Health City Novena
Mt Elizabeth Novena Hospital, Tan Tock Seng Hospital, and Novena Medical Centre attract doctors and medical professionals as residents and tenants.
Singapore District Guide
District 11: Newton, Novena & Bukit Timah
District 11 is one of Singapore's most established city-fringe residential districts, covering Newton, Novena, Thomson, Watten Estate, Dunearn Road, and parts of the Bukit Timah education belt. It combines central accessibility, medical and lifestyle amenities, landed enclaves, freehold stock, and family-friendly school demand.
RegionCCR / city fringe
Core AreasNewton, Novena, Watten
Buyer AppealSchools + MRT
PSF avg condo$2,400
D11 is a mature residential district with a mix of freehold boutique projects, landed estates, established condominiums, and new launches around Newton, Novena, Thomson, Watten Estate, Dunearn Road, and the Bukit Timah corridor. The district is attractive to families who value school access, professionals who need quick city connectivity, and long-term buyers looking for scarcity in a central residential area.
Why Buy in District 11
Strong School Belt
Anglo-Chinese School (Barker), CHIJ Primary (Toa Payoh), and Singapore Chinese Girls' School are within 2km of key D11 residential pockets.
Freehold Supply
Watten Estate, Thomson, Mount Pleasant, and Bukit Tunggal offer freehold supply that can serve as generational assets.
Excellent MRT Connectivity
Newton, Novena, Stevens, Caldecott, and Mount Pleasant connect District 11 across the NSL, DTL, and TEL.
Relative Value
D11 can offer a lower entry price than D9 and D10 while retaining a similarly central location and meaningful freehold availability.
Headline New Launches
Watten House and Park Hill are headline new freehold launches with strong demand.
Schools, Food And Daily Amenities
Schools
- Anglo-Chinese School (Barker Road)
- Singapore Chinese Girls' School
- St. Joseph's Institution Junior
- Catholic Junior College
- CHIJ Primary and Secondary Toa Payoh nearby
Eateries
- Newton Food Centre
- Novena Square and Velocity dining
- United Square family restaurants
- Goldhill Plaza and Thomson Road eateries
- Bukit Timah and Dunearn cafe clusters
Supermarkets
- Cold Storage at United Square
- FairPrice Finest around Bukit Timah / Coronation
- NTUC FairPrice in Novena vicinity
- CS Fresh and specialty grocers in nearby malls
- Daily essentials across Velocity, Square 2, and United Square
District 11 Listings
1 LEFT
Watten House
- District
- D11 - Newton / Novena
- Leasehold
- FH
- PSF
- $3,030
- TOP
- Aug 2027
Freehold Watten Estate. From $3.20M; TOP Aug 2027.
Enquire Now
UPCOMING FH - LAUNCH SEP-OCT 2026
The Serra Residences
- District
- D11 - Newton / Novena
- Leasehold
- FH
- PSF
- TBA land PSF
- TOP
- Q3 2026
Far East - 7 Bassein Rd - D11 FH - Sep-Oct 2026 launch. From TBA; TOP Q3 2026.
PREVIEW JUL
Dunearn House
- District
- D11 - Newton / Novena
- Leasehold
- 99yr
- PSF
- $1,410 land PSF
- TOP
- 2030
Frasers + Sekisui + CSC - Sixth Avenue MRT. From TBA; TOP 2030.
District 11 FAQ
How much does a condo in District 11 cost?
D11 condos range from $1.5M for older 2BR resale units to $4M+ for 4BR new launch freehold projects like Watten House. Freehold projects average $2,800-$3,200 PSF, while leasehold projects average $2,200-$2,500 PSF. Currently, 3 freehold new launches are available: Watten House, Park Hill, and Hudson Place.
Is District 11 better than District 10?
D11 typically offers 10-20% lower PSF than D10 with similar central access and freehold availability. D10 has a stronger school belt with Nanyang and Hwa Chong, while D11 has its own strong schools such as ACS Barker, CHIJ Toa Payoh, and SCGS. For value-conscious buyers wanting prestige, D11 is often the better choice.
Why is Novena called Health City?
Novena hosts Singapore's largest medical hub, including Mt Elizabeth Novena Hospital, Tan Tock Seng Hospital, Novena Medical Centre, and Lee Kong Chian School of Medicine. Doctors and medical professionals often prefer to live nearby, creating consistent rental demand.
What new launches are available in District 11?
Three freehold new launches are active: Watten House in D11 / Watten Estate from $3.2M with TOP in Aug 2027, Park Hill from $2.15M with TOP in 2028, and Hudson Place from $1.89M with TOP in 2028. All offer freehold tenure, which is rare in central Singapore.