Rent vs D11 -28.8%
Rents below district median
Novena Lodge's latest 12-month median rent is $3,700 compared with the D11 median of $5,200 for the same period. Use this district check before narrowing by bedroom and area band.
Novena Lodge rent and sale price
D11 / Watten Estate, Novena, Thomson
Address 2 Jalan Merlimau Novena Lodge Singapore 308729
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Quick summary about Novena Lodge
Novena Lodge is a freehold condominium in D11 / Watten Estate, Novena, Thomson. The page currently tracks 109 rentals and 6 sales.
- Latest 12M median rent is $3,700 per month from 22 rentals. The bedroom and floor-area tables below show the full loaded history.
- Latest 12M median sale price is $1,900,000, with median sale PSF at $1,961 psf from 1 sales.
- Rent is up 6.7% over the last 3 months. Sale PSF is up 10.5% over the last 3 months.
Novena Lodge Market Brief
Compare the project with D11 across rent, sale PSF, tenure and transaction activity.
Compared with D11
Sale PSF vs D11 -21.9%
Sale PSF below district median
Novena Lodge's latest 12-month median sale PSF is $1,961 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 2.34%
Rent support near district screen
Gross yield is roughly 2.34% versus a D11 screen of 2.23%. Treat this as a first-pass rent support signal before costs, vacancy and financing.
Rent stability 18.2% spread
Rent has some movement
Recent rents moved enough that bedroom count, area band and latest contracts matter.
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 Novena Lodge against nearby projects with similar tenure before treating a PSF gap as cheap or expensive.
Before you decide
Latest 12M median rent $3,700
Is the asking rent fair?
$3,500 to $3,900 is the first fair-rent band to check. Above $3,900 should have a visible reason.
Latest 12M median sale PSF $1,961 psf
Is the purchase price fair?
$1,840,000 to $1,960,000 and $1,900 to $2,020 psf are the first sale checks before adjusting for floor, size, view and condition.
3 bed rent $3,900
Are similar units renting for more?
3 bed and 900 to 1,000 sqft give the closest unit-size checks.
Rent stability 18.2% spread
Is rent stable here?
Rent has some movement. Recent rents moved enough that bedroom count, area band and latest contracts matter.
Transaction volume +0.0%
Is activity rising?
Activity is steady. Recent transaction volume is close to the prior 6-month view.
Novena Lodge Project Facts
Project-level details from URA records and local enrichment.
Tenure Freehold
Property type Condominium, Non-Landed Properties
Sales 6 resale transactions
Total sold value $9.9M
Novena Lodge Data Coverage
Use this to judge whether the project has enough rent, sale and recent transaction depth for a confident comparison.
Rentals 109 Jun 2021 to Jun 2026
Sale transactions 6 Feb 2022 to Jan 2026
Rent trend 6.7% Last 3 months
Sale PSF trend 10.5% Last 3 months
Novena Lodge 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
MOUNT PLEASANT MRT STATION (TE10) 0.86 km away
NEWTON MRT STATION (DT11) 1.13 km away
Schools nearby
ANGLO-CHINESE SCHOOL (PRIMARY) 0.84 km away
CAMBERLEY INTERNATIONAL PRE-SCHOOL PRIVATE LIMITED 1.01 km away
SAINT JOSEPH'S INSTITUTION INTERNATIONAL ELEMENTARY SCHOOL 1.11 km away
SINGAPORE CHINESE GIRLS' SCHOOL (PRIMARY) 1.52 km away
Amenities
WHAMPOA PARK CONNECTOR Park / green link · 1.43 km away
ENVIRONMENT BUILDING HAWKER CENTRE Food centre · 1.51 km away
Novena Lodge Rent and Sale PSF Trends
Recent rent, sale PSF and contract activity for this project.
