🔥 Founder pricing — S$49/mo

CONDODistrict 11

NOVENA REGENCY

Details

Project: NOVENA REGENCY
TOP year: 2015
Tenure: Freehold
Total units: 55
Land size: 4,894 sqm (52,678 sqft)
Plot ratio: 1.4
Developer: Fragrance Realty Pte Ltd
Gross rental yield: ~3.6% (est.) · blended across all unit types
Market segment: CCR
District: 11

Nearby Schools

Nearest primaryST. JOSEPH'S INSTITUTION JUNIOR620 m
ANGLO-CHINESE SCHOOL (PRIMARY)Tier-1GEP730 m
Nearest SAP schoolHONG WEN SCHOOLSAP

Nearest school of each kind — Tier-1, GEP, SAP — straight-line (“as the crow flies”) from the development per MOE’s P1 method; a school that qualifies for several kinds is listed once with all its badges. Tier-1 marks historically oversubscribed primaries; the full 1 km / 2 km priority list is below.

Upcoming MRT

1.1 km from Mount Pleasant (TEL Stage 5), opening 2026 · ~14 min walk

Relevant market insights

En-bloc likelihood

Very low likelihood

Very low because this development is young — recently completed condos see almost no collective-sale interest.

NOVENA REGENCY was completed too recently to attract redevelopment interest: little remaining-lease pressure, no realised plot-ratio headroom, and developers do not target near-new sites. We show a relative tier, not a percentage — and this tier comes from the project's age alone, not a model score.

A ranking signal, not advice or a prediction of any specific outcome. How this is calculated

Selling Pressure

haio estimate

Lower selling pressure

Fewer neighbours are free or motivated to sell than at most comparable properties.

haio tracks 47 of 55 units at NOVENA REGENCY. 87% of tracked units are free to sell now (past the seller’s-stamp-duty window) and 81% have been held over 10 years.

87%

Free to sell now

41 of 47 tracked · past SSD

10%

Sitting on a gain

1 of 10 resales sold above cost

A haio ranking signal, not a probability or advice — useful to time your own exit, to gauge incoming supply as a buyer, or to plan coverage as an agent. How this is calculated

Price Action

Beds

Find out the value of my home

Transaction History

Beds

Period

Size–sqft

Showing 10 of 52 total recorded transactions.

								Sellable from
Jun 2026		Resale	$1,170,000	559	$2,093	—	—	Q2 2030
Oct 2024		Resale	$905,000	495	$1,828	1BR	—	Q4 2027
Sep 2024		Resale	$2,680,888	1,571	$1,706	4BR	—	Q3 2027
Dec 2023		Resale	$2,400,000	1,582	$1,517	4BR	—	Q4 2026
Nov 2023		Resale	$880,000	495	$1,778	1BR	—	Q4 2026
Oct 2023		Resale	$960,000	462	$2,078	—	—	Q4 2026
May 2023		Resale	$1,250,000	645	$1,938	—	—	Nowsince Q2 2026
Jul 2021		Resale	$2,210,000	1,743	$1,268	—	—	Nowsince Q3 2024
2020-05-19		Resale	$1,185,000	559	$2,120	—	279 THOMSON ROAD	Nowsince Q2 2023
2016-04-04		Resale	$2,605,000	1,571	$1,658	4BR	279 THOMSON ROAD	Nowsince Q2 2020

Sellable from: the quarter that buyer clears the Seller's Stamp Duty holding period in force at purchase (3 or 4 years, by purchase date).

Nearby Transactions

DistanceWithin 300 m

13 condo transactions from other properties within 300 m, newest first.

Project	Distance	Date	Type	Price (SGD)	Area (sqft)	PSF
Gilstead Mansion	259 m	2026-06-01	Resale	$3,150,000	1,636	$1,925
Novena Court	208 m	2026-05-01	Resale	$1,220,000	828	$1,473
Gilstead Mansion	259 m	2026-01-01	Resale	$2,800,000	1,614	$1,735
Novena Lodge	274 m	2026-01-01	Resale	$1,900,000	968	$1,963
Novena Court	208 m	2025-06-01	Resale	$1,420,000	861	$1,649
Novena Court	208 m	2025-03-01	Resale	$1,418,000	861	$1,647
Eng Aun Mansion	282 m	2024-10-01	Resale	$1,460,000	1,001	$1,459
Novena Lodge	274 m	2024-01-01	Resale	$1,685,000	785	$2,146
Novena Lodge	274 m	2023-09-01	Resale	$1,680,000	936	$1,795
Eng Aun Mansion	282 m	2022-10-01	Resale	$1,388,000	1,001	$1,387
Eng Aun Mansion	282 m	2022-04-01	Resale	$1,380,000	871	$1,584
Gilstead Mansion	259 m	2020-12-01	Resale	$2,318,000	1,636	$1,417
Novena Ville	0 m	2012-05-24	Resale	$131,523,800	64,906	$2,026

