Overview & Key Facts
AMARYLLIS VILLE is a 99 yrs lease commencing from 1997 condominium at NEWTON ROAD in District 11 (CCR), developed by WINGROVE INVESTMENT PTE LTD (WINGTAI HOLDINGS), comprising 311 units, completed in 2004.
Location & Connectivity
AMARYLLIS VILLE is approximately 450m from Newton MRT station, with 6 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Newton | North-South Line | 450m |
| Newton | Downtown Line | 450m |
| Novena | North-South Line | 660m |
| Little India | North-East Line | 1.2 km |
| Little India | Downtown Line | 1.2 km |
| Farrer Park | North-East Line | 1.4 km |
Schools & Education
14 schools within 2 km (5 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| St. Margaret's Primary School | Primary | 260m |
| St. Margaret's Secondary School | Secondary | 330m |
| Singapore Chinese Girls' School (Primary) | Primary | 660m |
| Anglo-Chinese School (Primary) | Primary | 740m |
| CHIJ Our Lady Queen of Peace | Primary | 900m |
| ACS (Junior) | Primary | 1.1 km |
| St. Anthony's Primary School | Primary | 1.1 km |
| St. Joseph's Institution | Secondary | 1.2 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 4 | $1,731 psf | $1,136,250 |
| 3 BR | 66 | $1,932 psf | $2,085,466 |
| 4 BR | 2 | $1,694 psf | $2,862,500 |
| 5+ BR | 2 | $1,704 psf | $3,851,500 |
Market Position
AMARYLLIS VILLE has recorded 74 sales at an average price of $2,102,889.
Rental Yield by Bedroom Type
Blended yield hides the spread between unit sizes — smaller units at AMARYLLIS VILLE typically rent harder per dollar of purchase price:
| Type | Avg Rent | Avg Price | Gross Yield |
|---|---|---|---|
| 1 BR | $3,481/mo | $1,136,250 | 3.68% |
| 3 BR | $6,233/mo | $2,085,466 | 3.59% |
| 4 BR | $7,638/mo | $2,862,500 | 3.20% |
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Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 19 | $1,691 psf | — |
| 2022 | 8 | $1,817 psf | ↑ 7.5% |
| 2023 | 17 | $1,925 psf | ↑ 5.9% |
| 2024 | 14 | $2,020 psf | ↑ 4.9% |
| 2025 | 12 | $2,101 psf | ↑ 4.0% |
| 2026 | 4 | $2,090 psf | ↓ 0.5% |
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The series remains near its 2025 high — AMARYLLIS VILLE prices sit 23.6% above where they began in 2021.
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 |
| PARK INFINIA AT WEE NAM | Freehold | $2,312 psf | 58 |
Lease Analysis
With 70 years remaining on its 99-year lease, AMARYLLIS VILLE still qualifies for full bank financing and CPF usage.
What Could Work Against You
- The remaining lease of roughly 70 years is comfortable today, though long-horizon owners will sell into a progressively lease-sensitive market.
Best suited for
Who This Actually Suits
The profile fits families with young children, mrt-walkable commuters, long-term hold (10+ yr) and freehold / generational hold best. Family-suitable layout and CCR (Core Central Region) location with established school catchments nearby.
foreign / absd-aware buyers should treat this as a shortlist candidate, not a default choice.
Verdict
AMARYLLIS VILLE is a 99 yrs lease commencing from 1997 development in District 11 (CCR), with 311 units, offering a gross yield of 2.9%.
At ~$2,098 psf, it reflects its premium CCR positioning.
Explore the full AMARYLLIS VILLE dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing AMARYLLIS VILLE against staying public? These HDB towns sit within walking or short-drive distance:
- Kallang/whampoa — 4-room average $882,887 (710m away), an upgrader gap of about $1,200,000
- Central Area — 4-room average $1,088,814 (1.3 km away), an upgrader gap of about $1,000,000
- Toa Payoh — 4-room average $929,793 (1.7 km away), an upgrader gap of about $1,150,000
FAQ
What is the average PSF for AMARYLLIS VILLE?
Is AMARYLLIS VILLE freehold?
What is the rental yield for AMARYLLIS VILLE?
Which MRT is nearest to AMARYLLIS VILLE?
Sources & Next Steps
- AMARYLLIS VILLE 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: 74 transactions
- Rental data: 384 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: May 2026 · 74 records analysed · Source: URA private-sale caveats