This unit is a rarely available freehold 3 Bedrooms + study and a helper room apartment for Sale in Lion Towers. Lion Towers, which is located in District 11. District 11 contains the following areas of Singapore, Newton and Novena. Nearby amenities ⭑ Nearby MRTs • Novena (419 m) - 6 mins walk • 1 MRT within 1 km ⭑ Nearby Bus stops • Opposite United Square (61 m) - 1 mins walk • United Square (142 m) - 2 mins walk • United Sq/Bef Novena Stn (148 m) - 3 mins walk • 7 more walking distance bus stops within 500 m ⭑ Nearby Grocery Stores • Cold Storage - United Square (185 m) - 3 mins walk • CS Fresh United Square (189 m) - 3 mins walk • Jaysbloom (214 m) - 3 mins walk • 7 more walking distance grocery stores within 500 m ⭑ Nearby Schools • St. Joseph's Institution Junior (90 m) - 2 mins walk • Italian Supplementary School (165 m) - 3 mins walk • Highq ( brand of Budding Acorns Education Centre Pte Ltd) (260 m) - 4 mins walk • 6 more schools within 1 km ⭑ Nearby Parks • Cambridge Park (372 m) - 6 mins walk • Carlisle Oasis (Sim, Rose, Adrian, Er) (620 m) - 5 mins drive • Novena Park (693 m) - 5 mins drive • 1 more park within 1 km Please call Gabriel Lim from 99.co @ +659862XXXX to arrange for a viewing.
D11 - Novena
Novena MRT · 5 min walk
1 January 1978
Small (52 units)
52 units
1 Block
Not available
Lion Towers is a freehold Condo Apartment located in Novena, District 11. Completed in 1978, it has a total of 1 blocks within the development and comprises a total of 52 units. It is within walking distance to MRT stations such as Novena MRT and Novena MRT, which provide residents easy access to other areas of Singapore. For young couples or families with children, Lion Towers is also close to schools like St. Joseph's Institution Junior, St. Joseph's Institution Junior and Italian Supplementary School. If you're wondering about what you can do around the area, residents can head to nearby supermarkets like CS Fresh United Square and Cold Storage - Novena for groceries and household products. Never worry about your health emergencies or regular health checkups with access to nearby clinics such as Dental Clinic. Singapore Post - Novena Branch is the nearest post office where you can get your postal services done. For your leisure and entertainment, head down to the local park - Cambridge Park, to enjoy some fresh air.
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Total Transactions
2
Average Price
S3.3M
Total Value
S6.5M
Calculating fair value from URA transaction data…


License: L3007392H
Automated Valuation based on 782 URA transactions · 5 outliers removed (IQR)
Fair Value
S$4.06M
S$2,179 psf
Asking Price
S$3.90M
S$2,095 psf
vs Market
-3.9%
vs Last Done
+18.2%
Tenure
Freehold
No lease decay
Confidence
High
782 comps
Nearest MRT
Novena
453m away · +3% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
782 comparable transactions
S$2,074
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
+2%
Adjusted Fair Value PSF
S$2,179
Recent Comparable Transactions
10 shown · 782 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneOct 2023 | ESSEX ROAD Floor 06-10 | 1,862sqft | S$3,300,000 | ▼S$1,772 -18.7% vs FV | Freehold |
Oct 2023 | ESSEX ROAD Floor 06-10 | 1,862sqft | S$3,300,000 | ▼S$1,772 -18.7% vs FV | Freehold |
Mar 2023 | ESSEX ROAD Floor 01-05 | 1,862sqft | S$3,230,000 | ▼S$1,735 -20.4% vs FV | Freehold |
Aug 2025 | KHIANG GUAN AVENUE Floor 21-25 | 1,119sqft | S$2,650,000 | ▲S$2,367 +8.6% vs FV | Freehold |
Aug 2025 | SURREY ROAD Floor 16-20 | 1,981sqft | S$4,380,000 | ▲S$2,211 +1.5% vs FV | Freehold |
Aug 2025 | LINCOLN ROAD Floor 26-30 | 1,421sqft | S$3,750,000 | ▲S$2,639 +21.1% vs FV | Freehold |
Aug 2025 | SURREY ROAD Floor 01-05 | 1,055sqft | S$2,778,930 | ▲S$2,634 +20.9% vs FV | Freehold |
Aug 2025 | SURREY ROAD Floor 11-15 | 1,023sqft | S$2,865,060 | ▲S$2,802 +28.6% vs FV | Freehold |
Aug 2025 | SINARAN DRIVE Floor 01-05 | 1,475sqft | S$3,258,000 | ▲S$2,209 +1.4% vs FV | 99 yrs lease commencing from 2006 |
Aug 2025 | SINARAN DRIVE Floor 16-20 | 936sqft | S$1,900,000 | ▼S$2,029 -6.9% vs FV | 99 yrs lease commencing from 2006 |
Jul 2025 | KHIANG GUAN AVENUE Floor 21-25 | 3,143sqft | S$5,560,000 | ▼S$1,769 -18.8% vs FV | Freehold |
ESSEX ROAD
Oct 2023 · Floor 06-10
-18.7% vs FV
ESSEX ROAD
Oct 2023 · Floor 06-10
-18.7% vs FV
ESSEX ROAD
Mar 2023 · Floor 01-05
-20.4% vs FV
KHIANG GUAN AVENUE
Aug 2025 · Floor 21-25
+8.6% vs FV
SURREY ROAD
Aug 2025 · Floor 16-20
+1.5% vs FV
LINCOLN ROAD
Aug 2025 · Floor 26-30
+21.1% vs FV
SURREY ROAD
Aug 2025 · Floor 01-05
+20.9% vs FV
SURREY ROAD
Aug 2025 · Floor 11-15
+28.6% vs FV
SINARAN DRIVE
Aug 2025 · Floor 01-05
+1.4% vs FV
SINARAN DRIVE
Aug 2025 · Floor 16-20
-6.9% vs FV
KHIANG GUAN AVENUE
Jul 2025 · Floor 21-25
-18.8% 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.