Novena is in Singapore postal district 11 (postal sectors 28, 29 and 30), which the official list labels "Watten Estate, Novena, Thomson". It is mostly private housing and falls in URA's Core Central Region. Novena and Caldecott MRT stations serve it, and the 17-hectare HealthCity Novena campus around Tan Tock Seng Hospital is its best-known landmark.
Updated 1 November 2026. Addresses are from OneMap. Condo facts come from developers and reputable press, and each is dated below.
Which areas does District 11 cover?
The official list of postal districts (compiled from SingPost data) gives District 11 as postal sectors 28, 29 and 30. A postal code's first two digits are its sector, so any address starting 28, 29 or 30 is in District 11.
| Area | Postal sector | Examples (OneMap) |
|---|---|---|
| Watten Estate, Shelford Road, Hillcrest | 28 | Raffles Girls' Primary School, 21 Hillcrest Road (289072); Watten House, 36 Shelford Road (288429) |
| Caldecott, Mount Pleasant, Marymount Road | 29 | Caldecott MRT (298113); Marymount Convent School, 20 Marymount Road (297754) |
| Novena, Thomson Road, Barker Road, Dunearn Road | 30 | Novena MRT, 250 Thomson Road (307642); Tan Tock Seng Hospital, 11 Jalan Tan Tock Seng (308433) |
Some places named after Novena sit just outside the district. Mount Elizabeth Novena Hospital, at 38 Irrawaddy Road (329563), has a sector 32 postal code, so it is in District 12. Newton MRT (DT11, 229901) is in District 9 and Toa Payoh MRT (319398) is in District 12.
Is Novena in the Core Central Region?
Yes. URA's Core Central Region (CCR) is made up of postal districts 9, 10 and 11, the Downtown Core planning area and Sentosa (URA, via data.gov.sg). For how the CCR, RCR and OCR are used in price reporting, see our guide to Singapore's property districts.
Which MRT stations serve District 11?
| Station | Line(s) | Address (OneMap) | Status |
|---|---|---|---|
| Novena (NS20) | North-South Line | 250 Thomson Road (307642) | Open |
| Caldecott (CC17 / TE9) | Circle Line and Thomson-East Coast Line interchange | 38 Toa Payoh Rise (298113) and 1 Toa Payoh Link (297608) | Open; TEL platforms opened 28 August 2021 (LTA) |
| Mount Pleasant (TE10) | Thomson-East Coast Line | 14 Denham Road (299781) | Built but not open. LTA says it will open "in tandem with the completion of developments" in the area, date to be advised |
Stations just outside the district are Newton (NS21 / DT11, District 9), Stevens (DT10 / TE11, 92 Stevens Road, District 10) and Toa Payoh (NS19, District 12). Which one is closest depends on the street, so check the walk from a specific block or condo.
What is HealthCity Novena?
HealthCity Novena is the 17-hectare healthcare campus around Tan Tock Seng Hospital. At the launch of the HealthCity Novena Master Plan 2030 and Beyond on 9 September 2025, Health Minister Ong Ye Kung said the proposed TTSH Medical Tower would add around 600 acute beds and more specialist outpatient clinics (MOH). The Lee Kong Chian School of Medicine's Novena campus is at 11 Mandalay Road (308232).
For housing, the campus is mainly a source of jobs and traffic. We do not quote rental demand or yield figures tied to it, because we could not find a primary source for them.
What do homes in District 11 cost?
Condos. URA publishes CCR-wide price data, not District 11 figures, and we could not source a reliable district-wide psf range. We have removed the ranges this page used to show. Project-level facts we could verify are in the next section; for any other project, check URA's private residential transaction search.
HDB flats. HDB publishes median resale prices by HDB town, and District 11 does not match any HDB town. We therefore do not quote HDB prices for it.
Which condos are notable in District 11?
This is not a full list. It covers projects whose facts we checked against the developer or reputable press.
| Project | Developer | Tenure and size | Sales and price data |
|---|---|---|---|
| Watten House, Shelford Road (sector 28) | UOL Group and Singapore Land Group (80:20) | Freehold; 180 units | Private launch 18 November 2023: 102 units (57%) sold at an average of about S$3,230 psf (UOL, 21 November 2023). OneMap still lists it as under construction (checked 1 November 2026) |
| The Serra Residences, 7 Bassein Road (309837) | Far East Organization (developer entity Transurban Properties Pte. Ltd.) | Freehold; 133 units | Sales launch 16 October 2026: 25 units (18.8%) sold at an average of about S$3,460 psf, range S$3,123 to S$4,200 psf, according to the developer (EdgeProp, 18 October 2026). Expected vacant possession 1 September 2031 (Far East Organization) |
| Pullman Residences Newton, 18 Dunearn Road (309421) | EL Development | Freehold; 340 units | Launched September 2019; 334 units (98%) sold as of 16 October 2023, based on caveats lodged with URA. A 463 sq ft unit sold for S$1.73 million (S$3,729 psf) on 11 October 2023, a project record at the time (EdgeProp, 3 November 2023) |
These are launch-period and one-off figures (2023, and October 2026 for The Serra Residences). They are not current prices, and a record psf on a small unit says little about larger units in the same project.
