Novena District Guide: Schools, Transport, Prices
Novena has transformed from a quiet residential area into one of Singapore's most sought-after districts, combining medical excellence, educational institutions, and strategic connectivity. For property investors and homebuyers, understanding Novena's unique position as Singapore's premier medical hub alongside its residential appeal is essential for making informed investment decisions.
Background / Definitions
Novena, located in District 11 of Singapore's Central Region, has evolved significantly over the past two decades. Once known primarily for its religious institutions and schools, the area has become Singapore's medical hub with the Health City Novena development, while maintaining its residential character and educational heritage.
The district is bounded by Thomson Road to the east, Bukit Timah Road to the west, and stretches from Newton in the south to Bishan in the north. This strategic location places Novena at the intersection of major transportation corridors, making it highly accessible from all parts of Singapore.
Data & Evidence
Transportation Infrastructure
Based on recent LTA data and connectivity analysis:
MRT Stations
- Novena MRT (North-South Line) - Central hub
- Newton MRT (North-South Line & Downtown Line) - 10 min walk
- Upcoming Thomson-East Coast Line stations enhancing connectivity
Bus Connectivity
- Over 20 bus services along major roads
- Direct routes to CBD (15-20 minutes)
- Express services to Jurong and Changi
Educational Institutions
Primary Schools (Within 1km)
- Anglo-Chinese School (Primary) - Top-tier mission school
- Balestier Hill Primary School
- St. Joseph's Institution Junior
Secondary Schools
- Anglo-Chinese School (Barker Road)
- St. Joseph's Institution - Prestigious boys' school
- CHIJ Secondary (Toa Payoh)
Proximity Scores
- 8 primary schools within 2km radius
- 12 secondary schools within 3km radius
- Multiple international schools nearby
Property Prices and Trends
Private Condominiums
- Average PSF: $1,800 - $2,200
- 1-bedroom: $1.2M - $1.5M
- 2-bedroom: $1.8M - $2.3M
- 3-bedroom: $2.5M - $3.5M
Recent Transactions (Q3 2025)
- The Crest: $2,150 psf average
- Lincoln Suites: $1,950 psf average
- 8 St Thomas: $2,300 psf average
HDB Resale Prices
- 3-room: $450,000 - $550,000
- 4-room: $650,000 - $850,000
- 5-room: $850,000 - $1,100,000
Price Growth
- 5-year appreciation: 15-20%
- Annual rental yield: 3.2-3.8%
Amenities and Lifestyle
Shopping and Dining
- United Square Shopping Mall - Family-oriented retail
- Novena Square - Medical and lifestyle mall
- Velocity @ Novena Square - Office and retail complex
- Over 200 F&B establishments within 1km
Healthcare Facilities
- Tan Tock Seng Hospital - Major public hospital
- Mount Elizabeth Novena Hospital - Premier private facility
- Health City Novena - Integrated healthcare complex
- Lee Kong Chian School of Medicine
Implications for Buyers
Investment Considerations
For property investors, Novena presents compelling opportunities:
Rental Demand Drivers
- Medical professionals and healthcare workers
- Expatriate families attracted to nearby schools
- Young professionals working in nearby business parks
- Medical tourists and their families
Capital Appreciation Potential
- Limited new supply due to established nature
- Ongoing infrastructure improvements
- Growing medical hub status
- Central location with excellent connectivity
Owner-Occupier Benefits
Family-Friendly Features
- Top schools within 1km for priority admission
- Abundant parks and green spaces
- Family-oriented shopping at United Square
- Safe, established neighborhood
Lifestyle Advantages
- Walking distance to premium healthcare
- Diverse dining options
- Easy access to Orchard and CBD
- Balance of urban convenience and residential tranquility
Market Outlook
Recent URA data indicates:
- Steady price growth expected to continue
- Limited new launches maintaining price stability
- Strong rental market supported by medical hub
- Infrastructure improvements enhancing value
FAQ
What makes Novena attractive for property investment?
Novena's appeal lies in its unique combination of being Singapore's premier medical hub, excellent school options, central location, and strong transportation connectivity. The limited new supply and steady demand from medical professionals and families ensure stable property values and rental yields.
How does Novena compare to neighboring districts in terms of pricing?
Novena's pricing sits between the premium Districts 9/10 (Orchard/Tanglin) and the more affordable District 12 (Toa Payoh). Properties here are typically 15-20% cheaper than Orchard but 10-15% more expensive than Toa Payoh, offering good value for a central location.
What are the future developments planned for Novena?
The completion of the Thomson-East Coast Line will further enhance connectivity. The continued development of Health City Novena and potential rejuvenation of older estates are expected to maintain Novena's growth trajectory. The area's designation as a medical hub ensures continued infrastructure investment.
Conclusion
- Novena offers a unique investment proposition combining medical hub status, educational excellence, and strategic location
- Property prices show steady appreciation with strong rental yields driven by diverse tenant demand
- Future infrastructure developments and limited new supply support long-term value growth