Rental yields · District 11
Highest rental yields in District 11 — Novena, Newton, Thomson
Latest recorded sale Oct 2026
Which condos and apartments in District 11 have the highest rental yield?
Among condos, apartments and ECs in District 11 with at least 10 URA rental contracts and 5 recorded sales from Dec 2024 to Nov 2026, 8 Bassein has the highest gross rental yield, at 4.29%: a median rent of S$6.56 psf a month against a median sale price of S$1,835 psf. Latest recorded sale Jul 2026. Gross yield before costs; indicative.
4.29%
How the ranking is worked out
Each project's gross yield is its own median rent per square foot, from URA rental contracts, times twelve, divided by its own median sale price per square foot, from recorded caveats, both from Dec 2024 to Nov 2026. A project is ranked only with at least 10 rental contracts and 5 sales in that window; transfers we filter out as unrepresentative never count. Condos, apartments and executive condominiums only: landed homes are sold by land area and let by floor area, so the two do not divide.
Gross yield is a year's rent divided by the price paid, before any cost. Net yield is what is left after property tax, maintenance or conservancy charges, agent fees, repairs and months without a tenant, and it is always lower. Mortgage interest comes off after that. We rank on gross yield because recorded rents and prices are the same for everyone, while costs are not.
Projects, highest gross yield first
| Project | Gross yield | Median rent | Median price |
|---|---|---|---|
| 8 Basseinapartment · freehold | 4.29% | S$6.56 psf a monthS$3,000 a month · 115 contracts, Q1 2025–Q3 2026 | S$1,835 psfS$842,500 · 6 sales, Jan 2025–Jul 2026 |
| 10 Shelfordapartment · freehold | 3.86% | S$6.44 psf a monthS$3,000 a month · 102 contracts, Q1 2025–Q3 2026 | S$2,000 psfS$904,000 · 8 sales, Jun 2025–Jul 2026 |
| 26 Newtonapartment · freehold | 3.73% | S$6.89 psf a monthS$3,400 a month · 239 contracts, Q1 2025–Q3 2026 | S$2,217 psfS$1,272,500 · 18 sales, Jan 2025–Jul 2026 |
| Soleil @ Sinarancondo · 99-year | 3.66% | S$6.73 psf a monthS$6,200 a month · 467 contracts, Q1 2025–Q3 2026 | S$2,209 psfS$2,620,000 · 23 sales, Dec 2024–Oct 2026 |
| Lincoln Suitescondo · freehold | 3.66% | S$6.67 psf a monthS$3,800 a month · 261 contracts, Q1 2025–Q3 2026 | S$2,187 psfS$2,440,000 · 10 sales, Jan 2025–Sep 2026 |
| Zedgeapartment · freehold | 3.48% | S$5.33 psf a monthS$3,400 a month · 107 contracts, Q1 2025–Q3 2026 | S$1,837 psfS$1,384,444 · 6 sales, Apr 2025–Jun 2026 |
| Hillcrest Arcadiacondo · 99-year | 3.47% | S$3.66 psf a monthS$6,300 a month · 104 contracts, Q1 2025–Q3 2026 | S$1,267 psfS$2,300,000 · 25 sales, Dec 2024–Sep 2026 |
| Fyve Derbyshireapartment · freehold | 3.40% | S$7.09 psf a monthS$4,300 a month · 67 contracts, Q1 2025–Q3 2026 | S$2,505 psfS$2,172,500 · 10 sales, Jun 2025–Sep 2026 |
| 10 Evelynapartment · freehold | 3.38% | S$6.67 psf a monthS$3,900 a month · 36 contracts, Q1 2025–Q3 2026 | S$2,367 psfS$1,345,500 · 12 sales, Mar 2025–Sep 2026 |
| Adriaapartment · freehold | 3.25% | S$5.82 psf a monthS$3,900 a month · 91 contracts, Q1 2025–Q3 2026 | S$2,148 psfS$1,740,000 · 5 sales, Mar 2025–Sep 2026 |
