Minbu Villa rent and sale price
D11 / Watten Estate, Novena, Thomson
Address 56 Minbu Road Minbu Villa Singapore 308185
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Apartment, Non-Landed Properties 15 transactions Freehold Latest records Jun 2026
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Quick summary about Minbu Villa
Minbu Villa is a freehold apartment in D11 / Watten Estate, Novena, Thomson. The page currently tracks 10 rentals and 5 sales.
- Typical rent is $5,450 per month, with bedroom and floor-area splits below for a closer unit-level view.
- Typical sale price is $3,100,000, with median sale PSF at $1,231 psf and total recorded sale value of $15.2M.
- Rent is down 10.8% over the last 3 months. Sale PSF is up 8.1% over the last 3 months.
Minbu Villa Market Position
How this project compares with the wider D11 market before you read the detailed tables.
Rent vs D11 +6.9%
Rents near district median
Minbu Villa's median rent is $5,450 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 -41.2%
Sale PSF below district median
Minbu Villa's median sale PSF is $1,231 psf versus the D11 median of $2,095 psf. A premium should be explained by tenure, condition, floor, view or scarcity.
Rent support 2.11%
Rent support near district screen
Gross yield is roughly 2.11% versus a D11 screen of 2.31%. Treat this as a first-pass rent support signal before costs, vacancy and financing.
Rent stability 47.7% spread
Rent is uneven
Recent median rents vary a lot, usually because unit mix differs month to month.
Market activity +33.3%
Activity is rising
8 recent transactions versus 6 in the prior 6-month view.
Tenure lens Freehold
Freehold comparison needed
Freehold matters most on sale price. Compare Minbu Villa against nearby projects with similar tenure before treating a PSF gap as cheap or expensive.
Minbu Villa Decision Snapshot
Fast checks for rent fairness, purchase pricing, stable rent and transaction activity before you dig into the tables.
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.
Median sale PSF $1,231 psf
Is the purchase price fair?
$3,010,000 to $3,190,000 and $1,190 to $1,270 psf are the first sale checks before adjusting for floor, size, view and condition.
3 bed rent $6,500
Are similar units renting for more?
3 bed and 2,300 to 2,400 sqft give the closest unit-size checks.
Rent stability 47.7% spread
Is rent stable here?
Rent is uneven. Recent median rents vary a lot, usually because unit mix differs month to month.
Transaction volume +33.3%
Is activity rising?
Activity is rising. 8 recent transactions versus 6 in the prior 6-month view.
Run Minbu Villa numbers
Use the typical rent and sale price from this project page as a starting point, then adjust the calculator assumptions.
Rental yield $5,450/mo Test gross and net yield against typical rent. Buy vs rent $3.1M Compare ownership cost against renting. Mortgage $3.1M Estimate monthly payment from the sale price. Stamp duty $1,231 psf Estimate buyer stamp duty before offer math. Purchase timeline Offer steps Map the option fee, exercise date, stamp duty and completion.
Minbu Villa Project Facts
Project-level details from URA records and local enrichment.
Tenure Freehold
Property type Apartment, Non-Landed Properties
Sales 5 resale transactions
Total sold value $15.2M
Minbu Villa Data Coverage
Use this to judge whether the project has enough rent, sale and recent transaction depth for a confident comparison.
Rentals 10 Nov 2021 to Mar 2026
Sale transactions 5 Sept 2021 to Mar 2026
Rent trend -10.8% Last 3 months
Sale PSF trend 8.1% Last 3 months
Minbu Villa 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) 0.76 km away
TOA PAYOH MRT STATION (NS19) 0.76 km away
MOUNT PLEASANT MRT STATION (TE10) 1.46 km away
Schools nearby
SAINT JOSEPH'S INSTITUTION INTERNATIONAL ELEMENTARY SCHOOL 1.17 km away
BENDEMEER SECONDARY SCHOOL 1.44 km away
FARRER PARK PRIMARY SCHOOL 1.52 km away
ANGLO-CHINESE SCHOOL (PRIMARY) 1.61 km away
Amenities
BENDEMEER SHOPPING MALL Mall / retail · 1.81 km away
FAIRPRICE FINEST THE CENTREPOINT Daily needs · 2.84 km away
WHAMPOA PARK CONNECTOR Park / green link · 0.63 km away
HAWKER CENTRE (BLK 75 TOA PAYOH LORONG 5) Food centre · 1.26 km away
Minbu Villa Rent and Sale PSF Trends
Recent rent, sale PSF and contract activity for this project.