Profit & Loss

haio estimate

8 realized resale exits at NOVENA REGENCY over the 5y window — 1 profitable, 7 at a loss, averaging -1.50%/yr.

Profit Distribution

Unit Type	Volume	Holding (avg)	Annualised (avg)
1BR	3	10y 10m	-2.04%
2BR	2	11y 7m	-1.23%
5BR+	3	9y 8m	-1.16%
Total	8	10y 7m	-1.50%

Loss Distribution

Unit Type	Count	Avg PSF Buy	Avg PSF Sell	Avg Loss
1BR	3	$2,364	$1,895	S$-228,667
2BR	2	$2,310	$2,016	S$-180,000
5BR+	2	$1,612	$1,393	S$-370,000

Realized resales: each resale / sub-sale (the exit) is matched to a comparable new-sale (the entry) at the same project by floor band and strata area, then the annualised return is (exit ÷ entry) ^ (1 ÷ years held) − 1. URA caveats only. haio estimate — URA masks unit numbers after May 2021, so entries are matched by area + floor, not exact unit. Executive Condos are shown as a separate segment.

RadiusWithin 4.0 km

Buyer Demand vs Competing Supply

haio estimate

x.x×demand vs supply · this year

Demand

xx,xxx

Nearby upgraders becoming able to buy a unit like yours this year

xx,xxx in the standing upgrader pool today

Supply

xx,xxx

Competing units coming up for sale nearby this year

xx,xxx competing units in the standing pool today

xx% demandxx% supply

xx,xxx HDB households within 4km of NOVENA REGENCY. xx,xxx are in the addressable upgrader pool — MOP-eligible blocks, net of recent resale resets.

xx,xxx sellable now+xx,xxx on resale clock+xx,xxx future MOP=xx,xxx total

xx,xxx households are in past-MOP blocks but were resold in the last 5 years — the new buyer's own MOP restarted, so these are excluded from the sellable-now pool.

Supply vs Demand by year within 4km · actual

In plain English: what’s free to sell right now — units that have already cleared their SSD/MOP lock-up.

Actual= booked supply only — real resale caveats coming off their seller’s stamp duty (SSD) holding period (3 or 4 years, by purchase date) plus GLS-awarded new launches. Every figure is a recorded transaction or an awarded parcel: what is genuinely on the SSD/MOP clock today. The demand:supply ratio (top row) is computed on this booked supply.

Neutral read: a higher ratio = demand outweighs supply; the trend shows if it’s tightening or easing. A haio estimate.

MOP estimated as HDB completion year + 5 (standard scheme); +10 for Plus/Prime/PLH blocks. Able-to-sell figure nets out resale transactions in the last 5 years (those buyers' own MOP restarted). haio estimate — not guaranteed to reflect individual flat eligibility.

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Exit Risk

haio unit-level records

NOVENA REGENCYhas had fewer than 3 resales in the last 12 months, so there is no honest “today’s price” to score against. Where current owners entered is still on record below — n=47 traced current owners, 100.0% unit-exact.

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the Exit-Risk band is a haio+ feature

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The headline share is an exact count over haio’s unit-level records — one entry price per traced current owner. “Today’s price” is the last-12-months resale median, an anchor, not a valuation. In appreciated projects most owners naturally hold cheaper — long holders rarely sell low, so read it with the SSD-free share. Not advice. How this is calculated

West Sun Exposure

When direct sun lands on a West-facing window at NOVENA REGENCY, for the date you pick.

