Novena Court

22 filed transactions · District 11 · CCR

Median, per square foot

1,510 psf

Observed range

$1,277 — $1,729 psf
S$1,285k median price

Freehold · 22 filed transactions

▼ 3.8% vs 12 months ago

S$1,285k

Median price

Filed transactions

30%

Spread, low to high

URA Data Service — PMI_Resi_Transaction · 2021-09 to 2026-09 · accessed 2026-09-10

Which of these are you

I’m considering buying this

What it costs on the day, at $1,285,000Loan, downpayment, the cash CPF cannot cover, and both stamp duties
Run six checks before you commitThe asking price, nearby MOP supply, land coming, and what could be built next door
What a higher floor is worth hereMeasured within this building, not across the country
What is within reach of itSchools, stations and shops, at straight-line distance
Put it beside another blockTwo or three side by side, in a link you can send to whoever else is deciding

I own this

Median price by month20 months with a sale

Oct '21 · S$1,120kMay '26 · S$1,220k

The transactions behind those figures20 of 22

Nothing modelled — these are the filed sales.

77 sqm · floor 01-05Apartment · Resale · 2026-05

S$1,220,000$1472 psf

80 sqm · floor 01-05Apartment · Resale · 2025-06

S$1,420,000$1649 psf

80 sqm · floor 01-05Apartment · Resale · 2025-03

S$1,418,000$1647 psf

80 sqm · floor 01-05Apartment · Resale · 2024-12

S$1,370,000$1591 psf

80 sqm · floor 01-05Apartment · Resale · 2024-09

S$1,390,000$1614 psf

77 sqm · floor 01-05Apartment · Resale · 2024-07

S$1,350,000$1629 psf

72 sqm · floor 01-05Apartment · Resale · 2024-04

S$1,180,000$1523 psf

80 sqm · floor 01-05Apartment · Resale · 2024-03

S$1,350,000$1568 psf

Why a range, not one number. Valuation tools routinely disagree by S$15,000–S$80,000 on the same home, because none can see your floor, facing, renovation or lease. The spread above is the real one — the cheapest and dearest psf actually filed here over the period. Where your unit sits inside it depends on the things the data cannot see.

Contains information from HDB Resale Flat Prices (data.gov.sg) accessed on 2026-09-10 from data.gov.sg, made available under the Singapore Open Data Licence v1.0Contains information from URA Data Service — PMI_Resi_Transaction accessed on 2026-09-10, made available under the Singapore Open Data Licence v1.0

What the floor is worth

This project—

Not enough filed sales at both ends of this project to compare it with itself. It needs 3 or more high and 3 or more low. The figure beside this one is the town, not here.

District 11, typical project+9.3%

Middle of 7 projects in District 11 that clear the bar — half fall between +4.1% and +14.7%. 1 came out negative — high floors sold for less in 1 of them.

Every band in District 11, for reference. This pools all buildings in the town, so it carries the estates as well as the storeys — a town whose tall blocks are its newest ones will show a steeper climb than height alone buys. The two figures above are the ones that hold a building constant.

Storeys	Median psf	Filed sales
01-05	S$2,105	502
06-10	S$2,296	354
11-15	S$2,456	208
16-20	S$2,726	161
21-25	S$3,083	105
26-30	S$3,252	86

URA Data Service — PMI_Resi_Transaction · accessed 2026-09-10T21:15:39.110Z. Storey bands are the source's own — no floor number is inferred from them. A premium is a median of filed transactions, not a valuation of any home.

What's around

Straight-line distance from the building — the walk is longer, and how much longer depends on what is in the way.

Nearest station

Novena

298m

Primary schools within 1km

nearest 658m

Primary schools · straight-line distance

St. Joseph'S Institution Junior658m
Anglo-Chinese School (Primary)854m

6 more between 1km and 2km

CHIJ Primary (Toa Payoh)1.1km
Anglo-Chinese School (Junior)1.5km
Farrer Park Primary School1.5km
Singapore Chinese Girls' Primary School1.6km
Hong Wen School1.7km
Kheng Cheng School1.7km

A band is priority, not a place — and this is an indication, not MOE's answer. MOE measures home to school in a straight line, which is what is measured here. But it measures to the school's land boundary and this measures to the school's single registered coordinate, so a large campus reads as further away than MOE would find it. It also measures from the address on your child's registration, not from the block. A school near the line can fall either side of it once MOE measures it, and an oversubscribed school still ballots within a band. For the official category for a specific address, use OneMap's SchoolQuery.

Stations

Novena298m
Newton1.1km
Toa Payoh1.3km

Also nearby

Hawker centreCambridge Road Blk 41A (Pek Kio Market and Food Centre)1.1km
ParkNovena PK82m
Other schoolsAnglo-Chinese School (Barker Road)772m

Coordinates from OneMap, © Singapore Land Authority. Distances are straight-line.
Station exit locations — LTA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
School addresses — MOE School Directory and Information (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
Hawker centre locations — NEA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
Park locations — NParks (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.

