








Unit Details: • 2-Bedroom, Dumbbell layout — efficient and functional • Bright and airy with unblocked views • Modern kitchen with premium fittings & appliances • Well-maintained interiors, move-in ready • Ideal for young couples, small families or investment Connectivity: • <10mins’ walk to Novena MRT (NS Line) – direct links to Orchard, CBD & Marina Bay • Easy access to major expressways (CTE, PIE) • Central location – Orchard Road, Novena, Bugis within minutes Amenities & Lifestyle: • Surrounded by lifestyle hubs, eateries & cafes • Stone throw away to Newton Food Centre • Close to medical & shopping hubs – Novena Medical, Velocity, United Square Reputable Schools Nearby: • St Joseph’s Instn Jnr • Farrer Park Pri Sch • Anglo-Chinese Sch (Jnr) • Anglo-Chinese Sch (Pri) • CHIJ Pri (TPY) • Hong Wen Sch • Kheng Cheng Sch • S’pore Chinese Girls’ Pri Sch • St Margaret’s Sch (Pri) Call/Text Vanessa@8**** for an exclusive viewing
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…
Automated Valuation based on 452 URA transactions · 3 outliers removed (IQR)
Fair Value
S$1.43M
S$2,221 psf
Asking Price
S$2.20M
S$3,406 psf
vs Market
+53.3%
vs Last Done
+43.9%
Tenure
Freehold
No lease decay
Confidence
High
452 comps
Nearest MRT
Novena
246m away · +3% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
452 comparable transactions
S$2,073
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$2,221
Recent Comparable Transactions
10 shown · 452 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | KHIANG GUAN AVENUE Floor 21-25 | 1,119sqft | S$2,650,000 | ▲S$2,367 +6.6% vs FV | Freehold |
Aug 2025 | KHIANG GUAN AVENUE Floor 21-25 | 1,119sqft | S$2,650,000 | ▲S$2,367 +6.6% vs FV | Freehold |
Aug 2025 | MANDALAY ROAD Floor 06-10 | 1,066sqft | S$1,800,000 | ▼S$1,689 -24.0% vs FV | Freehold |
Aug 2025 | AKYAB ROAD Floor 11-15 | 753sqft | S$1,380,000 | ▼S$1,832 -17.5% vs FV | Freehold |
Aug 2025 | SINARAN DRIVE Floor 01-05 | 1,475sqft | S$3,258,000 | ▼S$2,209 -0.5% vs FV | 99 yrs lease commencing from 2006 |
Aug 2025 | SINARAN DRIVE Floor 16-20 | 936sqft | S$1,900,000 | ▼S$2,029 -8.6% 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 -20.4% vs FV | Freehold |
Jul 2025 | DERBYSHIRE ROAD Floor 06-10 | 936sqft | S$2,350,000 | ▲S$2,509 +13.0% vs FV | Freehold |
Jul 2025 | SINARAN DRIVE Floor 01-05 | 1,206sqft | S$2,350,000 | ▼S$1,949 -12.2% vs FV | Freehold |
Jul 2025 | SINARAN DRIVE Floor 11-15 | 1,055sqft | S$2,130,000 | ▼S$2,019 -9.1% vs FV | Freehold |
Jul 2025 | NEWTON ROAD Floor 31-35 | 797sqft | S$1,825,000 | ▲S$2,291 +3.2% vs FV | Freehold |
KHIANG GUAN AVENUE
Aug 2025 · Floor 21-25
+6.6% vs FV
KHIANG GUAN AVENUE
Aug 2025 · Floor 21-25
+6.6% vs FV
MANDALAY ROAD
Aug 2025 · Floor 06-10
-24.0% vs FV
AKYAB ROAD
Aug 2025 · Floor 11-15
-17.5% vs FV
SINARAN DRIVE
Aug 2025 · Floor 01-05
-0.5% vs FV
SINARAN DRIVE
Aug 2025 · Floor 16-20
-8.6% vs FV
KHIANG GUAN AVENUE
Jul 2025 · Floor 21-25
-20.4% vs FV
DERBYSHIRE ROAD
Jul 2025 · Floor 06-10
+13.0% vs FV
SINARAN DRIVE
Jul 2025 · Floor 01-05
-12.2% vs FV
SINARAN DRIVE
Jul 2025 · Floor 11-15
-9.1% vs FV
NEWTON ROAD
Jul 2025 · Floor 31-35
+3.2% vs FV
HELIOS AI-Detected Boosters
HELIOS AI Analysis
Based on 452 URA transactions (3 outliers removed), adjusted for: MRT Novena 246m away (+3%); AI-detected value boosters: unblocked view, move-in condition (+4% condition premium)
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.