District 11 (D11) has some of the most famous high-end residential enclaves: think Newton, Novena, Watten Estate and Thomson. Here, the condo landscape has a wide-ranging mix of old and new projects alike; but thanks to its central location, even the oldest condos here can still fetch a premium. D11 is also one of the districts that draw both owner-occupiers as well as landlords, as proximity to the CBD ensures near-constant tenant demand. In light of that, does condo age matter in D11, and how much? Demand seems strong across the board anyway; so does it make sense to go for a lower $PSF, even in an ageing unit? Let’s take a closer look:
Quick Summary:
- Older condos in D11 have held their own, with many showing stronger growth than newer counterparts. Their larger unit sizes and lower entry prices continue to attract both home buyers and investors despite their age.
- One-bedders show weaker overall performance, but projects like Hillcrest Arcadia show that size and value can offset age. Its nearly 1,000 sq ft one-bedder unit at under $1 million was quite a find.
- Two-bedders remain the most balanced segment, with newer units leading in $PSF but older ones keeping pace in overall appreciation. Rental yields are strong on both ends, showing that age has limited impact on returns in D11.
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Let’s start by looking at the overall performance of resale condos in D11
We’ll use resale transactions, to exclude any distortions from developer discounts:
| Year | D11 | All non-landed private properties |
| 2014 | $1,534 | $1,215 |
| 2015 | $1,481 | $1,197 |
| 2016 | $1,466 | $1,248 |
| 2017 | $1,677 | $1,293 |
| 2018 | $1,674 | $1,323 |
| 2019 | $1,563 | $1,346 |
| 2020 | $1,598 | $1,280 |
| 2021 | $1,704 | $1,354 |
| 2022 | $1,786 | $1,473 |
| 2023 | $1,936 | $1,595 |
| 2024 | $1,994 | $1,681 |
| Annualised | 2.66% | 3.30% |
In terms of $PSF and percentage gain, condos in D11 have appreciated slower in the wider market. However, this is just a general snapshot. We need to look at the performance of 99-year leasehold properties, separately from freehold counterparts:
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