Novena Lodge
JALAN MERLIMAU · D11
Median PSF · 12m
S$1,961
Median price · 12m
S$1.90M
Latest sale
S$1.90M
Jan 2026
1-year change
—
Sales · 12m
1
6 all time
Gross yield
2.53%
19 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
- +13.1%
- Annualised
- +8.6%
- Transactions
- 6
- 1 year
- —
- 3 years p.a.
- +3.2%
- 5 years p.a.
- —
- Median size
- 942 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 | Novena Lodge | D11 median | Difference |
|---|---|---|---|
| Median PSF | S$1,961 | S$2,049 | -4.3% |
| Median price | S$1.90M | S$2.40M | -20.8% |
| Gross rental yield | 2.53% | 3.83% | -1.3 pts |
| 1-year price change | — | +0.9% | — |
This development trades about 4% 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
19
Implied annual rent
S$44K
Gross yield
2.53%
| Unit type | Contracts | Median rent |
|---|---|---|
| 2 bedroom | 9 | S$3,650 |
| 3 bedroom | 8 | S$4,250 |
| 1 bedroom | 2 | S$3,050 |
Investment analysis
Investment score 53 / 100
Each component is a percentile rank against every other private development in the database. This is an analytical indicator, not financial advice.
53/100
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.
- Supply riskweight 10%77
Upcoming units recorded in the same district. Higher score means less competing supply.
- Locationweight 15%60
Distance to the nearest rail station, plus schools within 1 km. Nearest is Novena MRT at 510 m.
- Liquidityweight 15%56
Transactions in the last 12 months — how easily it trades.
- Valuationweight 22%53
How its median price per square foot compares with its own district.
- Price momentumweight 18%52
Three-year annualised change in median PSF, or one year where three is unavailable.
- Rental yieldweight 20%33
Gross yield against every other development in its segment.
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 MRT510 m
- Mount Pleasant MRT830 m
- Toa Payoh MRT1.2 km
- Newton MRT1.3 km
Schools within 2 km
- Catholic Junior Collegejunior college630 m
- Anglo-Chinese School (Barker Road)secondary (s1-s5)710 m
- Anglo-Chinese School (Primary)primary820 m
- St. Joseph'S Institution Juniorprimary870 m
- Chij Primary (Toa Payoh)primary1.0 km
- Chij Secondary (Toa Payoh)secondary (s1-s5)1.0 km
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
- 32 GILSTEADPeak Vista Pte Ltd14 units730 m
- SANCTUARY@NEWTONASK Development Pte Ltd38 units860 m
- ENCHANT�Evelyn Pte Ltd25 units870 m
- PULLMAN RESIDENCES NEWTONEL Development (Horizon) Pte Ltd340 units1.0 km
- 21 ANDERSONAnderson International Properties Pte. Ltd/Raffles Legend Properties Pte. Ltd.19 units1.9 km
- PICCADILLY GRANDMaximus Residential SG Pte Ltd/Maximus Commercial SG Pte Ltd407 units1.9 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 |
|---|---|---|---|---|---|---|
| Jan 2026 | Condominium | S$1,900,000 | 969 sqft | S$1,961 | 01-05 | — |
| Jan 2024 | Condominium | S$1,685,000 | 786 sqft | S$2,144 | 01-05 | — |
| Sep 2023 | Condominium | S$1,680,000 | 936 sqft | S$1,794 | 01-05 | — |
| Jun 2023 | Condominium | S$1,680,000 | 947 sqft | S$1,774 | 01-05 | — |
| May 2022 | Condominium | S$1,728,000 | 947 sqft | S$1,824 | 01-05 | — |
| Feb 2022 | Condominium | S$1,268,888 | 732 sqft | S$1,734 | 01-05 | — |
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Landed Housing Development
S$3,069
—4 sales0.9% yield
Villa Chancerita
S$1,882
—1 sales2.3% yield
Novena Court
S$1,472
-10.6%1 sales3.1% yield
Landed Housing Development
S$2,214
-15.4%9 sales1.5% yield
Landed Housing Development
S$2,439
+14.0%3 sales0.6% yield
Novena Hill
S$1,753
+9.6%2 sales3.5% yield
Residences @ Novena
S$1,845
—1 sales
Gentle Villas
S$1,399
-23.7%2 sales2.9% 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.