What has sold nearby300m

Distance from Novena CourtStraight-line, not walking — what sits between two points is in no dataset here.

13projects within 300m

$1,583–$2,090the middle half, per sq ft

$1,774median of those sales

From 60 filed sales — the 20 most recent at each project, which is all this index keeps.

Project	Away	Filed	Floor	Size	PSF
Alegria	235m	2026-08	01-05	62 sqm	$1,825
Gentle Villas	209m	2026-07	—	210 sqm	$1,860
Landed · Jalan Merlimau	215m	2026-07	—	384 sqm	$2,615
Novena Regency	161m	2026-06	01-05	52 sqm	$2,090
Novena Hill	203m	2026-05	01-05	61 sqm	$1,733
Gentle Villas	209m	2026-05	—	575 sqm	$938
Novena Lodge	161m	2026-01	01-05	90 sqm	$1,961
Novena Hill	203m	2026-01	01-05	66 sqm	$1,774
Residences @ Novena	118m	2025-12	—	201 sqm	$1,845
Landed · Jalan Merlimau	215m	2025-12	—	453 sqm	$3,523
Eng Aun Park	182m	2025-05	—	137 sqm	$3,796
Gentle Villas	209m	2025-03	—	207 sqm	$1,833
Landed · Jalan Novena Barat	65m	2024-10	—	280 sqm	$2,118
Eng Aun Mansion	90m	2024-10	01-05	93 sqm	$1,458
Novena Regency	161m	2024-10	01-05	46 sqm	$1,828
Novena Regency	161m	2024-09	01-05	146 sqm	$1,706
Landed · Novena Terrace	179m	2024-06	—	378 sqm	$2,137
Landed · Thomson Road	61m	2024-01	—	127 sqm	$4,451
Residences @ Novena	118m	2024-01	—	237 sqm	$1,667
Novena Lodge	161m	2024-01	01-05	73 sqm	$2,144

The 20 most recent are listed, out of 60 in the index at this radius. The floor band is what URA and HDB publish; neither feed carries a unit number.

The afternoon sun, and what is approved in it247°–293°

Seen from here, the sun sets at 247° (WSW) in December and 293° (WNW) in June — a swing of 47° across the year. A window on one of those bearings takes the low sun for part of the year and none of it for the rest.

Today the sun drops below 15° at 06:04 pm and sets at 07:00 pm, arriving from 273° (W). Above that angle it is over the roof rather than through the window; near the equator the midday sun is almost overhead, which is why this is only ever about the last hour.

Which way does the unit face?

Nothing published says which way a unit points — not URA, not HDB. You are the one standing in it, or holding the plan. If the floor plan carries a north arrow, the plan reader will read it off and say so when it cannot.

4 permitted planning decisions sit on those bearings within 400m. What it means depends entirely on which:

Approved	Away	Bearing	Height	What
2024-02-26	158m	286° WNW	2 storeys	Proposed new erection of 2-storey envelope control detached dwelling with basement, attic and swimming pool
2025-08-11	158m	286° WNW	2 storeys	Proposed new erection of a 2-storey envelope control detached dwelling house with basement, attic and swimming pool
2024-09-03	164m	282° WNW	2 storeys	Proposed amendment to the approved erection of a 2-storey envelope control detached dwelling house with a basement, an…
2024-11-27	365m	259° W	2 storeys	Proposed new erection of two 2-storey detached houses each with basement and plot 1 with swimming pool ts28 on lot 012…

This does not tell you whether anything is blocked. A shadow needs the height and footprint of every building between you and the sun, and no public dataset here carries them — so none is drawn. What is above is the bearing the sun arrives on, which is astronomy, and what has been permitted along it, which is a filed decision with a reference number. Joining the two is yours. Bearings and distances are straight-line. A decision is permission to build, not a building: some are never started, and heights come from URA’s own wording, which states one about four times in five.

Where the money actually goes

Drag the sale price. Everything moves.

Cash

Loan

CPF principal

CPF interest

Fees

Sale price · S$1,285,000

Outstanding loan

CPF principal used

Years held

Agent fee %

Sale priceS$1,285,000

Outstanding loan−S$180,000

CPF principal refundBack into your CPF, not lost−S$150,000

CPF accrued interestCPF OA rate, compounded over 12 years−S$52,416

Agent fee (2% + GST) and legal−S$30,813

Cash in handS$871,771

S$202,416 returns to your CPF, not your pocket — still yours, and it can fund the next purchase. The accrued interest alone is S$52,416, and it grows every year you hold. HDB concessionary loan interest is 2.6% p.a.; CPF Ordinary Account accrues at 2.5%.

Look up somewhere else

Any HDB block or private project in Singapore.