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SANCTUARY@NEWTON

Surrey Road · D11 Novena
ApartmentFreehold
$2,739 psf
median $psf
$6.13
median rent · psf/mo
~2.7%
gross rental yield
15
highest floor
38
total units
2025
TOP / completion
Median $psf excludes ground & top-floor units · basis: last 12 months. Median rent from 4 URA rental contracts (last 12 mo).
43
/ 100
HomeVestor Investor Score
Best for: Family demand
Watch out for: Small project, Limited rental data, Priced above nearby projects
Data confidence: Low · overall risk: Moderate
Yield29
Cashflow—
Liquidity26
Growth38
Family77
How is this worked out? — this project’s 4 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 · 38
Nearest growth node: Kallang Alive / Kampong Bugis — ~3.6 km away (under construction) → 42 · Nearest MRT ~486 m (Newton) → 71 · Recent price momentum -9% (last 6 mo vs prior year) → 0  =  average
Rental yield · 29
Gross rental yield 2.7% on a 2.0–4.5% band → 29
Exit liquidity · 26
38 units → 0 · 20 sales in 12 mo → 78 · 4 rental contracts → 0  =  average
Family demand · 77
Oversubscribed school within 1 km (Anglo-Chinese School (Junior), 1.6× demand) → 77
Overall · 43
The average of the 4 sub-scores above.
Risk flags
Small project — 38 units, thinner resale & rental liquidity · Limited rental data — 4 rental contracts, so the yield estimate is soft · Priced above nearby projects — ~42% above the median $psf of 382 projects within ~2.0 km
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

Sanctuary@Newton is a freehold project in D11 Novena with 2.7% gross yield, 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
Less suited for
  • pure rental-yield investors
  • capital-growth-led 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 Sanctuary@Newton — genuine strengths, honest risks, an independent fair-value range and a Buy / Watch / Avoid position, all from the data above.

Family-demandLiquidity-deepsignals — how they're defined
Why this may work
  • Strong transaction liquidity — 20 resale deals in the past 12 months, so pricing is well-tested and exit is easier.
  • Oversubscribed primary school (Anglo-Chinese School (Junior)) within 1 km — a durable family-demand anchor.
  • Newton MRT Station MRT within ~486 m — walkable transit underpins rent and resale.
  • Freehold — no lease decay, so strong long-horizon holding power.
Why this may fail / what to watch
  • Entry $psf sits ~42% above nearby projects (within ~2.0 km) — a location/quality premium that has to keep being earned.
  • Thin liquidity (38-unit project) — a slower, choppier exit and a softer price signal.
  • High quantum (typical unit ~$2,720,157) 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.
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.

Recent project median $psfexcludes ground & top-floor units$2,739 psf
Same-size, recent compsfloor of ±25% size band, recency-weighted$2,659 psf
Nearby projectsmedian $psf of projects within ~2.0 km$1,896 psf
Rental-yield-supportedrent $psf × 12 ÷ 3.0% target gross yield$2,452 psf
HomeVestor fair range$2,132–$2,769 psf
≈ $2,181,036–$2,832,687 for a ~1,023 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
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.

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.

BUY — below fair
WATCH — around fair
AVOID — above fair
Watch zoneCurrent median $2,739 psf is around fair value — whether it’s a good buy comes down to the specific unit and price.
Pressure-test one unit before you decide: check if it’s fairly priced ›  ·  work out what to offer ›  ·  download a one-page memo ›
Compares project medians to a computed fair range — individual units vary. For educational purposes only — not financial advice.

Price trend

6-month rolling median $psf · excludes ground & top floor

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 1894 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.

Nearest MRT: Newton MRT Station · ~486 m. Amenities © OpenStreetMap contributors (ODbL), tiles © CARTO.

About this project

Project NameSANCTUARY@NEWTON
Street NameSurrey Road
Property TypeApartment
TenureFreehold
District / Planning AreaD11 / Novena
Completion2025
Number of units38 units
Highest floor in the project15
DeveloperASK DEVELOPMENT PTE LTD
Land Area (sqm)1,173
Master Plan Plot Ratio2.8

All transactions (38)

Newest first. Click any column heading to sort. Ground & top-floor units are excluded from the median above.

e.g. 20-07 · 20- = storey 20 · -07 = stack 07
–both optional
Date ↕Address ↕Size
(sqft) ↕		$psf ↕Price ↕
Show

Rental transactions (4)

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.

URA records the size band & bedroom count, not the unit number.
Lease date ↕Size
(sqft) ↕		Beds ↕Monthly rent ↕$psf/mo ↕
Show
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