Rental yields · District 11
Highest rental yields in District 11 — Novena, Newton, Thomson
Latest recorded sale Sep 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 Oct 2024 to Sep 2026, 8 Bassein has the highest gross rental yield, at 4.18%: a median rent of S$6.44 psf a month against a median sale price of S$1,847 psf. Latest recorded sale Jul 2026. Gross yield before costs; indicative.
4.18%
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 Oct 2024 to Sep 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 | 4.18% | S$6.44 psf a monthS$2,975 a month · 66 contracts, Q4 2024–Q2 2026 | S$1,847 psfS$850,000 · 7 sales, Oct 2024–Jul 2026 |
| The Axisapartment · freehold | 4.03% | S$6.00 psf a monthS$3,400 a month · 23 contracts, Q4 2024–Q2 2026 | S$1,785 psfS$1,428,000 · 9 sales, Jan 2025–May 2026 |
| 10 Shelfordapartment · freehold | 3.86% | S$6.44 psf a monthS$3,000 a month · 64 contracts, Q4 2024–Q2 2026 | S$2,000 psfS$904,000 · 8 sales, Jun 2025–Jul 2026 |
| 26 Newtonapartment · freehold | 3.69% | S$6.81 psf a monthS$3,425 a month · 136 contracts, Q4 2024–Q2 2026 | S$2,217 psfS$1,272,500 · 18 sales, Jan 2025–Jul 2026 |
| Soleil @ Sinarancondo · 99-year | 3.63% | S$6.63 psf a monthS$6,100 a month · 267 contracts, Q4 2024–Q2 2026 | S$2,193 psfS$2,610,000 · 22 sales, Dec 2024–Jul 2026 |
| Lincoln Suitescondo · freehold | 3.56% | S$6.55 psf a monthS$3,800 a month · 151 contracts, Q4 2024–Q2 2026 | S$2,210 psfS$2,300,000 · 11 sales, Oct 2024–Aug 2026 |
| Zedgeapartment · freehold | 3.49% | S$5.33 psf a monthS$3,500 a month · 67 contracts, Q4 2024–Q2 2026 | S$1,834 psfS$1,350,000 · 8 sales, Oct 2024–Jun 2026 |
| Hillcrest Arcadiacondo · 99-year | 3.38% | S$3.58 psf a monthS$5,800 a month · 84 contracts, Q4 2024–Q2 2026 | S$1,273 psfS$2,300,000 · 22 sales, Dec 2024–Sep 2026 |
| Fyve Derbyshireapartment · freehold | 3.32% | S$6.92 psf a monthS$4,200 a month · 45 contracts, Q4 2024–Q2 2026 | S$2,501 psfS$2,300,000 · 9 sales, Jun 2025–Aug 2026 |
| 10 Evelynapartment · freehold | 3.24% | S$6.66 psf a monthS$3,850 a month · 20 contracts, Q4 2024–Q2 2026 | S$2,464 psfS$1,366,000 · 13 sales, Oct 2024–Aug 2026 |
| 6 Derbyshirecondo · freehold | 3.20% | S$5.82 psf a monthS$3,400 a month · 135 contracts, Q4 2024–Q2 2026 | S$2,181 psfS$1,806,388 · 10 sales, Oct 2024–Aug 2026 |
| Adriaapartment · freehold | 3.16% | S$5.82 psf a monthS$4,000 a month · 61 contracts, Q4 2024–Q2 2026 | S$2,211 psfS$1,740,000 · 5 sales, Nov 2024–Oct 2025 |
| L'vivapartment · freehold | 3.12% | S$5.85 psf a monthS$4,200 a month · 95 contracts, Q4 2024–Q2 2026 | S$2,251 psfS$2,200,000 · 16 sales, Oct 2024–May 2026 |
| Cube 8condo · freehold | 3.07% | S$5.14 psf a monthS$4,180 a month · 84 contracts, Q4 2024–Q2 2026 | S$2,008 psfS$2,700,000 · 11 sales, Oct 2024–Sep 2026 |
| The Armadaleapartment · freehold | 3.05% | S$4.92 psf a monthS$4,400 a month · 29 contracts, Q4 2024–Q2 2026 | S$1,938 psfS$1,800,000 · 5 sales, Nov 2024–Jul 2026 |
