We Compared Old vs New Condos in One of Singapore’s Priciest Neighbourhoods

We Compared Old vs New Condos in One of Singapore’s Priciest Neighbourhoods — Here’s What We Found for Smaller Units

We compared one- and two-bedder condos in District 11 to see how older and newer developments stack up. The results challenge what most buyers expect.

By Ryan J. Ong

Published 30 October 2025, 9:47 PM SGT · 9 min read · 178

Old condo vs new condo in District 11 12

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.

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:

Frequently asked questions

Does the age of a condo in District 11 affect its investment potential?

Older condos in D11 have held their own, with some showing stronger growth than newer ones. They often feature larger unit sizes and lower entry prices, attracting both buyers and investors, with limited impact from age on returns.

How have resale condo prices in District 11 changed over the past decade?

Resale condo prices in D11 have appreciated slower than the wider market, with leasehold properties trailing in $PSF. Over the decade, older leasehold projects have seen higher percentage growth than newer ones, with some older units commanding higher average prices.

Is there a difference in performance between older and newer leasehold condos in District 11?

Yes, over the past decade, older leasehold condos in D11 have experienced faster growth (1.72%) compared to newer ones (1.49%). Older units tend to be larger and have shown higher appreciation, despite generally lower $PSF.

How do one-bedroom units in older condos compare to newer ones in District 11?

Older one-bedders in D11 are larger, often around 958 sq ft, and have managed a 12% increase in price over the decade, while newer ones have seen a slight decline. Buyers prefer older units for their size and value.

What is the typical size difference between older and newer two-bedroom condos in District 11?

Older two-bedders in D11 are generally larger, often comparable to three or four-bedroom units today, with sizes around 1,335 sq ft, while newer units tend to be smaller but at higher $PSF.

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Ryan J. Ong

Partner at Stacked

A seasoned content strategist with over 17 years in the real estate and financial journalism sectors, Ryan has built a reputation for transforming complex industry jargon into accessible knowledge. With a track record of writing and editing for leading financial platforms and publications, Ryan’s expertise has been recognised across various media outlets. His role as a former content editor for 99.co and a co-host for CNA 938’s Open House programme underscores his commitment to providing valuable insights into the property market.