Overview & Key Facts
MONTEBLEU is a freehold condominium at MINBU ROAD in District 11 (CCR), developed by SB (BLUETEAK) DEVELOPMENT PTE LTD (SOILBUILD GROUP HOLDINGS LTD), comprising 151 units, completed in 2010.
Location & Connectivity
MONTEBLEU is approximately 790m from Novena MRT station, with 4 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Novena | North-South Line | 790m |
| Toa Payoh | North-South Line | 1.1 km |
| Farrer Park | North-East Line | 1.4 km |
| Boon Keng | North-East Line | 1.4 km |
Schools & Education
24 schools within 2 km (2 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| CHIJ Our Lady Queen of Peace | Primary | 570m |
| Beatty Secondary School | Secondary | 850m |
| School of Science and Technology | Jc | 1 km |
| CHIJ Secondary (Toa Payoh) | Secondary | 1 km |
| Balestier Hill Primary School | Primary | 1.3 km |
| St. Margaret's Secondary School | Secondary | 1.4 km |
| Farrer Park Primary School | Primary | 1.4 km |
| St. Margaret's Primary School | Primary | 1.4 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 1 | $1,872 psf | $1,068,000 |
| 2 BR | 21 | $1,859 psf | $1,532,333 |
| 3 BR | 4 | $1,889 psf | $2,238,750 |
| 4 BR | 8 | $1,774 psf | $2,746,250 |
| 5+ BR | 2 | $1,345 psf | $3,727,500 |
Market Position
MONTEBLEU has recorded 36 sales at an average price of $1,989,639.
Rental Yield by Bedroom Type
Blended yield hides the spread between unit sizes — smaller units at MONTEBLEU typically rent harder per dollar of purchase price:
| Type | Avg Rent | Avg Price | Gross Yield |
|---|---|---|---|
| 1 BR | $3,100/mo | $1,068,000 | 3.48% |
| 2 BR | $3,888/mo | $1,532,333 | 3.04% |
| 3 BR | $5,236/mo | $2,238,750 | 2.81% |
| 4 BR | $7,135/mo | $2,746,250 | 3.12% |
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Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 13 | $1,619 psf | — |
| 2022 | 4 | $1,700 psf | ↑ 5.0% |
| 2023 | 2 | $1,962 psf | ↑ 15.4% |
| 2024 | 8 | $1,987 psf | ↑ 1.3% |
| 2025 | 6 | $1,962 psf | ↓ 1.2% |
| 2026 | 3 | $1,973 psf | ↑ 0.6% |
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The series remains near its 2024 high — MONTEBLEU prices sit 21.9% 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 |
| AMARYLLIS VILLE | 99 yrs lease commencing from 1997 | $1,909 psf | 74 |
What Could Work Against You
- With just 7 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
The profile fits car-owning households, long-term hold (10+ yr) and freehold / generational hold best. At ~786m from the nearest MRT, this property suits households with a car who value arterial road access over transit proximity.
For foreign / absd-aware buyers, it can work — but weigh the trade-offs before committing.
It is a weaker fit for sports / active lifestyle and yield-focused investors — other options likely serve them better. Proximity to PCN, reservoirs, or parks supports a runner/cyclist/swimmer lifestyle.
Verdict
MONTEBLEU is a freehold development in District 11 (CCR), with 151 units, offering a gross yield of 2.7%.
At ~$1,966 psf, it reflects its premium CCR positioning.
Explore the full MONTEBLEU dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing MONTEBLEU against staying public? These HDB towns sit within walking or short-drive distance:
- Kallang/whampoa — 4-room average $882,887 (420m away), an upgrader gap of about $1,100,000
- Toa Payoh — 4-room average $929,793 (880m away), an upgrader gap of about $1,050,000
- Central Area — 4-room average $1,088,814 (1.6 km away), an upgrader gap of about $900,000
FAQ
What is the average PSF for MONTEBLEU?
Is MONTEBLEU freehold?
What is the rental yield for MONTEBLEU?
Which MRT is nearest to MONTEBLEU?
Sources & Next Steps
- MONTEBLEU 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: 36 transactions
- Rental data: 189 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Jun 2026 · 36 records analysed · Source: URA private-sale caveats