| Newton Suitesapartment · freehold | 3.02% | S$5.97 psf a monthS$4,800 a month · 59 contracts, Q4 2024–Q2 2026 | S$2,371 psfS$2,805,000 · 10 sales, Oct 2024–Jun 2026 |
| 368 Thomsoncondo · freehold | 3.01% | S$4.71 psf a monthS$4,200 a month · 92 contracts, Q4 2024–Q2 2026 | S$1,875 psfS$1,629,000 · 8 sales, Oct 2024–Jun 2026 |
| Amaryllis Villecondo · 99-year | 2.99% | S$5.28 psf a monthS$5,350 a month · 124 contracts, Q4 2024–Q2 2026 | S$2,116 psfS$2,075,000 · 18 sales, Nov 2024–Sep 2026 |
| Miroapartment · freehold | 2.96% | S$4.15 psf a monthS$5,900 a month · 43 contracts, Q4 2024–Q2 2026 | S$1,684 psfS$2,200,000 · 7 sales, Oct 2024–Aug 2026 |
| Strataapartment · freehold | 2.91% | S$5.06 psf a monthS$4,200 a month · 73 contracts, Q4 2024–Q2 2026 | S$2,084 psfS$1,725,000 · 6 sales, Oct 2024–Aug 2026 |
| The Trevosecondo · 99-year | 2.90% | S$4.33 psf a monthS$6,200 a month · 26 contracts, Q4 2024–Q2 2026 | S$1,789 psfS$3,158,000 · 11 sales, Oct 2024–Jul 2026 |
| Novena Suitesapartment · freehold | 2.89% | S$5.33 psf a monthS$4,000 a month · 53 contracts, Q4 2024–Q2 2026 | S$2,215 psfS$2,095,000 · 6 sales, Oct 2024–Aug 2026 |
| Montebleucondo · freehold | 2.88% | S$4.71 psf a monthS$4,050 a month · 54 contracts, Q4 2024–Q2 2026 | S$1,962 psfS$1,618,888 · 13 sales, Nov 2024–Aug 2026 |
| Rochelle At Newtoncondo · 99-year | 2.88% | S$4.69 psf a monthS$7,000 a month · 29 contracts, Q4 2024–Q2 2026 | S$1,954 psfS$2,745,000 · 18 sales, Oct 2024–Jul 2026 |
| Park Infinia At Wee Namcondo · freehold | 2.80% | S$5.66 psf a monthS$6,500 a month · 250 contracts, Q4 2024–Q2 2026 | S$2,425 psfS$3,530,000 · 25 sales, Oct 2024–Aug 2026 |
| The Glyndebournecondo · freehold | 2.80% | S$5.14 psf a monthS$7,875 a month · 74 contracts, Q4 2024–Q2 2026 | S$2,205 psfS$3,700,000 · 17 sales, Oct 2024–Aug 2026 |
| Shelford Suitescondo · freehold | 2.78% | S$4.84 psf a monthS$6,000 a month · 14 contracts, Q4 2024–Q2 2026 | S$2,086 psfS$2,700,000 · 13 sales, Nov 2024–Aug 2026 |
| Newton 18apartment · freehold | 2.77% | S$5.00 psf a monthS$4,400 a month · 49 contracts, Q4 2024–Q2 2026 | S$2,168 psfS$2,061,944 · 8 sales, Jun 2025–Aug 2026 |
| Trilightcondo · freehold | 2.75% | S$5.61 psf a monthS$6,800 a month · 115 contracts, Q4 2024–Q2 2026 | S$2,447 psfS$3,034,000 · 16 sales, Nov 2024–Jul 2026 |
| Gloucester Mansionsapartment · freehold | 2.75% | S$4.70 psf a monthS$4,300 a month · 27 contracts, Q4 2024–Q2 2026 | S$2,051 psfS$2,475,000 · 6 sales, Feb 2025–Dec 2025 |
| Nineteen Shelford Roadcondo · freehold | 2.73% | S$4.53 psf a monthS$3,900 a month · 131 contracts, Q4 2024–Q2 2026 | S$1,992 psfS$1,835,000 · 16 sales, Nov 2024–Jul 2026 |
| The Ansleycondo · freehold | 2.70% | S$4.30 psf a monthS$5,200 a month · 40 contracts, Q4 2024–Q2 2026 | S$1,913 psfS$2,100,000 · 7 sales, Oct 2024–Jun 2026 |
| The Lincoln Modernapartment · freehold | 2.69% | S$4.52 psf a monthS$6,100 a month · 15 contracts, Q4 2024–Q2 2026 | S$2,017 psfS$2,750,000 · 6 sales, Oct 2024–Sep 2026 |
