Rent vs D11 +4.8%
Rents near district median
Lion Towers's latest 12-month median rent is $5,450 compared with the D11 median of $5,200 for the same period. Use this district check before narrowing by bedroom and area band.
Lion Towers rent and sale price
D11 / Watten Estate, Novena, Thomson
Address 2 Essex Road Lion Towers Singapore 309330
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Quick summary about Lion Towers
Lion Towers is a freehold apartment in D11 / Watten Estate, Novena, Thomson. The page currently tracks 52 rentals and 3 sales.
- Latest 12M median rent is $5,450 per month from 10 rentals. The bedroom and floor-area tables below show the full loaded history.
- Latest 12M median sale price is $3,530,000, with median sale PSF at $1,896 psf from 1 sales.
- Rent is down 7.5% over the last 3 months. Sale PSF is flat over the last 3 months.
Lion Towers Market Brief
Compare the project with D11 across rent, sale PSF, tenure and transaction activity.
Compared with D11
Sale PSF vs D11 -24.5%
Sale PSF below district median
Lion Towers's latest 12-month median sale PSF is $1,896 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 1.85%
Rent support near district screen
Gross yield is roughly 1.85% versus a D11 screen of 2.23%. Treat this as a first-pass rent support signal before costs, vacancy and financing.
Rent stability 27.8% spread
Rent is uneven
Recent median rents vary a lot, usually because unit mix differs month to month.
Market activity +0.0%
Activity is steady
Recent transaction volume is close to the prior 6-month view.
Tenure lens Freehold
Freehold comparison needed
Freehold matters most on sale price. Compare Lion Towers against nearby projects with similar tenure before treating a PSF gap as cheap or expensive.
Before you decide
Latest 12M median rent $5,450
Is the asking rent fair?
$5,200 to $5,700 is the first fair-rent band to check. Above $5,700 should have a visible reason.
Latest 12M median sale PSF $1,896 psf
Is the purchase price fair?
$3,420,000 to $3,640,000 and $1,840 to $1,950 psf are the first sale checks before adjusting for floor, size, view and condition.
Unknown bedroom rent $5,250
Are similar units renting for more?
Unknown bedroom and 1,800 to 1,900 sqft give the closest unit-size checks.
Rent stability 27.8% spread
Is rent stable here?
Rent is uneven. Recent median rents vary a lot, usually because unit mix differs month to month.
Transaction volume +0.0%
Is activity rising?
Activity is steady. Recent transaction volume is close to the prior 6-month view.
Lion Towers Project Facts
Project-level details from URA records and local enrichment.
Tenure Freehold
Property type Apartment, Non-Landed Properties
Sales 3 resale transactions
Total sold value $10.1M
Lion Towers Data Coverage
Use this to judge whether the project has enough rent, sale and recent transaction depth for a confident comparison.
Rentals 52 Jul 2021 to Jun 2026
Sale transactions 3 Mar 2023 to Apr 2026
Rent trend -7.5% Last 3 months
Sale PSF trend 0.0% Last 3 months
Lion Towers 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
NOVENA MRT STATION (NS20) 0.46 km away
NEWTON MRT STATION (DT11) 0.89 km away
NEWTON MRT STATION 0.92 km away
Schools nearby
FARRER PARK PRIMARY SCHOOL 0.77 km away
ANGLO-CHINESE SCHOOL (PRIMARY) 1.09 km away
CAMBERLEY INTERNATIONAL PRE-SCHOOL PRIVATE LIMITED 1.09 km away
ST. MARGARET'S SCHOOL (PRIMARY) 1.41 km away
Amenities
CONCORDE HOTEL AND SHOPPING MALL (CAR PARK ENTRANCE) Mall / retail · 1.78 km away
FAIRPRICE FINEST THE CENTREPOINT Daily needs · 1.77 km away
WHAMPOA PARK CONNECTOR Park / green link · 1.44 km away
ENVIRONMENT BUILDING HAWKER CENTRE Food centre · 1.17 km away
Lion Towers Rent and Sale PSF Trends
Recent rent, sale PSF and contract activity for this project.
