27 Moulmein Rise 308140, Moulmein, Central Region, Singapore
$2,600,000









Neu at Novena is a freehold property located near to an MRT station, in contrast to the typical pattern that such property come with a 99-year leasehold tenure. The iconic development is situated in a very pristine location allowing residents to easily access to shopping malls as well as retail, food and beverages and entertainment options, a huge advantage for homeowners or tenants looking for seamless connectivity and convenience. Not only it is located within a prime residential area, but it is also situated within the Health City Novena, a mega project comprising an integrated healthcare hub of healthcare and medical service providers that sets new healthcare and medical standards for the country as well as creating a shared space for educational needs and wellness. As such, it can be expected of an impending demand from healthcare professionals looking for a home close to their workplace, hence assuring a strong rental demand and future capital appreciation of the residence. Another attraction of the residence would be its state-of-art facilities such as a lap pool, pool lounge, sun deck, a children’s adventure cove, barbeque pavilion, sky terrace, infinity pool, an aqua gym and a spa pool. Each unit will also be equipped with Smart Home Feature and WIFI camera outside the house for enhanced security. Neu at Novena – Accessibility Neu at Novena is just merely less than 3 minutes’ walk from the Novena MRT station, with Orchard in 2 train stops away. The region is effectively supported by The Central Expressway (CTE) exit which is a just a 5 minutes’ drive while the Pan Island Expressway (PIE) exit is a 10 minutes’ drive. The apartment is a 5 minutes’ drive from Orchard road off-peak, and 10 to 15 minutes from the CBD and financial zones of Singapore. Neu at Novena - Amenities Schools and Education Institute near Neu at Novena Joseph’s Institution Junior Anglo-Chinese School Junior Hong Wen School Margaret’s Primary School Singapore Chinese Girls’ Primary Sch
D11 - Novena
Novena MRT · 3 min walk
1 January 2025
Small (87 units)
87 units
1 Block, 17 Floors
RH Novena Pte Ltd (Roxy Pacific Holdings Limited/ Macly Group/ LWH Development Pte Ltd)
Neu at Novena has a total of 87 units, from 2 Bed - 2 Bath to 4 Bed - 4 Bath units. There are 11 types of floor plans from 549 sqft to 1,302 sqft.
Neu at Novena has 1 block and up to 17 storeys.
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Total Transactions
2
Average Price
S2.5M
Total Value
S5.0M
Calculating fair value from URA transaction data…
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Automated Valuation based on 15 URA transactions · 2 outliers removed (IQR)
Fair Value
S$2.29M
S$2,799 psf
Asking Price
S$2.60M
S$3,178 psf
vs Market
+13.6%
vs Last Done
+16.6%
Tenure
Freehold
No lease decay
Confidence
High
15 comps
Nearest MRT
Novena
246m away · +3% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
15 comparable transactions
S$2,613
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.000
MRT Proximity
Within 500m / 1km
+3%
AI Condition Premium
HELIOS scan of listing description
+4%
Adjusted Fair Value PSF
S$2,799
Recent Comparable Transactions
10 shown · 15 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneMar 2025 | MOULMEIN RISE Floor 16-20 | 1,302sqft | S$3,550,000 | ▼S$2,726 -2.6% vs FV | Freehold |
Mar 2025 | MOULMEIN RISE Floor 16-20 | 1,302sqft | S$3,550,000 | ▼S$2,726 -2.6% vs FV | Freehold |
Sep 2023 | MOULMEIN RISE Floor 06-10 | 1,302sqft | S$3,333,120 | ▼S$2,559 -8.6% vs FV | Freehold |
Sep 2023 | MOULMEIN RISE Floor 06-10 | 549sqft | S$1,450,000 | ▼S$2,641 -5.6% vs FV | Freehold |
Jul 2023 | MOULMEIN RISE Floor 11-15 | 1,195sqft | S$3,080,000 | ▼S$2,578 -7.9% vs FV | Freehold |
May 2023 | MOULMEIN RISE Floor 06-10 | 1,302sqft | S$3,385,200 | ▼S$2,599 -7.1% vs FV | Freehold |
May 2023 | MOULMEIN RISE Floor 11-15 | 1,195sqft | S$3,048,000 | ▼S$2,551 -8.9% vs FV | Freehold |
May 2023 | MOULMEIN RISE Floor 06-10 | 1,302sqft | S$3,360,000 | ▼S$2,580 -7.8% vs FV | Freehold |
Mar 2023 | MOULMEIN RISE Floor 06-10 | 646sqft | S$1,788,363 | ▼S$2,769 -1.1% vs FV | Freehold |
Aug 2022 | MOULMEIN RISE Floor 01-05 | 646sqft | S$1,750,000 | ▼S$2,710 -3.2% vs FV | Freehold |
Jul 2022 | MOULMEIN RISE Floor 01-05 | 861sqft | S$2,305,000 | ▼S$2,677 -4.4% vs FV | Freehold |
MOULMEIN RISE
Mar 2025 · Floor 16-20
-2.6% vs FV
MOULMEIN RISE
Mar 2025 · Floor 16-20
-2.6% vs FV
MOULMEIN RISE
Sep 2023 · Floor 06-10
-8.6% vs FV
MOULMEIN RISE
Sep 2023 · Floor 06-10
-5.6% vs FV
MOULMEIN RISE
Jul 2023 · Floor 11-15
-7.9% vs FV
MOULMEIN RISE
May 2023 · Floor 06-10
-7.1% vs FV
MOULMEIN RISE
May 2023 · Floor 11-15
-8.9% vs FV
MOULMEIN RISE
May 2023 · Floor 06-10
-7.8% vs FV
MOULMEIN RISE
Mar 2023 · Floor 06-10
-1.1% vs FV
MOULMEIN RISE
Aug 2022 · Floor 01-05
-3.2% vs FV
MOULMEIN RISE
Jul 2022 · Floor 01-05
-4.4% vs FV
HELIOS AI-Detected Boosters
HELIOS AI Analysis
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.