| The Axisapartment · freehold | 3.25% | S$4.84 psf a monthS$3,625 a month · 42 contracts, Q1 2025–Q3 2026 | S$1,785 psfS$1,428,000 · 9 sales, Jan 2025–May 2026 |
| 6 Derbyshirecondo · freehold | 3.20% | S$5.91 psf a monthS$3,400 a month · 235 contracts, Q1 2025–Q3 2026 | S$2,214 psfS$1,888,888 · 9 sales, Feb 2025–Aug 2026 |
| L'Vivapartment · freehold | 3.15% | S$5.92 psf a monthS$4,200 a month · 157 contracts, Q1 2025–Q3 2026 | S$2,256 psfS$2,200,000 · 14 sales, Dec 2024–May 2026 |
| Amaryllis Villecondo · 99-year | 3.03% | S$5.36 psf a monthS$5,300 a month · 189 contracts, Q1 2025–Q3 2026 | S$2,124 psfS$2,080,000 · 21 sales, Dec 2024–Oct 2026 |
| Strataapartment · freehold | 2.98% | S$5.18 psf a monthS$4,050 a month · 114 contracts, Q1 2025–Q3 2026 | S$2,084 psfS$1,750,000 · 5 sales, Sep 2025–Aug 2026 |
| Newton Suitesapartment · freehold | 2.96% | S$6.00 psf a monthS$4,850 a month · 101 contracts, Q1 2025–Q3 2026 | S$2,432 psfS$3,010,000 · 9 sales, Jan 2025–Jun 2026 |
| 368 Thomsoncondo · freehold | 2.92% | S$4.71 psf a monthS$4,200 a month · 124 contracts, Q1 2025–Q3 2026 | S$1,933 psfS$1,515,000 · 6 sales, Jan 2025–Jun 2026 |
| Montebleucondo · freehold | 2.91% | S$4.78 psf a monthS$4,100 a month · 99 contracts, Q1 2025–Q3 2026 | S$1,972 psfS$1,609,444 · 12 sales, Dec 2024–Oct 2026 |
| Miroapartment · freehold | 2.89% | S$4.15 psf a monthS$5,900 a month · 66 contracts, Q1 2025–Q3 2026 | S$1,723 psfS$2,219,444 · 8 sales, May 2025–Sep 2026 |
| Cube 8condo · freehold | 2.88% | S$4.82 psf a monthS$4,190 a month · 126 contracts, Q1 2025–Q3 2026 | S$2,008 psfS$2,700,000 · 9 sales, Feb 2025–Sep 2026 |
| Rochelle At Newtoncondo · 99-year | 2.86% | S$4.67 psf a monthS$7,000 a month · 40 contracts, Q1 2025–Q3 2026 | S$1,962 psfS$2,720,000 · 15 sales, Dec 2024–Jul 2026 |
| Park Infinia At Wee Namcondo · freehold | 2.81% | S$5.71 psf a monthS$6,200 a month · 460 contracts, Q1 2025–Q3 2026 | S$2,442 psfS$3,400,000 · 24 sales, Feb 2025–Sep 2026 |
| The Glyndebournecondo · freehold | 2.81% | S$5.17 psf a monthS$8,000 a month · 127 contracts, Q1 2025–Q3 2026 | S$2,207 psfS$3,725,000 · 16 sales, Feb 2025–Aug 2026 |
| Nineteen Shelford Roadcondo · freehold | 2.77% | S$4.62 psf a monthS$4,000 a month · 246 contracts, Q1 2025–Q3 2026 | S$2,002 psfS$1,835,000 · 16 sales, Jan 2025–Oct 2026 |
| Newton 18apartment · freehold | 2.77% | S$5.00 psf a monthS$4,200 a month · 79 contracts, Q1 2025–Q3 2026 | S$2,168 psfS$2,061,944 · 8 sales, Jun 2025–Aug 2026 |
| The Ansleycondo · freehold | 2.76% | S$4.32 psf a monthS$5,300 a month · 55 contracts, Q1 2025–Q3 2026 | S$1,878 psfS$1,900,000 · 5 sales, May 2025–Jun 2026 |
| The Trevosecondo · 99-year | 2.75% | S$4.18 psf a monthS$6,350 a month · 28 contracts, Q1 2025–Q3 2026 | S$1,822 psfS$3,158,000 · 9 sales, Jan 2025–Jul 2026 |
| Shelford Suitescondo · freehold | 2.75% | S$4.80 psf a monthS$6,000 a month · 23 contracts, Q2 2025–Q3 2026 | S$2,094 psfS$2,700,000 · 11 sales, Jan 2025–Aug 2026 |
| Trilightcondo · freehold | 2.73% | S$5.59 psf a monthS$6,700 a month · 184 contracts, Q1 2025–Q3 2026 | S$2,456 psfS$2,930,000 · 13 sales, Feb 2025–Jul 2026 |
| Gloucester Mansionsapartment · freehold | 2.72% | S$4.66 psf a monthS$4,350 a month · 34 contracts, Q1 2025–Q3 2026 | S$2,051 psfS$2,475,000 · 6 sales, Feb 2025–Dec 2025 |
