32 GILSTEAD
How is this worked out? — this project’s 3 sub-scores, from its own data
32 Gilstead is a freehold project in D11 Novena with limited yield data, thin liquidity and strong school demand (Anglo-Chinese School (Junior) within 1 km). It sits ~3.8 km from its nearest growth node (Bishan 2.0 (Sub-Regional Centre)) — beyond the ~3 km impact band.
- Family demand buyers
- pure rental-yield investors
- Confirm the exact unit stack, facing and floor — our figures are project medians.
- Stress-test cashflow at +1–2% interest in the calculator below.
- Verify the school 1 km boundary & current MOE rules — priority is not a guarantee.
Investment report
A plain-language read on 32 Gilstead — genuine strengths, honest risks, an independent fair-value range and a Buy / Watch / Avoid position, all from the data above.
- Oversubscribed primary school (Anglo-Chinese School (Junior)) within 1 km — a durable family-demand anchor.
- Newton MRT Station MRT within ~439 m — walkable transit underpins rent and resale.
- Freehold — no lease decay, so strong long-horizon holding power.
- Entry $psf sits ~81% above nearby projects (within ~2.0 km) — a location/quality premium that has to keep being earned.
- Thin liquidity (3 sales/12 mo · 14-unit project) — a slower, choppier exit and a softer price signal.
- High quantum (typical unit ~$14,457,915) narrows the resale buyer pool.
- Check nearby new-launch & upcoming TOP supply — a fresh project within walking distance can cap rents and resale for a few years.
Fair-value range
Several independent value bases — more informative than a single median. The combined range weights the project-specific bases most.
| Recent project median $psfexcludes ground & top-floor units | $3,518 psf |
| Same-size, recent compsfloor of ±25% size band, recency-weighted | $3,435 psf |
| Nearby projectsmedian $psf of projects within ~2.0 km | $1,897 psf |
| HomeVestor fair range | $2,602–$3,379 psf ≈ $10,951,818–$14,222,211 for a ~4,209 sqft unit |
See the D11 comparables behind that district base on the map below — switch on “District condos by $psf” in the layers (this project vs cheaper/pricier neighbours).
How is this worked out? — the value bases & combined range
Buy · Watch · Avoid
Where the project’s current median $psf sits against its fair range, overlaid with the risk signals. An educational classification — not a recommendation.
Price trend
6-month rolling median $psf · excludes ground & top floor
Location & neighbourhood
Tap any label below the map to show or hide that layer, or use Show / hide all. On by default: primary schools, MRT stations within 2 km (nearest highlighted), and hawker / malls / supermarkets. Off by default (tap to switch on): Secondary / JC / Poly, international schools, bus stops, healthcare and childcare.
Nearest MRT: Newton MRT Station · ~439 m. Amenities © OpenStreetMap contributors (ODbL), tiles © CARTO.
About this project
| Project Name | 32 GILSTEAD |
| Street Name | Gilstead Road |
| Property Type | Apartment |
| Tenure | Freehold |
| District / Planning Area | D11 / Novena |
| Completion | Under construction · TOP pending |
| Number of units | 14 units |
| Highest floor in the project | 5 |
| Developer | PEAK VISTA PTE LTD |
| Land Area (sqm) | — |
| Master Plan Plot Ratio | 1.4 |
All transactions (14)
Newest first. Click any column heading to sort. Ground & top-floor units are excluded from the median above.
| Date ↕ | Address ↕ | Size (sqft) ↕ | $psf ↕ | Price ↕ |
|---|