Montebleu
MINBU ROAD · D11
Median PSF · 12m
S$1,982
Median price · 12m
S$1.60M
Latest sale
S$1.62M
Aug 2026
1-year change
+2.0%
Sales · 12m
5
31 all time
Gross yield
3.98%
26 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
- +22.9%
- Annualised
- +5.6%
- Transactions
- 31
- 1 year
- +2.0%
- 3 years p.a.
- +0.1%
- 5 years p.a.
- +4.0%
- Median size
- 850 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 | Montebleu | D11 median | Difference |
|---|---|---|---|
| Median PSF | S$1,982 | S$2,538 | -21.9% |
| Median price | S$1.60M | S$2.87M | -44.2% |
| Gross rental yield | 3.98% | 2.90% | +1.1 pts |
| 1-year price change | +2.0% | +21.6% | -19.5 pts |
This development trades about 22% below the D11 median price per square foot.
Rental
Rent and yield
From URA private residential rental contracts.
Median monthly rent
S$4,150
Contracts · 12m
26
Implied annual rent
S$50K
Gross yield
3.98%
| Unit type | Contracts | Median rent |
|---|---|---|
| 2 bedroom | 11 | S$4,000 |
| 3 bedroom | 6 | S$5,500 |
| 1 bedroom | 5 | S$3,300 |
| 4 bedroom | 4 | S$6,600 |
Investment analysis
Investment score 60 / 100
Each component is a percentile rank against every other private development in the database. This is an analytical indicator, not financial advice.
60/100
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.
- Rental yieldweight 20%78
Gross yield against every other development in its segment.
- Supply riskweight 10%77
Upcoming units recorded in the same district. Higher score means less competing supply.
- Valuationweight 22%64
How its median price per square foot compares with its own district.
- Locationweight 15%35
Distance to the nearest rail station, plus schools within 1 km. Nearest is Novena MRT at 730 m.
- Price momentumweight 18%23
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 MRT730 m
- Toa Payoh MRT1.0 km
- Farrer Park MRT1.5 km
- Boon Keng MRT1.5 km
Schools within 2 km
- St. Joseph'S Institution Juniorprimary830 m
- Northlight Schoolsecondary (s1-s4)930 m
- Hong Wen Schoolprimary1.0 km
- Chij Secondary (Toa Payoh)secondary (s1-s5)1.1 km
- Chij Primary (Toa Payoh)primary1.3 km
- Bendemeer Secondary Schoolsecondary (s1-s5)1.3 km
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
- SANCTUARY@NEWTONASK Development Pte Ltd38 units1.2 km
- ENCHANT�Evelyn Pte Ltd25 units1.3 km
- 32 GILSTEADPeak Vista Pte Ltd14 units1.4 km
- PICCADILLY GRANDMaximus Residential SG Pte Ltd/Maximus Commercial SG Pte Ltd407 units1.5 km
- PULLMAN RESIDENCES NEWTONEL Development (Horizon) Pte Ltd340 units1.6 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$1,618,888 | 807 sqft | S$2,005 | 16-20 | — |
| Jun 2026 | Condominium | S$1,600,000 | 807 sqft | S$1,982 | 06-10 | — |
| May 2026 | Condominium | S$1,600,000 | 807 sqft | S$1,982 | 11-15 | — |
| Mar 2026 | Condominium | S$2,400,000 | 1,227 sqft | S$1,956 | 06-10 | — |
| Oct 2025 | Condominium | S$1,600,000 | 807 sqft | S$1,982 | 21-25 | — |
| Aug 2025 | Condominium | S$1,650,000 | 807 sqft | S$2,044 | 26-30 | — |
| Jul 2025 | Condominium | S$2,350,000 | 1,227 sqft | S$1,915 | 16-20 | — |
| Jul 2025 | Condominium | S$1,668,000 | 850 sqft | S$1,962 | 06-10 | — |
| Mar 2025 | Condominium | S$1,068,000 | 570 sqft | S$1,872 | 16-20 | — |
| Jan 2025 | Condominium | S$1,700,000 | 850 sqft | S$1,999 | 21-25 | — |
| Dec 2024 | Condominium | S$1,560,000 | 807 sqft | S$1,932 | 21-25 | — |
| Nov 2024 | Condominium | S$1,660,000 | 850 sqft | S$1,952 | 16-20 | — |
| Nov 2024 | Condominium | S$1,600,000 | 850 sqft | S$1,882 | 06-10 | — |
| Jul 2024 | Condominium | S$3,050,000 | 1,475 sqft | S$2,068 | 21-25 | — |
| Jul 2024 | Condominium | S$1,620,000 | 807 sqft | S$2,007 | 26-30 | — |
| Jun 2024 | Condominium | S$1,708,000 | 850 sqft | S$2,009 | 26-30 | — |
| May 2024 | Condominium | S$1,710,000 | 850 sqft | S$2,011 | 21-25 | — |
| Apr 2024 | Condominium | S$3,000,000 | 1,475 sqft | S$2,034 | 26-30 | — |
| Oct 2023 | Condominium | S$2,220,000 | 1,141 sqft | S$1,946 | 21-25 | — |
| Sep 2023 | Condominium | S$3,150,000 | 1,593 sqft | S$1,977 | 31-35 | — |
| Sep 2022 | Condominium | S$4,200,000 | 2,895 sqft | S$1,451 | 31-35 | — |
| Aug 2022 | Condominium | S$1,500,000 | 807 sqft | S$1,858 | 21-25 | — |
| Jul 2022 | Condominium | S$1,520,000 | 850 sqft | S$1,788 | 16-20 | — |
| Jun 2022 | Condominium | S$2,510,000 | 1,475 sqft | S$1,702 | 16-20 | — |
| Dec 2021 | Condominium | S$2,550,000 | 1,593 sqft | S$1,601 | 21-25 | — |
| Dec 2021 | Condominium | S$1,390,000 | 807 sqft | S$1,722 | 11-15 | — |
| Nov 2021 | Condominium | S$3,255,000 | 2,626 sqft | S$1,239 | 31-35 | — |
| Nov 2021 | Condominium | S$1,380,000 | 807 sqft | S$1,709 | 06-10 | — |
| Oct 2021 | Condominium | S$2,650,000 | 1,755 sqft | S$1,510 | 01-05 | — |
| Oct 2021 | Condominium | S$2,460,000 | 1,475 sqft | S$1,668 | 26-30 | — |
| Sep 2021 | Condominium | S$2,600,000 | 1,593 sqft | S$1,632 | 31-35 | — |
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
D' Ixoras
S$1,727
+6.6%1 sales3.5% yield
Medge
S$1,718
—2 sales3.3% yield
Minbu Villa
S$1,302
+0.5%1 sales2.1% yield
Nova 88
S$1,707
+4.1%2 sales3.6% yield
Landed Housing Development
S$2,899
—2 sales2.0% yield
Nova 48
S$1,730
-4.2%1 sales3.7% yield
The Axis
S$1,797
+2.6%3 sales4.0% yield
The Ansley
S$1,746
-9.6%3 sales3.7% 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.