Why Buy in District 11

1. Health City Novena — Mt Elizabeth Novena Hospital, Tan Tock Seng Hospital, Novena Medical Centre attract doctors and medical professionals as residents and tenants

2. Strong school belt — Anglo-Chinese School (Barker), CHIJ Primary (Toa Payoh), Singapore Chinese Girls’ School within 2km

3. Freehold supply in Watten Estate, Thomson, Mount Pleasant, Bukit Tunggal — generational assets

4. Excellent MRT connectivity — Newton, Novena, Stevens, Caldecott, Mount Pleasant on NSL/DTL/TEL

5. Lower entry price than D9/D10 with similar central location and freehold availability

6. Watten House and Park Hill are headline new freehold launches with strong demand

Top Sub-Areas in D11

Active New Launches in D11

District 11 FAQ

MRT and connectivity in District 11

District 11 is one of the most MRT-rich districts in central Singapore. Newton MRT sits at the North-South + Downtown Line interchange — a 9-minute single-line ride to Orchard and roughly 14 minutes to Raffles Place. Novena (NSL) anchors the medical hub. Stevens (DTL + TEL) opens the Swiss Club / Dunearn micro-cluster, and Sixth Avenue (DTL) serves the western edge of the district. For drivers, the CTE provides a direct CBD corridor; the PIE-Bukit Timah link feeds west toward Holland and Buona Vista.

Schools in District 11

D11 carries one of the most concentrated school clusters in Singapore. Within the 1-2km radius (most relevant for MOE Phase 2 balloting):

• Anglo-Chinese School (Primary + Junior + Independent) — Barker Road campus, walking distance from much of Newton / Dunearn Road properties.
• Singapore Chinese Girls’ School (SCGS) — Dunearn Road, top-tier girls’ school in the SAP track.
• Raffles Girls’ Primary (RGPS) — Hillcrest Road, consistently among the most over-subscribed primaries.
• Methodist Girls’ School (MGS) — Blackmore Drive, established girls’ school with strong CCA depth.
• St. Joseph’s Institution (Junior + Independent) — partially within 2km of eastern D11.

Run your prospective unit’s address through the MOE school search tool before committing — Phase 2 distance bands matter, and podium-level entrances can shift the measured walking distance from what Google Maps suggests.

Active and upcoming new launches in District 11

• Dunearn House (July 2026 launch) — 380 units, 99-year leasehold, five blocks in the Swiss Club Subzone. First non-landed D11 launch in 33 years. VVIP registration open. See the full project breakdown →
• Watten House — final 1 unit available at time of writing. Freehold, Watten Estate. The rare freehold D11 opportunity. View remaining unit →
• Park Hill (Newton) — larger development, approximately 120 units remaining. Newton MRT walking distance.

For a side-by-side comparison of Dunearn House against Watten House and Park Hill, see the D11 CCR alternatives guide.

Resale price benchmarks for District 11

Indicative PSF ranges for District 11 condos (based on the most recent ERA Project eBook data and URA caveats):

• 99-year leasehold condos: approximately S$2,200 to S$2,800 PSF, depending on age, location, and unit size.
• Freehold condos: typically S$2,600 to S$3,400 PSF, with prestige addresses commanding the upper end.
• Newer launches (2024 onward): entry PSF has been in the S$2,500 to S$3,200 band for leasehold, higher for freehold.

These are indicative bands — the actual price for any specific unit depends on stack, floor, view, configuration, and current developer pricing strategy. For an indicative price on a unit you’re shortlisting, message me on WhatsApp and I’ll pull the closest comparable transactions.

Who District 11 fits best

• HDB upgraders moving to CCR. The D11 quantum works better than D9 for many sellers of larger HDB flats — central without paying full Orchard premium.
• School-zoning families. The ACS / SCGS / RGPS / MGS cluster is the single most concentrated primary school zone in Singapore.
• Medical hub professionals. Doctors, specialists, and healthcare admin working at Mount Elizabeth Novena / Tan Tock Seng / KKH live in D11 for short commutes.
• Investor-occupiers eyeing rental. D11 rental yields are stable around 3.0%-3.5% for newer leasehold; tenant pool is expat + professional.

5-year outlook for District 11

Three forces shape D11 pricing through 2030:

• Dunearn House sets the next benchmark. A 380-unit launch resets the leasehold PSF reference for the entire Swiss Club / Dunearn belt for the next 5-7 years.
• Limited GLS pipeline in D11 core. Compared to emerging districts like D26 Lentor, D11 has scarce future supply. That tends to support pricing on the resale market.
• Medical hub expansion at Novena. Continued investment in the medical cluster lifts both daytime traffic and stable tenant demand for nearby condos.

Frequently asked questions about District 11 property

What’s the cheapest entry point to a D11 condo right now?

The lowest entry quantum tends to come from older 99-year leasehold resale 1-bedroom units, typically starting around S$1.2M to S$1.5M depending on stack and condition. For new launches, expect 2-bedroom entry from approximately S$1.8M upward. Send me your target budget and I’ll shortlist current options.

Is Newton the same as Novena?

Both sit within District 11 but are distinct micro-locations. Newton is the southern anchor (closer to Orchard, NSL/DTL interchange); Novena sits north along the NSL and is the medical hub. Pricing typically reads slightly higher in Newton for equivalent unit type.

Are freehold or leasehold D11 condos better for investment?

It depends on your hold horizon. Freehold preserves resale value over decades and suits generational-asset thinking. Leasehold typically offers lower entry quantum and competitive rental yield for shorter holds (5-10 years). The right answer is unit-by-unit; I’ll run the maths with you.

How do D11 school zones work for primary registration?

MOE uses straight-line distance from your home to the school: under 1km (Phase 2A2/2B priority), 1-2km (Phase 2C priority), then over 2km. D11’s school cluster means many addresses fall within multiple 1-2km radii simultaneously. Confirm with the official MOE school search before committing.

Should I buy Dunearn House at VVIP day or wait for first weekend pricing?

VVIP day pricing is typically the launch floor for the first 200-300 units. After VVIP, developers usually reprice upward as units absorb. If Dunearn House is your shortlist winner, register VVIP early. Send me your unit shortlist and I’ll add you to the priority distribution list.

Aden Yang · Branch Division Director, ERA Realty Network · CEA R063636G · WhatsApp +65 9646 8188