Rent vs D11 +1.9%
Rents near district median
Amaryllis Ville's latest 12-month median rent is $5,300 compared with the D11 median of $5,200 for the same period. Use this district check before narrowing by bedroom and area band.
Amaryllis Ville rent and sale price
D11 / Watten Estate, Novena, Thomson
Address 22 Newton Road Amaryllis Ville Singapore 307990
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Quick summary about Amaryllis Ville
Amaryllis Ville is a 99-year leasehold condominium in D11 / Watten Estate, Novena, Thomson. The page currently tracks 365 rentals and 66 sales.
- Latest 12M median rent is $5,300 per month from 73 rentals. The bedroom and floor-area tables below show the full loaded history.
- Latest 12M median sale price is $2,032,000, with median sale PSF at $2,106 psf from 8 sales.
- Rent is up 5.0% over the last 3 months. Sale PSF is up 3.9% over the last 3 months.
Amaryllis Ville Market Brief
Compare the project with D11 across rent, sale PSF, tenure and transaction activity.
Compared with D11
Sale PSF vs D11 -16.1%
Sale PSF below district median
Amaryllis Ville's latest 12-month median sale PSF is $2,106 psf versus the D11 median of $2,511 psf for the same period. A premium should be explained by tenure, condition, floor, view or scarcity.
Rent support 3.13%
Rent support above district screen
Gross yield is roughly 3.13% versus a D11 screen of 2.23%. Treat this as a first-pass rent support signal before costs, vacancy and financing.
Rent stability 37.6% spread
Rent is uneven
Recent median rents vary a lot, usually because unit mix differs month to month.
Market activity -21.3%
Activity is lighter
37 recent transactions versus 47 in the prior 6-month view.
Tenure lens 99-year leasehold
Leasehold comparison needed
99-year leasehold from 1997 matters most on sale price. Compare Amaryllis Ville against nearby projects with similar tenure before treating a PSF gap as cheap or expensive.
Before you decide
Latest 12M median rent $5,300
Is the asking rent fair?
$5,050 to $5,550 is the first fair-rent band to check. Above $5,550 should have a visible reason.
Latest 12M median sale PSF $2,106 psf
Is the purchase price fair?
$1,970,000 to $2,090,000 and $2,040 to $2,170 psf are the first sale checks before adjusting for floor, size, view and condition.
2 bed rent $5,000
Are similar units renting for more?
2 bed and 900 to 1,000 sqft give the closest unit-size checks.
Rent stability 37.6% spread
Is rent stable here?
Rent is uneven. Recent median rents vary a lot, usually because unit mix differs month to month.
Transaction volume -21.3%
Is activity rising?
Activity is lighter. 37 recent transactions versus 47 in the prior 6-month view.
Amaryllis Ville Project Facts
Project-level details from URA records and local enrichment.
Tenure 99-year leasehold from 1997
Property type Condominium, Non-Landed Properties
Sales 66 resale transactions
Total sold value $141.3M
Amaryllis Ville Data Coverage
Use this to judge whether the project has enough rent, sale and recent transaction depth for a confident comparison.
Rentals 365 Jun 2021 to Jun 2026
Sale transactions 66 Jun 2021 to May 2026
Rent trend 5.0% Last 3 months
Sale PSF trend 3.9% Last 3 months
Amaryllis Ville Location
Nearest transport, schools and daily conveniences around the project.
Project MRT School Amenities
Nearby
Approximate distance from the project. Walking, driving and transit routes may differ.
Closest MRT
NEWTON MRT STATION (DT11) 0.48 km away
NEWTON MRT STATION 0.5 km away
NEWTON MRT STATION (NS21) 0.52 km away
Schools nearby
CAMBERLEY INTERNATIONAL PRE-SCHOOL PRIVATE LIMITED 0.74 km away
ANGLO-CHINESE SCHOOL (PRIMARY) 0.81 km away
FARRER PARK PRIMARY SCHOOL 1.02 km away
ST. MARGARET'S SCHOOL (PRIMARY) 1.29 km away
Amenities
CONCORDE HOTEL AND SHOPPING MALL (CAR PARK ENTRANCE) Mall / retail · 1.53 km away
FAIRPRICE FINEST THE CENTREPOINT Daily needs · 1.48 km away
WHAMPOA PARK CONNECTOR Park / green link · 1.84 km away
ENVIRONMENT BUILDING HAWKER CENTRE Food centre · 0.75 km away
Amaryllis Ville Rent and Sale PSF Trends
Recent rent, sale PSF and contract activity for this project.
Latest median rent $5,250 108 rentals in view
Latest median sale PSF $2,205 psf 15 sales in view
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
Jun 2026 7 $5,250 0 - -
May 2026 7 $5,200 1 $2,205 psf $2,730,000
Apr 2026 9 $5,800 1 $2,123 psf $2,034,000
Mar 2026 4 $5,250 0 - -
Feb 2026 5 $4,900 1 $1,964 psf $2,030,000
Jan 2026 2 $5,000 0 - -
Dec 2025 4 $6,775 2 $2,043 psf $1,980,000
Nov 2025 5 $4,800 0 - -
Oct 2025 7 $5,500 1 $2,144 psf $2,700,000
Sept 2025 6 $4,900 2 $2,031 psf $1,945,000
Aug 2025 4 $5,550 1 $2,144 psf $2,100,000
Jul 2025 13 $5,900 2 $2,212 psf $2,460,000
Projects Similar to Amaryllis Ville
Same district, ranked by similar rent, sale PSF and transaction depth.