| 28 Shelfordapartment · freehold | 2.72% | S$4.71 psf a monthS$4,200 a month · 21 contracts, Q1 2025–Q3 2026 | S$2,076 psfS$2,268,000 · 5 sales, Dec 2024–Sep 2026 |
| Sanctuary@Newtonapartment · freehold | 2.72% | S$6.24 psf a monthS$5,400 a month · 10 contracts, Q2 2026–Q3 2026 | S$2,751 psfS$2,338,500 · 22 sales, Jan 2025–Jan 2026 |
| The Lincoln Residencescondo · freehold | 2.67% | S$5.08 psf a monthS$7,000 a month · 42 contracts, Q1 2025–Q3 2026 | S$2,282 psfS$4,200,000 · 5 sales, Dec 2024–Sep 2026 |
| Newton 21apartment · freehold | 2.63% | S$5.04 psf a monthS$5,500 a month · 30 contracts, Q1 2025–Q3 2026 | S$2,304 psfS$2,750,000 · 6 sales, Dec 2024–Mar 2026 |
| Pavilion 11condo · freehold | 2.53% | S$4.48 psf a monthS$6,000 a month · 116 contracts, Q1 2025–Q3 2026 | S$2,128 psfS$2,572,500 · 12 sales, Dec 2024–Jun 2026 |
| Vivacondo · freehold | 2.52% | S$5.79 psf a monthS$8,050 a month · 186 contracts, Q1 2025–Q3 2026 | S$2,758 psfS$3,980,000 · 11 sales, Jan 2025–Oct 2026 |
| The Shelfordcondo · freehold | 2.52% | S$5.04 psf a monthS$7,200 a month · 117 contracts, Q1 2025–Q3 2026 | S$2,398 psfS$4,245,000 · 8 sales, Sep 2025–Sep 2026 |
| The Springsapartment · freehold | 2.52% | S$4.10 psf a monthS$4,400 a month · 46 contracts, Q1 2025–Q3 2026 | S$1,957 psfS$1,960,000 · 5 sales, Aug 2025–May 2026 |
| Newton Onecondo · freehold | 2.47% | S$4.56 psf a monthS$8,200 a month · 51 contracts, Q1 2025–Q3 2026 | S$2,220 psfS$2,750,000 · 5 sales, Mar 2025–Apr 2026 |
| 1 Moulmein Riseapartment · freehold | 2.46% | S$4.72 psf a monthS$5,900 a month · 22 contracts, Q1 2025–Q3 2026 | S$2,299 psfS$2,845,813 · 6 sales, Jan 2025–Sep 2026 |
| Apleton Viewapartment · freehold | 2.46% | S$4.04 psf a monthS$5,000 a month · 18 contracts, Q1 2025–Q3 2026 | S$1,972 psfS$2,350,000 · 5 sales, Mar 2025–May 2026 |
| La Suissecondo · 999-year | 2.40% | S$3.35 psf a monthS$7,200 a month · 72 contracts, Q1 2025–Q3 2026 | S$1,677 psfS$3,200,000 · 11 sales, Jan 2025–Aug 2026 |
| Residences @ Evelyncondo · freehold | 2.34% | S$4.87 psf a monthS$6,300 a month · 143 contracts, Q1 2025–Q3 2026 | S$2,498 psfS$3,309,000 · 10 sales, Feb 2025–Oct 2026 |
| Adam Park Condominiumcondo · freehold | 2.32% | S$4.00 psf a monthS$4,500 a month · 53 contracts, Q1 2025–Q3 2026 | S$2,071 psfS$1,980,000 · 5 sales, Feb 2025–Feb 2026 |
| Trevose Parkcondo · freehold | 2.31% | S$4.00 psf a monthS$6,800 a month · 71 contracts, Q1 2025–Q3 2026 | S$2,078 psfS$3,450,000 · 10 sales, Feb 2025–May 2026 |
| Sky@Elevencondo · freehold | 2.29% | S$4.44 psf a monthS$11,100 a month · 138 contracts, Q1 2025–Q3 2026 | S$2,323 psfS$6,100,000 · 11 sales, Apr 2025–Sep 2026 |
| Thomson 800condo · freehold | 2.20% | S$3.68 psf a monthS$5,400 a month · 150 contracts, Q1 2025–Q3 2026 | S$2,005 psfS$3,140,000 · 14 sales, Dec 2024–Aug 2026 |
| Villa Des Florescondo · freehold | 2.16% | S$3.10 psf a monthS$4,800 a month · 19 contracts, Q1 2025–Q3 2026 | S$1,720 psfS$3,000,000 · 5 sales, Feb 2025–Oct 2026 |
| Goldhill Towersapartment · freehold | 2.12% | S$4.19 psf a monthS$6,500 a month · 21 contracts, Q2 2025–Q3 2026 | S$2,366 psfS$3,668,000 · 5 sales, Dec 2024–Jul 2026 |
| Watten Hillcondo · freehold | 1.93% | S$2.83 psf a monthS$7,400 a month · 15 contracts, Q1 2025–Q3 2026 | S$1,761 psfS$4,700,000 · 7 sales, Feb 2025–May 2026 |