Overview & Key Facts
ADRIA is a freehold condominium at DERBYSHIRE ROAD in District 11 (CCR), developed by JUMBO VALLEY PTE LTD, comprising 105 units, completed in 2013.
Location & Connectivity
ADRIA is approximately 520m from Novena MRT station, with 6 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Novena | North-South Line | 520m |
| Newton | North-South Line | 960m |
| Newton | Downtown Line | 960m |
| Farrer Park | North-East Line | 980m |
| Little India | North-East Line | 1.2 km |
| Little India | Downtown Line | 1.2 km |
Schools & Education
18 schools within 2 km (3 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| CHIJ Our Lady Queen of Peace | Primary | 400m |
| St. Margaret's Secondary School | Secondary | 420m |
| St. Margaret's Primary School | Primary | 470m |
| Singapore Chinese Girls' School (Primary) | Primary | 1.1 km |
| Farrer Park Primary School | Primary | 1.2 km |
| Anglo-Chinese School (Primary) | Primary | 1.2 km |
| LASALLE College of the Arts | Tertiary | 1.3 km |
| ACS (Junior) | Primary | 1.4 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 10 | $2,033 psf | $1,194,600 |
| 2 BR | 5 | $2,130 psf | $1,793,000 |
| 3 BR | 6 | $2,019 psf | $2,566,981 |
| 4 BR | 3 | $1,968 psf | $2,843,333 |
Market Position
ADRIA has recorded 24 sales at an average price of $1,868,454.
Rental Yield by Bedroom Type
Blended yield hides the spread between unit sizes — smaller units at ADRIA typically rent harder per dollar of purchase price:
| Type | Avg Rent | Avg Price | Gross Yield |
|---|---|---|---|
| 1 BR | $3,211/mo | $1,194,600 | 3.23% |
| 2 BR | $3,899/mo | $1,793,000 | 2.61% |
| 3 BR | $5,841/mo | $2,566,981 | 2.73% |
| 4 BR | $6,867/mo | $2,843,333 | 2.90% |
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Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 7 | $1,859 psf | — |
| 2022 | 4 | $2,048 psf | ↑ 10.2% |
| 2023 | 5 | $2,105 psf | ↑ 2.8% |
| 2024 | 4 | $2,213 psf | ↑ 5.1% |
| 2025 | 4 | $2,105 psf | ↓ 4.9% |
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From the 2024 high, ADRIA prices have given back 4.9% — still 13.2% above the 2021 baseline.
Price Index Check
The ShiokNest Price Index for District 11 reads 121.2 as of June 2026 — up 1.7% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
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Neighbourhood Comparison
| Condo | Tenure | Avg PSF | Sales |
|---|---|---|---|
| PULLMAN RESIDENCES NEWTON | Freehold | $3,074 psf | 288 |
| WATTEN HOUSE | Freehold | $3,236 psf | 180 |
| SOLEIL @ SINARAN | 99 yrs lease commencing from 2006 | $1,979 psf | 96 |
| PEAK RESIDENCE | Freehold | $2,489 psf | 90 |
| AMARYLLIS VILLE | 99 yrs lease commencing from 1997 | $1,909 psf | 74 |
What Could Work Against You
- With just 3 sales in the trailing year, pricing signals are indicative rather than definitive; expect wider bid-ask spreads when you negotiate.
Best suited for
Who This Actually Suits
This is a strong match for families with young children, mrt-walkable commuters, car-owning households and long-term hold (10+ yr). Family-suitable layout and CCR (Core Central Region) location with established school catchments nearby.
For international school families, yield-focused investors and foreign / absd-aware buyers, it can work — but weigh the trade-offs before committing.
resort facilities should probably look elsewhere. Resort-grade amenity stack including multiple pools, clubhouse, and recreational facilities.
Verdict
ADRIA is a freehold development in District 11 (CCR), with 105 units, offering a gross yield of 2.6%.
At ~$2,105 psf, it reflects its premium CCR positioning.
Explore the full ADRIA dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing ADRIA against staying public? These HDB towns sit within walking or short-drive distance:
- Kallang/whampoa — 4-room average $882,887 (220m away), an upgrader gap of about $1,000,000
- Central Area — 4-room average $1,088,814 (1 km away), an upgrader gap of about $800,000
- Toa Payoh — 4-room average $929,793 (1.5 km away), an upgrader gap of about $950,000
FAQ
What is the average PSF for ADRIA?
Is ADRIA freehold?
What is the rental yield for ADRIA?
Which MRT is nearest to ADRIA?
Sources & Next Steps
- ADRIA Dashboard — Live charts and analytics
- URA REALIS — Official transaction data
- District 11 (Watten Estate, Novena, Thomson) — District 11 neighbourhood guide
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 24 transactions
- Rental data: 184 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Oct 2025 · 24 records analysed · Source: URA private-sale caveats