S$1,972 psf — that is what freehold currently costs 284 metres from Novena station. Apleton View's most recent transaction, a S$2.42 million deal recorded in 2026 (as of 2026-05), extends a quiet re-rating at this 37-unit building on Sinaran Drive: the trailing-year average sits at S$1,967 psf with price momentum running at about +5.0% year on year, and four units changed hands in the past twelve months — brisk trade by boutique standards.
The context makes those numbers more interesting. On the same street, the 99-year Soleil @ Sinaran trades at S$1,975 psf — effectively the same price for a shorter tenure — while the district's freehold benchmarks, Pullman Residences Newton and Watten House, command S$3,074 and S$3,236 psf respectively. Completed in 2005 by Yong Da Development, Apleton View is the discount counter of the Novena freehold market.
Whether that discount is an opportunity or fair compensation for a small, twenty-one-year-old building with modest facilities is the question this review takes up — with the school map, the rent ledger and the transaction record as the evidence.
Apleton View sits in the Novena corner of District 11, Core Central Region, at the 60th percentile of its district by price. The local hierarchy is unusually legible: Watten House (freehold, S$3,236 psf, S$5.74 million average) and Pullman Residences (freehold, S$3,074 psf) define the top; Peak Residence (freehold, S$2,489 psf) holds the middle; and Apleton View's S$1,886 psf across recorded resales — S$1,967 psf over the trailing year (as of 2026-05) — anchors the value end, alongside the leasehold pair Soleil @ Sinaran (S$1,975 psf) and Amaryllis Ville (S$1,909 psf). Freehold at leasehold pricing, three hundred metres from the MRT, is the entire thesis in one line.
Overview & Key Facts
APLETON VIEW is a freehold condominium at SINARAN DRIVE in District 11 (CCR), developed by YONG DA DEVELOPMENT, comprising 37 units, completed in 2005.
Location & Connectivity
APLETON VIEW is approximately 280m from Novena MRT station, with 7 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Novena | North-South Line | 280m |
| Newton | North-South Line | 1.1 km |
| Newton | Downtown Line | 1.1 km |
| Farrer Park | North-East Line | 1.2 km |
| Little India | North-East Line | 1.5 km |
| Little India | Downtown Line | 1.5 km |
Schools & Education
17 schools within 2 km (3 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| CHIJ Our Lady Queen of Peace | Primary | 320m |
| St. Margaret's Secondary School | Secondary | 690m |
| St. Margaret's Primary School | Primary | 720m |
| Singapore Chinese Girls' School (Primary) | Primary | 1.1 km |
| St. Joseph's Institution | Secondary | 1.2 km |
| Anglo-Chinese School (Primary) | Primary | 1.3 km |
| Farrer Park Primary School | Primary | 1.3 km |
| New Town Primary School | Primary | 1.5 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 8 | $1,936 psf | $2,301,875 |
| 4 BR | 1 | $1,491 psf | $2,760,000 |
Market Position
APLETON VIEW has recorded 9 sales at an average price of $2,352,778.
Ranks in the top 40% of condos in District 11 by average PSF.
Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 1 | $1,819 psf | — |
| 2022 | 2 | $1,744 psf | ↓ 4.1% |
| 2024 | 1 | $1,834 psf | ↑ 5.2% |
| 2025 | 4 | $1,966 psf | ↑ 7.2% |
| 2026 | 1 | $1,972 psf | ↑ 0.3% |
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The latest reading marks the highest point in this series — APLETON VIEW prices have climbed 8.4% since 2021.
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
- With just 4 sales in the trailing year, pricing signals are indicative rather than definitive; expect wider bid-ask spreads when you negotiate.
- The 37-unit size cuts both ways: exclusivity, but thinner resale liquidity and higher per-unit maintenance contributions than larger estates.
Best suited for
Who This Actually Suits
The profile fits mrt-walkable commuters, p1 school balloting families, long-term hold (10+ yr) and freehold / generational hold best. Located ~284m from Novena MRT, this property is a comfortable daily walk for transit commuters.
empty nesters / downsizers and foreign / absd-aware buyers should treat this as a shortlist candidate, not a default choice.
yield-focused investors and resort facilities should probably look elsewhere. CCR (Core Central Region) location with rental demand profile worth running through our Rental Yield Calculator.
One caution flagged here: avoid if mrt-dependent — MRT access is meaningfully constrained — transit-dependent buyers should consider better-connected alternatives.
Start with the commute, because almost nothing in the Core Central Region beats it at this price. Novena station on the North–South Line is 284 m away — the walkability data awards full marks for MRT proximity — with the Newton interchange at 1.07 km adding the Downtown Line, and the new Mount Pleasant TE10 station (opened 2025) at 1.49 km. A clinic sits 216 m away and a hawker centre 566 m, rounding out a daily radius that works entirely on foot.