Latest median rent $6,500 10 rentals in view
Latest median sale PSF $1,302 psf 5 sales in view
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
Mar 2026 1 $6,500 1 $1,302 psf $3,280,000
Nov 2025 1 $5,800 0 - -
Jul 2025 1 $5,000 0 - -
May 2025 1 $5,100 0 - -
Apr 2025 0 - 2 $1,296 psf $3,140,000
Jun 2024 1 $6,500 0 - -
Dec 2023 1 $6,500 0 - -
May 2023 1 $5,100 0 - -
Dec 2022 1 $6,500 0 - -
Sept 2022 1 $4,300 0 - -
Jun 2022 0 - 1 $1,220 psf $2,850,000
Nov 2021 1 $3,900 0 - -
Projects Similar to Minbu Villa
Same district, ranked by similar rent, sale PSF and transaction depth.
99-year leasehold from 1975 Hillcrest Arcadia 4.5 km away 285 transactions
- Median rent
- $5,600
- Median sale PSF
- $1,256 psf
- Median rent
- $5,400
- Median sale PSF
- $1,142 psf
- Median rent
- $4,600
- Median sale PSF
- $1,290 psf
- Median rent
- $5,000
- Median sale PSF
- $1,257 psf
- Median rent
- $6,000
- Median sale PSF
- $1,614 psf
- Median rent
- $6,050
- Median sale PSF
- $1,422 psf
Minbu Villa Rent by Bedrooms
Monthly rent by recorded bedroom count.
Bedrooms Median rent Average rent Transactions
3 bed $6,500 $6,060 5
4 bed $5,100 $4,980 5
Minbu Villa Rent by Size
Monthly rent by recorded URA floor area band.
Area band Median rent Average rent Transactions
2,300 to 2,400 sqft $6,500 $6,060 5
2,500 to 2,600 sqft $5,100 $4,980 5
Minbu Villa Sale PSF by Floor
Median sale price and PSF by recorded floor band.
Floor band Median sale Median PSF Transactions
06 to 10 $3,100,000 $1,231 psf 5
Minbu Villa 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
Minbu Villa shows a typical 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.
Median rent $5,450
Rentals 10
Rent signal Thin
- 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 Minbu Villa point to a typical sale price of $3,100,000 and $1,231 psf. Treat those as the first comparable range, then adjust for floor, size, condition and tenure.
Median sale $3,100,000
Median PSF $1,231 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. Minbu Villa has 5 sales on this page, so pricing should be checked against actual recent contracts before listing.
Sale signal Thin
Total sold value $15.2M
Latest record Mar 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 Minbu Villa 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.
Minbu Villa FAQ
Quick answers for renters, buyers and owners comparing this project.
What is the typical rent at Minbu Villa?
Minbu Villa has a median monthly rent of $5,450 across 10 rentals.
What is the typical sale price at Minbu Villa?
The median sale price for Minbu Villa is $3,100,000, based on 5 sales on this page.
What is the median sale PSF at Minbu Villa?
The median sale price per square foot for Minbu Villa is $1,231 psf. The average sale PSF is $1,263 psf.
Is Minbu Villa freehold or leasehold?
Minbu Villa is listed as Freehold. Tenure is tied to the project and is most relevant when reviewing sale transactions.
Where is Minbu Villa located?
Minbu Villa is located at 56 Minbu Road Minbu Villa Singapore 308185 in D11 / Watten Estate, Novena, Thomson.
How current is the Minbu Villa 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.