Unit facing (your selection)

Date

6 am9 am12 pm3 pm6 pm8 pm

Direct sun on this facing
Worst window (overlaps 2–6 pm peak heat)

Direct sun on a West-facing window: 2:02 pm – 7:14 pm (5 h 12 m total). Worst stretch: 2:02 pm – 6:00 pm (falls in the 2–6 pm peak-heat band).

Sun at 3:30 pm on 2026-07-10: azimuth 304° (NW), elevation 50°.

Estimated from solar geometry — nearby buildings and blockage are not modelled.

Where Else You Can Buy

Anchored to this project's estimated price (~S$1.15M, the median of recent sale transactions at NOVENA REGENCY) — drag to explore what else that budget buys across Singapore.

Nearby Condos

201 within 1 km

Lowest

$1,010

psf

Average

$1,981

psf

Highest

$3,481

psf

This propertyNearby condo


0 m	Novena Ville	FH	1980	—
89 m	Novena Gardens	FH	1986	—
208 m	Novena Court	FH	—	$1,614
259 m	Gilstead Mansion	FH	—	$1,830
274 m	Novena Lodge	FH	1999	$1,963
282 m	Eng Aun Mansion	FH	—	$1,459
316 m	Thomson Vale	FH	2002	—
320 m	The Armadale	FH	2001	$1,992
322 m	Buckley 18	FH	2009	$2,187
326 m	Peppermint Grove	FH	1997	—
331 m	The Thomson Duplex	FH	—	—
356 m	Alegria	FH	—	—
356 m	Novena Hill	FH	—	$1,735
379 m	Buckley Mansions	FH	1984	—
379 m	Buckley Classique	FH	2014	$2,314
382 m	Newton Suites	FH	2007	$2,312
400 m	Newton Lodge	FH	—	—
405 m	Gilstead Court	FH	1989	$2,049
411 m	Villa Chancery	FH	1986	$2,180
412 m	Amaninda	FH	2005	$1,803
428 m	Gilstead 38	FH	1999	$1,518
434 m	Soleil @ Sinaran	LH	2011	$2,139
435 m	Novena Suites	FH	2004	$2,216
453 m	Buckley Residence	FH	2007	$1,915
468 m	Lincoln Lodge	FH	1989	—
468 m	Lincoln Suites	FH	2014	$2,329
471 m	Peak Residence	FH	2025	—
476 m	Peak Court Condominium	FH	1983	—
477 m	32 Gilstead	FH	2026	$3,481
489 m	Thomson Euro-Asia	FH	2002	$2,229
493 m	The Huntington	FH	2000	$1,998
496 m	Three Buckley	FH	—	—
520 m	Grand Tower	FH	1978	—
521 m	Neu At Novena	FH	2025	$2,727
526 m	Luxury Apartments	FH	1975	—
528 m	Maison Royale	FH	1990	—
528 m	Suites @ Newton	FH	2016	$1,946
531 m	D'Evelyn	FH	2008	$2,024
532 m	Birmingham Mansions	FH	1998	$1,887
537 m	Star Mansions	FH	1989	—
546 m	The Sentinel	FH	—	—
549 m	Chancery Garden	FH	1982	—
556 m	Apleton View	FH	2003	$1,972
559 m	Strata	FH	2006	$2,086
560 m	10 Evelyn	FH	2022	$2,485
566 m	Novelis	FH	—	$1,879
568 m	Surrey Point	FH	1980	—
568 m	Sanctuary@Newton	FH	2025	$2,726
575 m	35 Gilstead	FH	2025	$2,647
579 m	Suites @ Surrey	FH	2008	$1,890
579 m	Surrey Mansions	FH	—	—
582 m	Chancery Park	FH	1991	$2,025
584 m	Evelyn Mansions	FH	1997	$2,060
590 m	Chancery Ville	FH	1984	—
592 m	City Edge	FH	2007	$1,998
601 m	Casa Contendere	FH	1985	—
604 m	Enchant�‰	FH	—	$2,589
605 m	Enchante	FH	2026	—
606 m	26 Newton	FH	2016	$2,228
606 m	Villa Chancerita	FH	1992	$1,883
606 m	Newton View	FH	1982	—
609 m	Setia Residences	FH	—	—
610 m	Residences @ Evelyn	FH	2007	$2,499
611 m	Rosevale	FH	—	—