The school corridor is the second pillar. CHIJ Our Lady Queen of Peace is 0.32 km from the door — deep inside the 1 km priority band — with St Margaret's Primary at 0.72 km, Singapore Chinese Girls' School (Primary) at 1.13 km and Anglo-Chinese School (Primary) at 1.25 km. Few sub-S$2.5 million freehold addresses put a family this close to that roster; the persona data rightly makes P1 balloting families one of its strongest green flags.
The financial record, for a 37-unit building, is unusually reassuring. Nine resales since 2021 cluster tightly — three-bedders averaging S$2,301,875 at S$1,936 psf — and the yearly series has climbed from S$1,819 psf in 2021 to S$1,972 psf in 2026 (as of 2026-05), giving the +5.0% momentum reading that lifts ShiokNest's investment score to 62, the best in this batch. Thirty-six recorded leases averaging S$4,469 a month supply a steady income floor. The price heatmap shows how sharp the gradient is between this pocket and Newton, one stop south.
Freehold tenure completes the case: no lease decay, a 21-year-old building young enough to avoid end-of-life questions, and an en-bloc score of 57 ("Moderate") that adds quiet optionality — 37 owners on a Core Central Region site is a workable consensus base, even if no catalyst is visible today.
The yield does not pay for the postcode. At 2.28% gross (as of 2026-05) — S$4,469 average rent against a S$2.35 million average price — the income trails what most buyers will pay to borrow, so the purchase must be justified by tenure and appreciation, not cash flow. Landlord-investors should note the rent ceiling too: recorded leases top out at S$5,800 a month, well below what Novena's newer stock signals is possible elsewhere.
Liquidity, while healthy this year, is structurally thin. Four transactions in the trailing twelve months is good for 37 units, but nine deals in five years is the fuller picture, and the 2024 series rests on a single transaction. Small samples cut both ways: the +5.0% momentum could firm or evaporate on the next two deals. The lone four-bedroom data point — S$2.76 million at just S$1,491 psf — also hints that larger, lower-floor stock trades at a material discount to the headline; buyers should not assume every unit earns the S$1,967 average.
Everyday convenience has one real gap: the nearest mall registers at about 1.85 km and the nearest supermarket at 2.06 km in the walkability data, so groceries are a bus ride or delivery rather than a stroll — an odd weakness for such an MRT-rich location, and worth a site visit to judge. Finally, the S$2.3–2.8 million quantum in the Core Central Region draws full ABSD for PR and foreign buyers, and total debt-servicing limits bite at this price point — stress-test the loan maths in the TDSR calculator and verify every transaction cited here against URA's records before negotiating.
- ✅ MRT-walkable commuters
- ✅ P1 school balloting families
- ✅ Freehold / generational hold
- ✅ Boutique low-density (<100 units)
- ⚠️ Empty nesters / downsizers
- ⚠️ Foreign / ABSD-aware buyers
Apleton View is the value seat in the Novena freehold theatre. The evidence is unusually coherent for a boutique building: a trailing-year S$1,967 psf with +5.0% momentum and four deals in twelve months (as of 2026-05), a three-minute walk to the MRT, a primary school inside 350 metres, and a psf that undercuts the district's freehold benchmarks by a third or more. The compromises — a 2.28% yield, a distant supermarket, a 2005-vintage facilities deck — are visible, priced in, and liveable for the right household.
Shortlist it if you are a P1-planning family that wants the CHIJ–St Margaret's–SCGS corridor without a S$3,000-psf ticket, or a long-hold buyer collecting freehold near infrastructure. Cross-check it against Soleil @ Sinaran — same street, same price, 99-year tenure — on the comparison tool; the tenure difference at near-identical psf is the clearest arbitrage in this review series.
A sensible holding frame is seven to ten years minimum: long enough for the Novena pocket's momentum to compound and for the en-bloc option to mature from talking point to possibility, and long enough to amortise the stamp-duty drag that comes with any Core Central Region entry.
FAQ
What is the average PSF for APLETON VIEW?
Is APLETON VIEW freehold?
What is the rental yield for APLETON VIEW?
Which MRT is nearest to APLETON VIEW?
Sources & Next Steps
- APLETON VIEW 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: 9 transactions
- Rental data: 36 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: May 2026 · 9 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.
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HDB Alternatives Nearby
Weighing APLETON VIEW against staying public? These HDB towns sit within walking or short-drive distance:
- Kallang/whampoa — 4-room average $882,887 (400m away), an upgrader gap of about $1,450,000
- Toa Payoh — 4-room average $929,793 (1.2 km away), an upgrader gap of about $1,400,000
- Central Area — 4-room average $1,088,814 (1.3 km away), an upgrader gap of about $1,250,000