| The Lincoln Residencescondo · freehold | 2.64% | S$4.86 psf a monthS$7,000 a month · 30 contracts, Q4 2024–Q2 2026 | S$2,212 psfS$4,100,000 · 5 sales, Oct 2024–Aug 2025 |
| Pavilion 11condo · freehold | 2.55% | S$4.53 psf a monthS$5,950 a month · 85 contracts, Q4 2024–Q2 2026 | S$2,128 psfS$2,992,500 · 14 sales, Nov 2024–Jun 2026 |
| Vivacondo · freehold | 2.52% | S$5.78 psf a monthS$8,000 a month · 126 contracts, Q4 2024–Q2 2026 | S$2,754 psfS$4,100,000 · 10 sales, Jan 2025–Jul 2026 |
| Newton 21apartment · freehold | 2.48% | S$4.76 psf a monthS$5,400 a month · 22 contracts, Q4 2024–Q2 2026 | S$2,304 psfS$2,750,000 · 6 sales, Dec 2024–Mar 2026 |
| Newton Onecondo · freehold | 2.47% | S$4.58 psf a monthS$8,050 a month · 36 contracts, Q4 2024–Q2 2026 | S$2,220 psfS$2,750,000 · 5 sales, Mar 2025–Apr 2026 |
| The Springsapartment · freehold | 2.45% | S$4.00 psf a monthS$4,300 a month · 28 contracts, Q4 2024–Q2 2026 | S$1,957 psfS$1,960,000 · 5 sales, Aug 2025–May 2026 |
| Shelford Regencycondo · freehold | 2.44% | S$4.40 psf a monthS$4,600 a month · 24 contracts, Q4 2024–Q2 2026 | S$2,161 psfS$2,650,000 · 5 sales, Nov 2024–Oct 2025 |
| Adam Park Condominiumcondo · freehold | 2.43% | S$4.19 psf a monthS$4,500 a month · 37 contracts, Q4 2024–Q2 2026 | S$2,069 psfS$1,955,000 · 6 sales, Nov 2024–Feb 2026 |
| 1 Moulmein Riseapartment · freehold | 2.43% | S$4.64 psf a monthS$5,800 a month · 15 contracts, Q4 2024–Q2 2026 | S$2,296 psfS$2,841,625 · 5 sales, Jan 2025–May 2026 |
| Apleton Viewapartment · freehold | 2.43% | S$4.00 psf a monthS$5,000 a month · 12 contracts, Q1 2025–Q4 2025 | S$1,972 psfS$2,350,000 · 5 sales, Mar 2025–May 2026 |
| The Shelfordcondo · freehold | 2.40% | S$5.04 psf a monthS$7,000 a month · 83 contracts, Q4 2024–Q2 2026 | S$2,522 psfS$3,730,000 · 8 sales, Oct 2024–Jun 2026 |
| Residences @ Evelyncondo · freehold | 2.33% | S$4.84 psf a monthS$6,900 a month · 107 contracts, Q4 2024–Q2 2026 | S$2,498 psfS$2,800,000 · 9 sales, Feb 2025–May 2026 |
| Trevose Parkcondo · freehold | 2.30% | S$3.98 psf a monthS$6,625 a month · 60 contracts, Q4 2024–Q2 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$11,200 a month · 99 contracts, Q4 2024–Q2 2026 | S$2,323 psfS$6,000,000 · 11 sales, Oct 2024–Jun 2026 |
| La Suissecondo · 999-year | 2.24% | S$3.13 psf a monthS$7,000 a month · 58 contracts, Q4 2024–Q2 2026 | S$1,677 psfS$3,200,000 · 11 sales, Jan 2025–Aug 2026 |
| Thomson 800condo · freehold | 2.22% | S$3.66 psf a monthS$5,300 a month · 107 contracts, Q4 2024–Q2 2026 | S$1,980 psfS$3,080,000 · 15 sales, Nov 2024–Aug 2026 |
| Goldhill Towersapartment · freehold | 2.03% | S$4.00 psf a monthS$6,200 a month · 16 contracts, Q4 2024–Q2 2026 | S$2,366 psfS$3,668,000 · 5 sales, Dec 2024–Jul 2026 |
| Watten Hillcondo · freehold | 1.92% | S$2.81 psf a monthS$6,900 a month · 16 contracts, Q4 2024–Q2 2026 | S$1,761 psfS$4,700,000 · 7 sales, Feb 2025–May 2026 |