Overview & Key Facts
GENTLE VILLAS is a 99 yrs lease commencing from 1993 condominium at GENTLE DRIVE in District 11 (CCR), developed by NEWTON GARDENS (PTE) LTD (FAR EAST ORGANIZATION), comprising 71 units, completed in 1996.
Location & Connectivity
GENTLE VILLAS is approximately 420m from Novena MRT station, with 5 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Novena | North-South Line | 420m |
| Mount Pleasant | Thomson-East Coast Line | 820m |
| Newton | North-South Line | 910m |
| Newton | Downtown Line | 910m |
| Toa Payoh | North-South Line | 1.4 km |
Schools & Education
18 schools within 2 km (4 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| St. Joseph's Institution | Secondary | 500m |
| Singapore Chinese Girls' School (Primary) | Primary | 750m |
| Anglo-Chinese School (Primary) | Primary | 870m |
| New Town Primary School | Primary | 890m |
| CHIJ Our Lady Queen of Peace | Primary | 1 km |
| St. Margaret's Primary School | Primary | 1 km |
| St. Margaret's Secondary School | Secondary | 1.1 km |
| St. Anthony's Primary School | Primary | 1.6 km |
Market Position
GENTLE VILLAS has recorded 10 sales at an average price of $3,974,300.
Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 2 | $1,254 psf | — |
| 2022 | 3 | $1,357 psf | ↑ 8.2% |
| 2024 | 3 | $1,678 psf | ↑ 23.6% |
| 2025 | 1 | $1,833 psf | ↑ 9.3% |
| 2026 | 1 | $938 psf | ↓ 48.8% |
Loading chart data...
From the 2025 high, GENTLE VILLAS prices have given back 48.8% — still 25.2% below 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.
Loading chart data...
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 |
Lease Analysis
With 66 years remaining on its 99-year lease, GENTLE VILLAS still qualifies for full bank financing and CPF usage.
What Could Work Against You
- The remaining lease of roughly 66 years is comfortable today, though long-horizon owners will sell into a progressively lease-sensitive market.
- With just 1 sales in the trailing year, pricing signals are indicative rather than definitive; expect wider bid-ask spreads when you negotiate.
- The 71-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 international school families best. Reasonable access to one or more international school clusters via car or school bus.
long-term hold (10+ yr) and en-bloc speculators should treat this as a shortlist candidate, not a default choice.
It is a weaker fit for cpf-only buyers and resort facilities — other options likely serve them better. Lease-remaining profile affects CPF usage caps — verify against the 60-year CPF Board threshold.
Verdict
GENTLE VILLAS is a 99 yrs lease commencing from 1993 development in District 11 (CCR), with 71 units, offering a gross yield of 3.7%.
At ~$1,385 psf, it reflects its premium CCR positioning.
Explore the full GENTLE VILLAS dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing GENTLE VILLAS against staying public? These HDB towns sit within walking or short-drive distance:
- Kallang/whampoa — 4-room average $882,887 (540m away), an upgrader gap of about $3,100,000
- Toa Payoh — 4-room average $929,793 (950m away), an upgrader gap of about $3,050,000
- Central Area — 4-room average $1,088,814 (1.9 km away), an upgrader gap of about $2,900,000
FAQ
What is the average PSF for GENTLE VILLAS?
Is GENTLE VILLAS freehold?
What is the rental yield for GENTLE VILLAS?
Which MRT is nearest to GENTLE VILLAS?
Sources & Next Steps
- GENTLE VILLAS 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: 10 transactions
- Rental data: 45 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: May 2026 · 10 records analysed · Source: URA private-sale caveats