Freehold Thomson 800 2.9 km away 391 transactions
- Median rent
- $5,000
- Median sale PSF
- $1,820 psf
- Median rent
- $5,400
- Median sale PSF
- $2,026 psf
- Median rent
- $5,200
- Median sale PSF
- $2,147 psf
- Median rent
- $6,000
- Median sale PSF
- $1,993 psf
- Median rent
- $4,650
- Median sale PSF
- $1,983 psf
- Median rent
- $4,000
- Median sale PSF
- $1,787 psf
Amaryllis Ville Rent by Bedrooms
Monthly rent by recorded bedroom count.
Bedrooms Median rent Average rent Transactions
1 bed $3,700 $3,570 51
2 bed $5,000 $4,922 197
3 bed $6,500 $6,332 105
4 bed $8,000 $7,638 12
Amaryllis Ville Rent by Size
Monthly rent by recorded URA floor area band.
Area band Median rent Average rent Transactions
600 to 700 sqft $3,700 $3,570 51
900 to 1,000 sqft $5,000 $4,921 195
1,100 to 1,200 sqft $6,700 $6,910 5
1,200 to 1,300 sqft $6,450 $6,257 94
1,300 to 1,400 sqft $5,050 $5,050 2
1,600 to 1,700 sqft $7,550 $7,436 18
Amaryllis Ville Sale PSF by Floor
Median sale price and PSF by recorded floor band.
Floor band Median sale Median PSF Transactions
01 to 05 $1,890,000 $1,899 psf 7
06 to 10 $1,888,000 $1,971 psf 9
11 to 15 $1,945,000 $1,950 psf 19
16 to 20 $1,975,000 $1,928 psf 12
21 to 25 $2,500,000 $2,003 psf 11
26 to 30 $2,274,000 $1,940 psf 8
Amaryllis Ville Latest Transactions
Most recent URA rentals and sales for this project.
Rentals
Sales
How to use this data
Practical guidance for renters, buyers and sellers. This is not a valuation, it is a starting point for comparing real transactions.
Rent negotiation
If you are renting
Amaryllis Ville shows a latest 12-month median monthly rent of $5,300 across 73 rentals. Use that as the first anchor, then check the bedroom and floor-area bands before accepting an asking rent.
Latest 12M median rent $5,300
Rentals in period 73
Rent signal Strong
- If the asking rent is above the median, look for a clear reason such as larger size, newer condition, furnishings or a better stack.
- If it is below the median, check whether the unit is smaller, older, lower floor or has a shorter lease term.
Offer check
If you are buying
Latest 12M sales at Amaryllis Ville show a median price of $2,032,000 and $2,106 psf. Treat those as the first comparable range, then adjust for floor, size, condition and tenure.
Latest 12M median sale $2,032,000
Latest 12M median PSF $2,106 psf
Sale signal Strong
- Compare the unit against the sale by floor table before deciding whether a premium makes sense.
- 99-year leasehold from 1997 should be part of the buying decision, especially when comparing against newer leasehold or nearby freehold projects.
Listing position
If you are selling
For sellers, the cleanest starting point is the project median PSF, then the latest sales and nearby project comps. Amaryllis Ville has 66 sales on this page, so pricing should be checked against actual recent contracts before listing.
Sale signal Strong
Total sold value $141.3M
Latest record Jun 2026
- Use the latest sales table to avoid anchoring to stale prices when the most recent month moved differently.
- If you want to price above recent PSF, the listing needs a visible reason such as renovation, view, layout, floor or scarcity.
Run Amaryllis Ville numbers
Start with the project benchmarks, then adjust the calculator assumptions for the unit you are considering.
Rental yield $5,300/mo Test gross and net yield against typical rent. Buy vs rent $2.0M Compare ownership cost against renting. Mortgage $2.0M Estimate monthly payment from the sale price. Stamp duty $2,106 psf Estimate buyer stamp duty before offer math. Purchase timeline Offer steps Map the option fee, exercise date, stamp duty and completion.
District context
Use D11 to compare Amaryllis Ville against the wider area.
About this data
How to read the rental and sale figures on this page.
Rental figures come from URA private residential rent data. Rent is shown as monthly rent.
Sale figures come from private residential sale data. PSF and total selling value are shown where the needed fields are available.
Rental floor level is not available from this source, so rental analysis is split by bedroom count and floor area band.
Sale floor band is available for many sale transactions, so sale prices can be grouped by recorded floor band.
Amaryllis Ville FAQ
Quick answers for renters, buyers and owners comparing this project.
What is the typical rent at Amaryllis Ville?
Amaryllis Ville has a latest 12-month median monthly rent of $5,300 across 73 rentals in that period.
What is the typical sale price at Amaryllis Ville?
The latest 12-month median sale price for Amaryllis Ville is $2,032,000, based on 8 sales in that period.
What is the median sale PSF at Amaryllis Ville?
The latest 12-month median sale price per square foot for Amaryllis Ville is $2,106 psf. The average for the same period is $2,073 psf.
Is Amaryllis Ville freehold or leasehold?
Amaryllis Ville is listed as 99-year leasehold from 1997. Tenure is tied to the project and is most relevant when reviewing sale transactions.
Where is Amaryllis Ville located?
Amaryllis Ville is located at 22 Newton Road Amaryllis Ville Singapore 307990 in D11 / Watten Estate, Novena, Thomson.
How current is the Amaryllis Ville transaction data?
The project page uses the latest records currently loaded on PropertySmartSG. Treat it as research evidence and check the latest transaction rows before using it for pricing.