |
| 1 bedroom | 5 | S$3,300 |
| 3 bedroom | 2 | S$5,650 |
Investment analysis
Investment score 59 / 100
Each component is a percentile rank against every other private development in the database. This is an analytical indicator, not financial advice.
59/100
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.
- Valuationweight 22%81
How its median price per square foot compares with its own district.
- Supply riskweight 10%77
Upcoming units recorded in the same district. Higher score means less competing supply.
- Rental yieldweight 20%70
Gross yield against every other development in its segment.
- Liquidityweight 15%69
Transactions in the last 12 months — how easily it trades.
- Locationweight 15%39
Distance to the nearest rail station, plus schools within 1 km. Nearest is Novena MRT at 680 m.
- Price momentumweight 18%20
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 MRT680 m
- Newton MRT740 m
- Little India Interchange MRT940 m
- Little India MRT1.0 km
Schools within 2 km
- St. Joseph'S Institution Juniorprimary390 m
- Anglo-Chinese School (Junior)primary690 m
- Farrer Park Primary Schoolprimary720 m
- Anglo-Chinese School (Primary)primary1.1 km
- Anglo-Chinese School (Barker Road)secondary (s1-s5)1.1 km
- St. Margaret'S School (Primary)primary1.2 km
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
- SANCTUARY@NEWTONASK Development Pte Ltd38 units390 m
- ENCHANT�Evelyn Pte Ltd25 units490 m
- PULLMAN RESIDENCES NEWTONEL Development (Horizon) Pte Ltd340 units630 m
- 32 GILSTEADPeak Vista Pte Ltd14 units700 m
- PICCADILLY GRANDMaximus Residential SG Pte Ltd/Maximus Commercial SG Pte Ltd407 units950 m
- ORCHARD SOPHIAOrchard Sophia Pte Ltd78 units1.3 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 |
|---|---|---|---|---|---|---|
| Oct 2025 | Apartment | S$1,788,000 | 1,098 sqft | S$1,629 | 06-10 | — |
| Oct 2025 | Apartment | S$1,760,000 | 1,066 sqft | S$1,652 | 01-05 | — |
| Dec 2024 | Apartment | S$2,368,000 | 1,324 sqft | S$1,789 | 16-20 | — |
| Aug 2024 | Apartment | S$1,065,000 | 624 sqft | S$1,706 | 06-10 | — |
| Sep 2023 | Apartment | S$1,086,000 | 624 sqft | S$1,740 | 11-15 | — |
| May 2023 | Apartment | S$1,028,888 | 624 sqft | S$1,648 | 11-15 | — |
| Oct 2022 | Apartment | S$1,020,000 | 624 sqft | S$1,634 | 21-25 | — |
| Jul 2022 | Apartment | S$5,000,000 | 3,853 sqft | S$1,298 | 21-25 | — |
| Jul 2022 | Apartment | S$1,741,000 | 1,066 sqft | S$1,634 | 16-20 | — |
| Feb 2022 | Apartment | S$1,670,000 | 1,066 sqft | S$1,567 | 06-10 | — |
| Dec 2021 | Apartment | S$1,788,000 | 1,098 sqft | S$1,629 | 11-15 | — |
| Dec 2021 | Apartment | S$1,080,000 | 624 sqft | S$1,730 | 16-20 | — |
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Ten @ Suffolk
S$1,993
+11.6%1 sales2.9% yield
Suffolk Premier
S$1,738
+0.1%1 sales3.1% yield
Cube 8
S$2,057
+3.8%5 sales3.7% yield
Tan Tong Meng Tower
S$1,211
—2 sales1.8% yield
Novena Regency
S$2,090
+14.4%1 sales3.5% yield
368 Thomson
S$1,844
-8.2%3 sales3.9% yield
Birmingham Mansions
S$1,886
—2 sales2.7% yield
Thomson 800
S$2,048
+8.3%11 sales5.4% 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.