One hundred and five rental contracts against eight sales — Amaninda's ledger is lopsided in the most revealing way. This 70-unit freehold on Thomson Road, completed in 2005 by Ho Bee Investment, is one of the Novena belt's hardest-working buildings: tenants cycle through constantly at an average of S$3,600 a month, while owners hold on and sell only occasionally, at an average of S$1.53 million and S$1,662 per square foot (as of 2025-03).
That imbalance is the whole thesis. In a Core Central Region district where the flagship freeholds — Pullman Residences at S$3,074 PSF, Watten House at S$3,236 PSF — price ordinary buyers out entirely, Amaninda offers CCR freehold exposure from a recorded low of S$1.03 million, with one-bedders averaging S$1.09 million and three-bedders S$1.93 million (as of 2025-03).
The trade-offs are the honest kind: a 2005-vintage building with low-rise floors, interiors that increasingly reward renovation budgets, and a sales record that went quiet after March 2025. This review weighs a genuinely rare configuration — affordable, freehold, rentable, and 590 metres from Novena MRT — against the wear of two decades.
Amaninda prices at the 31.5th percentile of District 11 (as of 2025-03) — the accessible tier of a premium district. Above it stretch the freehold heavyweights: Watten House averaging S$3,236 PSF, Pullman Residences Newton S$3,074 PSF and Peak Residence S$2,489 PSF. Even the district's ageing 99-year stock — Soleil @ Sinaran (S$1,975 PSF) and Amaryllis Ville (S$1,909 PSF) — records higher PSF than Amaninda's S$1,662. The discount buys a 2005 vintage and a low-rise format rather than a compromised location: the address itself sits squarely in the Novena medical-and-transit corridor that the premium developments share.
Overview & Key Facts
AMANINDA is a freehold condominium at THOMSON ROAD in District 11 (CCR), developed by HO BEE INVESTMENT LTD, comprising 70 units, completed in 2005.
Location & Connectivity
AMANINDA is approximately 590m from Novena MRT station, with 7 stations within 1.5 km.
Schools & Education
18 schools within 2 km (2 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| St. Joseph's Institution | Secondary | 500m |
| New Town Primary School | Primary | 600m |
| Singapore Chinese Girls' School (Primary) | Primary | 1.1 km |
| CHIJ Our Lady Queen of Peace | Primary | 1.1 km |
| Anglo-Chinese School (Primary) | Primary | 1.2 km |
| St. Margaret's Primary School | Primary | 1.3 km |
| St. Margaret's Secondary School | Secondary | 1.4 km |
| Beatty Secondary School | Secondary | 1.4 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 3 | $1,665 psf | $1,092,667 |
| 2 BR | 1 | $1,582 psf | $1,260,000 |
| 3 BR | 4 | $1,680 psf | $1,931,472 |
Market Position
AMANINDA has recorded 8 sales at an average price of $1,532,986.
Ranks in the top 69% of condos in District 11 by average PSF.
Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 2 | $1,519 psf | — |
| 2022 | 2 | $1,713 psf | ↑ 12.8% |
| 2023 | 1 | $1,679 psf | ↓ 2.0% |
| 2024 | 2 | $1,676 psf | ↓ 0.2% |
| 2025 | 1 | $1,802 psf | ↑ 7.5% |
Loading chart data...
AMANINDA prices sit at a fresh series high after a 7.5% gain on the prior period, now 18.6% above the 2021 starting level.
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 | $1,975 psf | 95 |
| PEAK RESIDENCE | Freehold | $2,489 psf | 90 |
| AMARYLLIS VILLE | 99 yrs lease commencing from 1997 | $1,909 psf | 74 |
What Could Work Against You
- Only 0 transactions were recorded in the past 12 months, so the price figures here rest on a thin sample — a single outlier deal can move the averages.
- At 70 units, this is a boutique development — fewer comparable sales to anchor valuations, and maintenance costs spread across a smaller fee base.
Best suited for
Who This Actually Suits
Buyers most likely to be happy here: mrt-walkable commuters, car-owning households, international school families and long-term hold (10+ yr). MRT proximity is the standout commute feature for daily transit users.
For foreign / absd-aware buyers and heavy renovation / value seekers, it can work — but weigh the trade-offs before committing.
It is a weaker fit for yield-focused investors and short-term flippers (<5 yr) — other options likely serve them better. CCR (Core Central Region) location with rental demand profile worth running through our Rental Yield Calculator.
The rental machine leads the case. One hundred and five recorded contracts — from S$2,300 to S$7,000 a month, averaging S$3,600 — make Amaninda's leasing history one of the deepest a 70-unit building can produce (as of 2025-03). That depth means low vacancy risk, constant price discovery on the income side, and an implied gross yield of roughly 2.82% that comfortably beats the district's trophy freeholds. Investors can pressure-test the maths with the ROI calculator, but the demand evidence here is unusually robust.