For our fact-checked reviews of individual condos, sorted by postal district, see Singapore condo reviews by district.
Which schools are in District 11?
These schools have District 11 addresses on OneMap:
| School | Level | Address |
|---|---|---|
| Anglo-Chinese School (Primary) | Primary | 50 Barker Road (309918) |
| Anglo-Chinese School (Barker Road) | Secondary | 60 Barker Road (309919) |
| St. Joseph's Institution Junior | Primary | 3 Essex Road (309331) |
| St. Joseph's Institution | Secondary | 38 Malcolm Road (308274) |
| Singapore Chinese Girls' School | Primary and secondary | 190 Dunearn Road (309437) |
| Raffles Girls' Primary School | Primary | 21 Hillcrest Road (289072) |
| Marymount Convent School | Primary | 20 Marymount Road (297754) |
For Primary 1 registration, MOE gives priority, when a phase is oversubscribed, to Singapore Citizens living within 1 km of the school, then 1 to 2 km. Families who get a place through distance priority must meet a 30-month stay requirement. Check the distance for a specific address with OneMap's school query; being in District 11 does not guarantee being within 1 km of any school.
What are the main shopping and leisure amenities?
- United Square, 101 Thomson Road (307591).
- Novena Square, 238 Thomson Road (307683), which includes Velocity @ Novena Square and sits by Novena MRT.
- Square 2, 10 Sinaran Drive (307506).
- Novena Church, 300 Thomson Road (307653).
What should buyers weigh in District 11?
These are trade-offs, not recommendations:
- Mostly private and CCR. District 11 is part of URA's Core Central Region, and all three projects in our table are freehold. Price data is reported for the CCR as a whole, so compare specific projects rather than relying on a district average.
- One open NSL station, one interchange, one station waiting. Novena and Caldecott are open. Mount Pleasant has been built but has no opening date.
- Same rules everywhere. ABSD, loan limits and TDSR apply the same way here as anywhere else. See our ABSD guide for current rates.
FAQ
Which postal district is Novena? District 11, which covers postal sectors 28, 29 and 30 and is labelled "Watten Estate, Novena, Thomson" in the official list of postal districts.
Is Mount Elizabeth Novena Hospital in District 11? No. Its postal code, 329563, starts with 32, which is District 12. Tan Tock Seng Hospital (308433) is in District 11.
Which MRT stations are in District 11? Novena (NS20) and Caldecott (CC17 / TE9) are open. Mount Pleasant (TE10) on the Thomson-East Coast Line is built but LTA has not given an opening date.
Is District 11 in the CCR? Yes. URA defines the Core Central Region as postal districts 9, 10 and 11, the Downtown Core planning area and Sentosa.
Is Thomson in District 11? Partly. The Thomson Road stretch around Novena and Caldecott (sectors 29 and 30) is District 11. The Thomson Plaza end of Upper Thomson is District 20 (see our District 20 guide), and the northern part of Upper Thomson is District 26.
Sources
- List of postal districts (source: SingPost): file.go.gov.sg
- URA, Private Residential Property Transactions in Core Central Region (dataset description defines the CCR): data.gov.sg
- LTA, Thomson-East Coast Line (Caldecott opening, Mount Pleasant status): lta.gov.sg
- SLA, OneMap address search (station, school, hospital and mall addresses): onemap.gov.sg
- MOH, speech by Minister Ong Ye Kung at the launch of the HealthCity Novena Master Plan 2030 and Beyond, 9 September 2025: moh.gov.sg
- UOL Group, "Strong sales of 57% at Watten House on first day of private launch", 21 November 2023: uol.com.sg
- EdgeProp, "Pullman Residences Newton records new high of $3,729 psf", 3 November 2023: edgeprop.sg
- Far East Organization, The Serra Residences project page (tenure, units, developer, vacant possession): fareast.com
- EdgeProp, "The Serra Residences sells 18.8% at launch, with average price of $3,460 psf", 18 October 2026: edgeprop.sg
- MOE, P1 registration: home-school distance: moe.gov.sg
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