Latest median rent $3,689 33 rentals in view
Latest median sale PSF $1,961 psf 1 sales in view
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
Jun 2026 1 $3,689 0 - -
May 2026 1 $4,000 0 - -
Apr 2026 1 $4,200 0 - -
Mar 2026 4 $3,550 0 - -
Feb 2026 2 $3,750 0 - -
Jan 2026 2 $3,950 1 $1,961 psf $1,900,000
Dec 2025 1 $3,700 0 - -
Nov 2025 1 $3,500 0 - -
Oct 2025 3 $4,200 0 - -
Sept 2025 3 $4,000 0 - -
Jul 2025 3 $3,600 0 - -
Jun 2025 1 $4,000 0 - -
Projects Similar to Novena Lodge
Same district, ranked by similar rent, sale PSF and transaction depth.
Freehold Nineteen Shelford Road 3.5 km away 451 transactions
- Median rent
- $3,500
- Median sale PSF
- $1,926 psf
- Median rent
- $3,400
- Median sale PSF
- $2,148 psf
- Median rent
- $3,825
- Median sale PSF
- $2,239 psf
- Median rent
- $3,300
- Median sale PSF
- $1,749 psf
- Median rent
- $4,100
- Median sale PSF
- $1,915 psf
- Median rent
- $3,950
- Median sale PSF
- $1,925 psf
Novena Lodge Rent by Bedrooms
Monthly rent by recorded bedroom count.
Bedrooms Median rent Average rent Transactions
1 bed $2,800 $2,816 10
2 bed $3,500 $3,382 40
3 bed $3,900 $3,805 59
Novena Lodge Rent by Size
Monthly rent by recorded URA floor area band.
Area band Median rent Average rent Transactions
500 to 600 sqft $2,800 $2,816 10
600 to 700 sqft $3,500 $3,275 12
700 to 800 sqft $3,500 $3,390 17
800 to 900 sqft $3,600 $3,486 11
900 to 1,000 sqft $3,950 $3,830 54
1,000 to 1,100 sqft $3,500 $3,540 5
Novena Lodge Sale PSF by Floor
Median sale price and PSF by recorded floor band.
Floor band Median sale Median PSF Transactions
01 to 05 $1,682,500 $1,809 psf 6
Novena Lodge 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
Novena Lodge shows a latest 12-month median monthly rent of $3,700 across 22 rentals. Use that as the first anchor, then check the bedroom and floor-area bands before accepting an asking rent.
Latest 12M median rent $3,700
Rentals in period 22
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 Novena Lodge show a median price of $1,900,000 and $1,961 psf. Treat those as the first comparable range, then adjust for floor, size, condition and tenure.
Latest 12M median sale $1,900,000
Latest 12M median PSF $1,961 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. Novena Lodge has 6 sales on this page, so pricing should be checked against actual recent contracts before listing.
Sale signal Thin
Total sold value $9.9M
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 Novena Lodge numbers
Start with the project benchmarks, then adjust the calculator assumptions for the unit you are considering.
Rental yield $3,700/mo Test gross and net yield against typical rent. Buy vs rent $1.9M Compare ownership cost against renting. Mortgage $1.9M Estimate monthly payment from the sale price. Stamp duty $1,961 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 Novena Lodge 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.
Novena Lodge FAQ
Quick answers for renters, buyers and owners comparing this project.
What is the typical rent at Novena Lodge?
Novena Lodge has a latest 12-month median monthly rent of $3,700 across 22 rentals in that period.
What is the typical sale price at Novena Lodge?
The latest 12-month median sale price for Novena Lodge is $1,900,000, based on 1 sales in that period.
What is the median sale PSF at Novena Lodge?
The latest 12-month median sale price per square foot for Novena Lodge is $1,961 psf. The average for the same period is $1,961 psf.
Is Novena Lodge freehold or leasehold?
Novena Lodge is listed as Freehold. Tenure is tied to the project and is most relevant when reviewing sale transactions.
Where is Novena Lodge located?
Novena Lodge is located at 2 Jalan Merlimau Novena Lodge Singapore 308729 in D11 / Watten Estate, Novena, Thomson.
How current is the Novena Lodge 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.