Transit access improved materially with age. Novena station on the North-South Line is 0.59km away, and the Thomson-East Coast Line's Mount Pleasant station, opened in 2025, added a second option at 0.66km — a genuine upgrade for a twenty-year-old address. Toa Payoh (1.11km), Newton interchange (1.26km) and Caldecott interchange (1.41km) put five stations across four lines within reach, and a clinic sits just 88m from the door.
The unit-mix breadth is a quiet advantage. Recorded sales span one-bedders (three sales averaging S$1.09 million), a two-bedder at S$1.26 million, and three-bedders (four sales averaging S$1.93 million) — a ladder that serves singles, couples and families in one building, and gives owners multiple tenant pools to lease into (as of 2025-03).
Schooling and tenure round it out. St. Joseph's Institution is 0.5km away, New Town Primary 0.6km, and Singapore Chinese Girls' School (Primary), CHIJ Our Lady Queen of Peace and Anglo-Chinese School (Primary) all sit within 1.2km. Freehold title means no lease decay across a long hold — and at this entry price, the freehold premium is unusually affordable for the district. Check how the address scores across lifestyle dimensions on the score map.
Vintage is the first honest cost. At 21 years old, Amaninda's units increasingly need real renovation money — the persona data itself flags a six-figure refurbishment as the path to competitive finishes, and rental pricing at the S$2,300 end of the band likely reflects unrenovated stock. Buyers should treat renovation as part of the entry price, and note the low-rise format (floors one to five) rules out the views and stack premiums that lift resale at taller neighbours.
The sales market is quieter than the rental market by an order of magnitude. Eight sales in the record, none in the twelve months to March 2025 (as of 2025-03), means resale price discovery is slow and the S$1,802 PSF print from 2025 rests on a single transaction. The yearly PSF sequence — S$1,519 (2021), S$1,713 (2022), S$1,679 (2023), S$1,676 (2024), S$1,802 (2025) — is gently upward but built on one or two deals a year; sellers should not extrapolate, and buyers should negotiate off the full curve rather than the latest high.
Costs of entry also deserve scrutiny for non-resident buyers: with three-bedders averaging S$1.93 million, additional buyer's stamp duty materially reshapes the total for foreign and PR purchasers — verify the current rates with IRAS and model the all-in figure before viewing. Finally, the en-bloc score of 57 (Moderate) is best treated as background optionality: real enough to note at a 21-year-old, 70-unit freehold, far too uncertain to pay for.
- ✅ MRT-walkable commuters
- ✅ Long-term hold (10+ yr)
- ✅ Freehold / generational hold
- ✅ Boutique low-density (<100 units)
- ⚠️ Foreign / ABSD-aware buyers
- ⚠️ Heavy renovation / value seekers
Amaninda is the pragmatist's route into District 11: freehold, functional and priced at the 31.5th percentile of a district whose headline freeholds trade at nearly double its PSF (as of 2025-03). The building will never be the glamorous name on the street — Pullman Residences and Watten House occupy that lane — but its 105-contract rental ledger and 2.82% gross yield make it the one that pays its way.
Shortlist it if you are a commuter couple or investor who values the Novena corridor's transit and medical infrastructure, can fund a proper renovation of a 2005-vintage unit, and plans to hold for ten years or more. The one-to-three-bedroom spread means the building can follow you from first purchase to family stage without moving addresses — or serve as a resilient rental asset across several tenant segments.
Be more cautious if you need resale liquidity or polish out of the box: no sale has been recorded in the trailing twelve months, and unrenovated units compete at the bottom of the rent band. Anchor any offer to the full five-year price curve, budget the refurbishment honestly, and compare the numbers against the district's alternatives on the comparison tool before signing. As a working asset rather than a trophy, Amaninda earns its place.
One closing discipline matters more here than in high-volume projects: a 2.82% gross yield (as of 2025-03) leaves little cushion once maintenance, property tax and vacancy are netted off, so build the full monthly ledger rather than trusting the headline figure. The cash-flow calculator covers that arithmetic in a few minutes and costs nothing but attention.
FAQ
What is the average PSF for AMANINDA?
Is AMANINDA freehold?
What is the rental yield for AMANINDA?
Which MRT is nearest to AMANINDA?
Sources & Next Steps
- AMANINDA 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: 8 transactions
- Rental data: 105 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Mar 2025 · 8 records analysed · Source: URA private-sale caveats
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.
Loading chart data...
Rental Yield by Bedroom Type
Blended yield hides the spread between unit sizes — smaller units at AMANINDA typically rent harder per dollar of purchase price:
| Type | Avg Rent | Avg Price | Gross Yield |
|---|---|---|---|
| 1 BR | $3,052/mo | $1,092,667 | 3.35% |
| 2 BR | $3,778/mo | $1,260,000 | 3.60% |
| 3 BR | $4,893/mo | $1,931,472 | 3.04% |
Loading chart data...
HDB Alternatives Nearby
Weighing AMANINDA against staying public? These HDB towns sit within walking or short-drive distance:
- Kallang/whampoa — 4-room average $882,887 (260m away), an upgrader gap of about $650,000
- Toa Payoh — 4-room average $929,793 (610m away), an upgrader gap of about $600,000