Latest median rent $5,200 24 rentals in view
Latest median sale PSF $1,896 psf 1 sales in view
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
Jun 2026 1 $5,200 0 - -
Apr 2026 2 $5,250 1 $1,896 psf $3,530,000
Mar 2026 1 $5,700 0 - -
Feb 2026 1 $5,100 0 - -
Jan 2026 2 $5,675 0 - -
Nov 2025 1 $6,000 0 - -
Sept 2025 1 $5,400 0 - -
Jul 2025 1 $5,400 0 - -
Apr 2025 3 $5,500 0 - -
Jan 2025 1 $5,400 0 - -
Dec 2024 1 $4,500 0 - -
Oct 2024 2 $5,350 0 - -
Projects Similar to Lion Towers
Same district, ranked by similar rent, sale PSF and transaction depth.
Freehold Thomson 800 2.8 km away 391 transactions
- Median rent
- $5,000
- Median sale PSF
- $1,820 psf
- Median rent
- $5,200
- Median sale PSF
- $1,963 psf
- Median rent
- $4,800
- Median sale PSF
- $1,878 psf
- Median rent
- $4,750
- Median sale PSF
- $1,913 psf
- Median rent
- $5,400
- Median sale PSF
- $2,026 psf
- Median rent
- $6,000
- Median sale PSF
- $1,635 psf
Lion Towers Rent by Bedrooms
Monthly rent by recorded bedroom count.
Bedrooms Median rent Average rent Transactions
Unknown $5,250 $5,114 52
Lion Towers Rent by Size
Monthly rent by recorded URA floor area band.
Area band Median rent Average rent Transactions
1,800 to 1,900 sqft $5,250 $5,114 52
Lion Towers Sale PSF by Floor
Median sale price and PSF by recorded floor band.
Floor band Median sale Median PSF Transactions
01 to 05 $3,230,000 $1,735 psf 1
06 to 10 $3,415,000 $1,834 psf 2
Lion Towers 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
Lion Towers shows a latest 12-month median monthly rent of $5,450 across 10 rentals. Use that as the first anchor, then check the bedroom and floor-area bands before accepting an asking rent.
Latest 12M median rent $5,450
Rentals in period 10
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 Lion Towers show a median price of $3,530,000 and $1,896 psf. Treat those as the first comparable range, then adjust for floor, size, condition and tenure.
Latest 12M median sale $3,530,000
Latest 12M median PSF $1,896 psf
Sale signal Thin
- Compare the unit against the sale by floor table before deciding whether a premium makes sense.
- Freehold 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. Lion Towers has 3 sales on this page, so pricing should be checked against actual recent contracts before listing.
Sale signal Thin
Total sold value $10.1M
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 Lion Towers numbers
Start with the project benchmarks, then adjust the calculator assumptions for the unit you are considering.
Rental yield $5,450/mo Test gross and net yield against typical rent. Buy vs rent $3.5M Compare ownership cost against renting. Mortgage $3.5M Estimate monthly payment from the sale price. Stamp duty $1,896 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 Lion Towers 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.
Lion Towers FAQ
Quick answers for renters, buyers and owners comparing this project.
What is the typical rent at Lion Towers?
Lion Towers has a latest 12-month median monthly rent of $5,450 across 10 rentals in that period.
What is the typical sale price at Lion Towers?
The latest 12-month median sale price for Lion Towers is $3,530,000, based on 1 sales in that period.
What is the median sale PSF at Lion Towers?
The latest 12-month median sale price per square foot for Lion Towers is $1,896 psf. The average for the same period is $1,896 psf.
Is Lion Towers freehold or leasehold?
Lion Towers is listed as Freehold. Tenure is tied to the project and is most relevant when reviewing sale transactions.
Where is Lion Towers located?
Lion Towers is located at 2 Essex Road Lion Towers Singapore 309330 in D11 / Watten Estate, Novena, Thomson.
How current is the Lion Towers 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.