Novena Condos: Where to Buy, Prices and the Best-Known Projects
A Novena condo guide for 2026: the MRT, medical hub, malls and schools, well-known freehold and leasehold projects with tenure, TOP and 12-month psf from EdgeProp, and how Novena compares with Hougang.
Novena is a small, central area with an outsized reputation. It sits one stop from Newton and two from Orchard on the North-South Line, it is one of Singapore’s main medical clusters, and it has a cluster of freehold boutique condos that rarely come up for sale. If you are searching for a Novena condo, this guide covers where to buy, what EdgeProp’s transaction data shows, the best-known projects, and how Novena compares with a north-east option such as LinkTown Residences (Hougang Central Residences).
Novena at a glance: MRT, medical hub, malls and schools
MRT. Novena (NS20) is on the North-South Line, one stop from Newton (NS21, an interchange with the Downtown Line) and two from Orchard. Toa Payoh (NS19) is one stop north and serves the Balestier side of the area.
Healthcare. Novena is built around Tan Tock Seng Hospital and Mount Elizabeth Novena Hospital, with medical suites in the surrounding towers. That brings a steady pool of doctors, nurses and medical professionals as potential owner-occupiers and tenants.
Malls and food. Velocity @ Novena Square, Square 2, United Square and Goldhill Shopping Centre are all within about 300 m of Soleil @ Sinaran and Novena Suites, according to EdgeProp. Balestier Plaza, Shaw Plaza and Zhongshan Mall cover the Balestier side, and Newton Food Centre is about 210 m from Kopar at Newton.
Schools. EdgeProp lists Anglo-Chinese School (Primary), St. Joseph’s Institution Junior and Farrer Park Primary within 1 km of the Novena Suites and Soleil @ Sinaran area, with Anglo-Chinese School (Junior) and St. Margaret’s School (Primary) within 1 km of Kopar at Newton. Catholic Junior College is also close. Confirm the 1 km circle for your exact address on OneMap.
Best-known Novena condos compared
| Condo | Tenure (lease start) | TOP | Units | Nearest MRT | 12-month avg psf (range) |
|---|---|---|---|---|---|
| Neu at Novena (Moulmein Rise) | Freehold | 2024 | 87 | Novena NS20 | ~S$2,881 (2,840–2,922) |
| The Atelier (Makeway Ave, D9) | Freehold | 2024 | 120 | Newton, Novena | ~S$2,788 (2,523–2,986) |
| Kopar at Newton (Makeway Ave, D9) | 99 years (2019) | 2023 | 378 | Newton, Novena | ~S$2,543 (2,259–2,833) |
| Newton Suites (Newton Rd) | Freehold | 2007 | 118 | Novena, Newton | ~S$2,381 (2,260–2,488) |
| Novena Suites (Moulmein Rd) | Freehold | 2004 | 92 | Novena NS20 | ~S$2,277 (2,133–2,364) |
| Soleil @ Sinaran (Sinaran Drive) | 99 years (2006) | 2011 | 417 | Novena NS20 | ~S$2,218 (1,697–2,368) |
| Pavilion 11 (Akyab Rd) | Freehold | 2009 | 180 | Novena, Toa Payoh | ~S$2,137 (2,054–2,255) |
| Thomson 800 (Thomson Rd)* | Freehold | 1999 | 390 | Caldecott TE9/CC17 | ~S$2,067 (1,969–2,215) |
| Cube 8 (Thomson Rd) | Freehold | 2013 | 177 | Toa Payoh NS19 | ~S$2,024 (1,787–2,173) |
Source: EdgeProp project pages (tenure, TOP, units, nearest stations and last-12-month transaction data from URA caveats), accessed 29 Sep 2026. *Thomson 800 is in the Toa Payoh planning area, further up Thomson Road. Boutique projects have few transactions, so one or two deals can move the average; treat figures as a guide.
Three things stand out. First, freehold dominates: UOL alone developed Novena Suites, Newton Suites and Pavilion 11, and The Atelier and Neu at Novena are recent freehold completions. Second, project sizes are small, so there may be only a handful of resale deals a year in any one building. Third, the newest projects set the top of the range: The Atelier and Neu at Novena sit well above the 2000s freehold stock. Our Cube 8 guide looks at one of the Thomson Road towers in detail, and leasehold vs freehold covers how tenure affects value.
New launches near Novena
We could not verify any new private launch within Novena itself as at September 2026; the most recent projects are The Atelier, Neu at Novena and Kopar at Newton, completed in 2023–2024. Just west, in the same District 11, Dunearn House (380 units, launched July 2026) and the freehold Watten House are the nearest new launches; our Bukit Timah condo guide covers both. For the Balestier and Toa Payoh side, see our Toa Payoh condo guide.
Novena condo prices in CCR context
URA’s Q2 2026 release (24 July 2026) showed CCR non-landed prices up 1.8% in the quarter, while RCR fell 1.2% and OCR fell 0.1%, and the overall private index rose 0.5%. Novena sits at the more accessible end of the CCR: most of its older freehold stock trades around S$2,100–2,400 psf, below newer District 10 freehold such as Leedon Green (about S$2,880 psf, per EdgeProp), while newer freehold projects reach about S$2,800–2,900 psf. Our OCR, RCR and CCR guide explains the segments.
Who a Novena condo suits
- Medical professionals and others working at the Novena hospitals.
- Buyers who want a central address one stop from Newton and two from Orchard, at a lower psf than prime districts.
- Freehold seekers who accept smaller developments with fewer facilities.
- Families targeting specific schools in the Novena and Newton belt.
What to check before buying a Novena condo
- Transaction depth: with fewer than 200 units in many projects, compare against several years of URA caveats, not just the last 12 months.
- Facilities and maintenance: boutique projects spread fixed costs over fewer owners, so ask the managing agent for current fees and the sinking fund balance.
- Noise and traffic: Thomson Road and the hospital approach roads are busy; visit at peak hours.
- Tenure mix: the leasehold Soleil @ Sinaran and Kopar at Newton trade on different terms from the freehold stock around them.
Novena vs Hougang and LinkTown Residences
Novena and Hougang are closer than they look on a map in one sense: from Hougang, the North-East Line runs direct to Dhoby Ghaut and Little India, and Novena is a short hop from there. But they are very different buys. Novena offers central location and freehold in small projects; Hougang offers space, family amenities and new integrated living at a lower psf.
LinkTown Residences is the Hougang Central integrated development: about 830 homes above Hougang MRT, a future Cross Island Line interchange (Phase 1 targeted around 2030), with a new bus interchange and a mall of about 300,000 sq ft, by CapitaLand Development, UOL and Kheng Leong. Analysts expect an average of around S$2,500–2,600 psf, an estimate rather than a released price. That is similar to Kopar at Newton’s resale level, but for a 99-year leasehold in the OCR with full facilities and a mall downstairs. A launch is expected in early 2027, although UOL’s August 2026 results guide a 2H 2027 launch. See the LinkTown Residences overview and the LinkTown price estimate.
More town guides: Condo at Queenstown, Choa Chu Kang Condos, Bukit Panjang Condos.
Deciding between a central boutique condo and a new integrated home? Register your interest and we will send LinkTown Residences prices and floor plans when they are released.
Information as at September 2026, based on EdgeProp project data and URA releases. Prices are approximate averages, not valuations. Verify with URA transaction data before you decide.