611 m	The Springs	FH	2003	$1,958
628 m	Chancery Corner	FH	1986	—
631 m	Mulberry Tree	FH	2010	$1,803
631 m	Essen Apartments	FH	1985	—
635 m	La Maison	FH	1999	$1,966
638 m	Villa Des Flores	FH	1985	$1,721
639 m	Pinnacle 16	FH	2006	$1,756
644 m	Iresidences	FH	2011	$1,961
644 m	Elegance View	FH	1984	—
645 m	Surrey Tower	FH	1978	—
645 m	Newton Imperial	FH	2011	—
647 m	Newton Meadows	FH	1983	—
647 m	L'Viv	FH	2013	$2,248
649 m	The Lincoln Residences	FH	2011	$2,212
652 m	Morimasa Gardens	FH	—	—
653 m	1 Moulmein Rise	FH	2003	$2,297
656 m	Casa Irrawaddy	FH	1995	$1,685
657 m	Lion Towers	FH	—	$1,896
662 m	Chancery Court	LH	1981	—
663 m	368 Thomson	FH	2014	$1,860
663 m	Eastpac Building	FH	1983	$1,010
663 m	Concorde Residences	FH	1984	—
669 m	The Lincoln Modern	FH	2003	$2,033
670 m	Shan Court	FH	1975	—
670 m	Ariva On Shan Serviced Residence	FH	—	—
671 m	Ixora Court	FH	—	—
672 m	Domus	FH	2012	$1,876
679 m	Iridium	FH	2009	$1,985
679 m	Chancery Esquire	FH	1996	$1,956
687 m	8 Raja	FH	2013	$1,598
689 m	The Centrio	FH	2009	$1,716
689 m	One Dusun Residences	FH	2016	$1,784
690 m	Viva	FH	2012	$2,677
696 m	La Nouvelle	FH	2003	—
701 m	One Akyab	FH	—	—
705 m	Newton 21	FH	2004	$2,305
706 m	Fyve Derbyshire	FH	2024	$2,504
708 m	Asimont @ Barker	FH	1986	—
709 m	Amaryllis Ville	LH	2004	$2,098
712 m	Ikigai	FH	2023	$1,978
712 m	Derbyshire Court	FH	—	—
712 m	Derbyshire Heights	FH	2004	$1,774
713 m	Derby Court	FH	1978	—
716 m	The Citrine	FH	2008	$1,691
718 m	Global Ville	FH	2000	$1,523
724 m	The Marque @ Irrawaddy	FH	2009	$1,647
724 m	Moulmein Green	FH	1998	—
726 m	Pastoral View	FH	1986	—
736 m	Tan Tong Meng Tower	FH	1977	$1,212
740 m	Adria	FH	2013	$2,175
747 m	The Linc	FH	2006	$2,180
750 m	Jubilation Apartment	FH	1986	—
750 m	Zedge	FH	2010	$1,836
752 m	Newton Point	FH	—	—
752 m	Gallery Fifteen	FH	—	—
760 m	Whitley Heights	FH	1987	—
763 m	Newton 18	FH	2002	$2,188
764 m	Le Shantier	FH	1997	$1,540
764 m	Elmira Heights	FH	1990	—
764 m	Trilight	FH	2012	$2,384
766 m	Bassein Court	FH	1993	—
769 m	Gilstead Two	FH	2014	$2,258
769 m	Gilstead View	FH	1991	—
773 m	Park Infinia At Wee Nam	FH	2008	$2,422
773 m	Pullman Residences Newton	FH	2025	$3,012
775 m	6 Derbyshire	FH	2017	$2,120
776 m	8 Bassein	FH	2015	$1,852
776 m	Chong Kim Apartment	FH	1982	—
778 m	Vista Residences	FH	2013	$2,102
783 m	Dusun Grove	FH	1986	—
784 m	Kartar Apartments	FH	—	—
786 m	Balestier Mansion	FH	—	—
786 m	The Belleforte	FH	—	—
787 m	Pasadena	FH	—	—
791 m	Rochelle At Newton	LH	2012	$1,934
794 m	Shan Gate Apartments	FH	—	—
797 m	Ten @ Suffolk	FH	2006	$1,693
802 m	Monville Mansions	FH	1994	$1,134
803 m	Cube 8	FH	2013	$1,954
803 m	The Albany	FH	1992	—
807 m	Miro	FH	2012	$1,639
809 m	Suffolk Apartment	FH	1983	—
809 m	Viio @ Balestier	FH	2018	$1,851
809 m	Lucida	FH	2011	$1,680
812 m	New Court	FH	2000	$1,347
823 m	Newton Heights	FH	1980	—
823 m	Newton One	FH	2009	$2,220
