Amaryllis Ville rent and sale price
D11 / Watten Estate, Novena, Thomson
Address 22 Newton Road Amaryllis Ville Singapore 307990
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Condominium, Non-Landed Properties 424 transactions 99-year leasehold from 1997 Latest records Jun 2026
Similar projects nearby
Project read
Quick summary about Amaryllis Ville
Amaryllis Ville is a 99-year leasehold condominium in D11 / Watten Estate, Novena, Thomson. The page currently tracks 358 rentals and 66 sales.
- Typical rent is $5,125 per month, with bedroom and floor-area splits below for a closer unit-level view.
- Typical sale price is $2,025,000, with median sale PSF at $1,963 psf and total recorded sale value of $141.3M.
- Rent is up 5.0% over the last 3 months. Sale PSF is up 3.9% over the last 3 months.
Amaryllis Ville Market Position
How this project compares with the wider D11 market before you read the detailed tables.
Rent vs D11 Near district
Rents near district median
Amaryllis Ville's median rent is $5,125 compared with the D11 median of $5,100. Use this as the district-level check before narrowing by bedroom and area band.
Sale PSF vs D11 -6.3%
Sale PSF near district median
Amaryllis Ville's median sale PSF is $1,963 psf versus the D11 median of $2,095 psf. A premium should be explained by tenure, condition, floor, view or scarcity.
Rent support 3.04%
Rent support above district screen
Gross yield is roughly 3.04% versus a D11 screen of 2.31%. Treat this as a first-pass rent support signal before costs, vacancy and financing.
Rent stability 37.8% spread
Rent is uneven
Recent median rents vary a lot, usually because unit mix differs month to month.
Market activity -20.0%
Activity is lighter
36 recent transactions versus 45 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.
Amaryllis Ville Decision Snapshot
Fast checks for rent fairness, purchase pricing, stable rent and transaction activity before you dig into the tables.
Median rent $5,125
Is the asking rent fair?
$4,850 to $5,400 is the first fair-rent band to check. Above $5,400 should have a visible reason.
Median sale PSF $1,963 psf
Is the purchase price fair?
$1,960,000 to $2,090,000 and $1,900 to $2,020 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 37.8% spread
Is rent stable here?
Rent is uneven. Recent median rents vary a lot, usually because unit mix differs month to month.
Transaction volume -20.0%
Is activity rising?
Activity is lighter. 36 recent transactions versus 45 in the prior 6-month view.
Run Amaryllis Ville numbers
Use the typical rent and sale price from this project page as a starting point, then adjust the calculator assumptions.
Rental yield $5,125/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 $1,963 psf Estimate buyer stamp duty before offer math. Purchase timeline Offer steps Map the option fee, exercise date, stamp duty and completion.
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 358 Jun 2021 to May 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 $5,200 109 rentals in view
Latest median sale PSF $2,205 psf 16 sales in view
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
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
Jun 2025 3 $5,200 1 $2,092 psf $2,590,000
Projects Similar to Amaryllis Ville
Same district, ranked by similar rent, sale PSF and transaction depth.
Freehold Pavilion 11 1.3 km away 294 transactions
- Median rent
- $5,350
- Median sale PSF
- $2,023 psf
- Median rent
- $5,000
- Median sale PSF
- $1,818 psf
- Median rent
- $6,000
- Median sale PSF
- $1,979 psf
- Median rent
- $5,250
- Median sale PSF
- $2,147 psf
- Median rent
- $4,800
- Median sale PSF
- $1,896 psf
- Median rent
- $5,000
- Median sale PSF
- $2,260 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 $4,912 191
3 bed $6,500 $6,316 104
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 $4,910 189
1,100 to 1,200 sqft $6,700 $6,910 5
1,200 to 1,300 sqft $6,400 $6,238 93
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 typical monthly rent of $5,125 across 358 rentals. Use that as the first anchor, then check the bedroom and floor-area bands before accepting an asking rent.
Median rent $5,125
Rentals 358
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
Recent sales at Amaryllis Ville point to a typical sale price of $2,025,000 and $1,963 psf. Treat those as the first comparable range, then adjust for floor, size, condition and tenure.
Median sale $2,025,000
Median PSF $1,963 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 May 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.
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 median monthly rent of $5,125 across 358 rentals.
What is the typical sale price at Amaryllis Ville?
The median sale price for Amaryllis Ville is $2,025,000, based on 66 sales on this page.
What is the median sale PSF at Amaryllis Ville?
The median sale price per square foot for Amaryllis Ville is $1,963 psf. The average sale PSF is $1,935 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.