VILLA CHANCERY
How is this worked out? — this project’s 3 sub-scores, from its own data
Villa Chancery is a freehold project in D11 Novena with limited yield data, thin liquidity and strong school demand (St. Joseph's Institution Junior within 1 km). It sits ~3.2 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 Villa Chancery — genuine strengths, honest risks, an independent fair-value range and a Buy / Watch / Avoid position, all from the data above.
- Oversubscribed primary school (St. Joseph's Institution Junior) within 1 km — a durable family-demand anchor.
- Freehold — no lease decay, so strong long-horizon holding power.
- Entry $psf sits ~6% above nearby projects (within ~2.0 km) — a location/quality premium that has to keep being earned.
- Thin liquidity (0 sales/12 mo · 26-unit project) — 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.
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 | $2,014 psf |
| Nearby projectsmedian $psf of projects within ~2.0 km | $1,908 psf |
| HomeVestor fair range | $1,863–$2,059 psf ≈ $1,915,164–$2,116,652 for a ~1,028 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.
Long-run trend — project vs. market
Indexed to 100 at 2020 · 2020–2025
Long-run line = URA Private Residential Property Price Index (indexed market trend, not unit prices). Markers = actual transactions, past 5 years. Source: URA via data.gov.sg, SODL v1.0.
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: Novena MRT Station · ~662 m. Amenities © OpenStreetMap contributors (ODbL), tiles © CARTO.
About this project
| Project Name | VILLA CHANCERY |
| Street Name | Chancery Lane |
| Property Type | Condominium |
| Tenure | Freehold |
| District / Planning Area | D11 / Novena |
| Completion | 1986 |
| Number of units | 26 units |
| Highest floor in the project | 1 |
| Developer | RH Novena Pte Ltd (Roxy-Pacific) |
| Land Area (sqm) | 8,301 |
| Master Plan Plot Ratio | — |
All transactions (2)
Newest first. Click any column heading to sort. Ground & top-floor units are excluded from the median above.
| Date ↕ | Address ↕ | Size (sqft) ↕ | $psf ↕ | Price ↕ |
|---|