827 m	The Arte	FH	2010	$1,934
828 m	Wai Wing Centre	FH	1991	—
830 m	Pavilion 11	FH	2009	$2,148
830 m	M21	FH	2010	$1,927
830 m	Mandalay Ville	FH	1981	—
831 m	The Spinnaker	FH	1999	$1,850
839 m	Gloucester Mansions	FH	1999	$2,053
843 m	Suffolk Premier	FH	2007	$1,706
844 m	The Ansley	FH	2004	$1,943
846 m	Mount Rosie Garden	FH	1983	$1,588
853 m	Balmoral Plaza	FH	1994	$1,627
855 m	Hills Apartment	FH	—	—
859 m	Mandalay Towers	FH	1974	$1,567
881 m	Suites @ Shrewsbury	FH	2012	$1,913
889 m	Minbu Villa	FH	1981	$1,303
893 m	Balmoral Place	FH	2000	—
895 m	Goldhill Towers	FH	1989	$2,406
896 m	D' Ixoras	FH	2011	$1,621
896 m	The Hermitage	FH	1999	$1,859
898 m	King'S Court	FH	—	—
899 m	Minbu Court	FH	1986	$1,364
909 m	Mandalay Mansion	FH	—	$1,348
909 m	Mera Springs	FH	2008	$2,070
917 m	Balmoral Gate	FH	1994	$2,283
921 m	Curzon Lodge	FH	1983	—
921 m	Parc Centennial	FH	2011	$1,836
924 m	Newton Edge	FH	2011	$2,082
925 m	The Atelier	FH	2024	$2,824
925 m	Makeway View	FH	1989	—
934 m	The Merlot	FH	2009	$1,383
937 m	Rising Suites	FH	1998	$2,116
938 m	Keng Lee View	FH	1982	$1,587
940 m	Sui Generis	FH	2010	$2,396
942 m	Treasure Loft	FH	—	—
946 m	Nova 48	FH	2011	$1,732
947 m	Kopar At Newton	LH	2024	$2,582
966 m	Nova 88	FH	2012	$1,642
968 m	Ascent @ 456	FH	2017	$1,483
970 m	Balmoral Residences	FH	2001	$2,602
975 m	Mandale Heights	FH	2004	$1,903
979 m	Sarkies Court	FH	1978	—
979 m	Liberte	FH	2015	$1,586
981 m	Goodwood Residence	FH	2013	$2,821
983 m	Hmlet@Portofino	FH	2000	—
983 m	Public Mansion	FH	—	—
984 m	Rich Mansions	FH	1994	$1,994
984 m	Moulmein Court	FH	—	$1,549
985 m	Skysuites17	FH	2014	$1,912
985 m	Diamond Tower	FH	1977	—
995 m	Montebleu	FH	2010	$1,959

Project-level medians from haio’s own transaction data — median sale $ psf (last 2 years) and, in each pin, median monthly rent $ psf. Distances are straight-line from this property. Blank where there are no recent sales.

Primary Schools Within 1 km / 2 km

St. Joseph'S Institution Junior≤ 1 km545 m
Anglo-Chinese School (Primary)≤ 1 km725 m
CHIJ Primary (Toa Payoh)1–2 km1.26 km
Anglo-Chinese School (Junior)1–2 km1.28 km
Farrer Park Primary School1–2 km1.37 km
Singapore Chinese Girls' Primary School1–2 km1.47 km
Hong Wen School1–2 km1.76 km
Kheng Cheng School1–2 km1.88 km
St. Margaret'S School (Primary)1–2 km1.91 km

Distances are measured per block (straight-line, MOE method) and the nearest block’s distance is shown; where blocks differ, the qualifying blocks are named. The balloting distance is from your exact unit’s block. Distance sets priority within each registration phase; balloting still applies — see MOE’s P1 registration rules.

Amenities

MOE Primary One priority (1 km / 2 km) is measured from your home’s postal address — see the full Valuation Report for your unit.

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