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NEWTON GEMS

NEWTON ROAD · D11

ApartmentFreehold

—

median $psf

$4.42

median rent · psf/mo

—

gross rental yield

—

highest floor

190

total units

—

TOP / completion

Median rent from 110 URA rental contracts (last 12 mo).

/ 100

HomeVestor Investor Score

Best for: Family demand + Capital growth

Watch out for: Thin transactions

Data confidence: Low · overall risk: Low

Yield—

Cashflow—

Liquidity38

Growth62

Family77

How is this worked out? — this project’s 3 sub-scores, from its own data

Each sub-score is 0–100 (higher = better), built from this project’s actual figures — here are the exact drivers behind each one.

Capital growth · 62

Nearest growth node: Kallang Alive / Kampong Bugis — ~3.6 km away (under construction) → 43 · Nearest MRT ~394 m (Novena) → 81 · Price momentum — too few recent sales to score = average

Exit liquidity · 38

190 units → 15 · 0 sales in 12 mo → 0 · 110 rental contracts → 100 = average

Family demand · 77

Oversubscribed school within 1 km (Anglo-Chinese School (Junior), 1.6× demand) → 77

Overall · 59

The average of the 3 sub-scores above.

Risk flags

Thin transactions — 0 sales in 12 months, so the price signal is noisy

Note: risk flags are screening signals from the data — not confirmed defects; check each against the actual unit, title & MCST.

A screening heuristic — not financial advice; verify every figure and your own budget before transacting.

Investor verdict

Newton Gems is a freehold project in D11 with limited yield data, thin liquidity and strong school demand (Anglo-Chinese School (Junior) within 1 km). It sits ~3.6 km from its nearest growth node (Kallang Alive / Kampong Bugis) — beyond the ~3 km impact band.

Best suited for

Family demand buyers
Capital growth buyers

Less suited for

pure rental-yield investors

Key due-diligence

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 Newton Gems — genuine strengths, honest risks, an independent fair-value range and a Buy / Watch / Avoid position, all from the data above.

Family-demand Liquidity-thinsignals — how they're defined

Why this may work

Oversubscribed primary school (Anglo-Chinese School (Junior)) within 1 km — a durable family-demand anchor.
Well-sized 190-unit project — larger developments trade at firmer $psf and resell faster.
Novena MRT Station MRT within ~394 m — walkable transit underpins rent and resale.
Freehold — no lease decay, so strong long-horizon holding power.

Why this may fail / what to watch

Thin liquidity (0 sales/12 mo) — a slower, choppier exit and a softer price signal.
Check nearby new-launch & upcoming TOP supply — a fresh project within walking distance can cap rents and resale for a few years.

Signals screened from the data — strengths and risks, not confirmed facts. For educational purposes only — not financial advice.

Fair-value range

Several independent value bases — more informative than a single median. The combined range weights the project-specific bases most.

Nearby projectsmedian $psf of projects within ~2.0 km	$1,872 psf
Rental-yield-supportedrent $psf × 12 ÷ 3.0% target gross yield	$1,768 psf
HomeVestor fair range	$1,723–$1,904 psf

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

Project median

Recency-filtered median $psf of this project’s own resale caveats (ground & top-floor units excluded).

Same-size comps

Recency-weighted median $psf of caveats within ±25% of the typical unit size (6-mo full, 6–12-mo 70%, 12–24-mo 40%) — the comparable-sales method used in our Valuation tool.

District-comparable

Median $psf across all projects in the same district — a market-level sanity check (a genuinely superior project can sit above it).

Yield-supported

The $psf at which today’s median rent would return a 3.0% target gross yield for a CCR project — anchors price to rental fundamentals.

Combined range

A weighted blend (comps 28%, yield 28%, project median 22%, district 22%); the band width (±5–13%) reflects how far the independent bases disagree, so a genuinely over- or under-priced project sits outside it.

Note: a project-level estimate — a specific unit’s floor, facing and size shift its fair value. Check a specific unit’s price ›

For educational purposes only — not financial advice.

Zeroing in on one unit? Check if it’s fairly priced › · Work out what to offer ›

Popular schools nearby

Proximity to an oversubscribed primary school is a major driver of family demand. Being within 1 km gives the top P1 balloting priority; 1–2 km is next.

1 – 2 km

#13 Hong Wen School 1796 m

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.

About this project

Project Name	NEWTON GEMS
Street Name	NEWTON ROAD
Property Type	Apartment
Tenure	Freehold
District / Planning Area	D11
Completion	—
Number of units	190 units
Highest floor in the project	—
Developer	—
Land Area (sqm)	9,761
Master Plan Plot Ratio	2.8

All transactions

No transactions recorded for this project yet.

Rental transactions (549)

Individual private-residential lease contracts, newest first — official URA Data Service. Size is URA’s banded floor area (sqft); the unit number and floor are not disclosed. Click any column heading to sort.

6-month rolling median $psf/month · from individual URA rental contracts

BedroomsURA records the size band & bedroom count, not the unit number.

Lease date ↕	Size (sqft) ↕	Beds ↕	Monthly rent ↕	$psf/mo ↕

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