We Compared Family-Sized Units Across Old and New Condos in One of Singapore’s Priciest Districts — Here’s What We Found

District 11 (D11) covers Newton, Novena, Watten Estate, and parts of Thomson. This has long been one of Singapore’s most established high-end enclaves, an area that blends city proximity with quiet residential pockets, home to reputable schools, and a mix of luxury condos and landed housing.

In our earlier analysis, we compared older and newer one- and two-bedder condos in D11, and saw older developments outperform due to their size advantage. Yet, smaller units tend to follow investor demand, not family demand. So what happens when we look at the larger end of the market, three- and four-bedders, where motivations and pricing behaviour are often very different?

Let’s find out:

Quick summary:

• Newer three-bedders lead in price and growth, but older ones like Hillcrest Arcadia still perform strongly thanks to larger layouts and lower entry prices.
• Older four-bedders cost more overall due to their sheer size, though newer ones have seen faster price appreciation over the past decade.
• Rental yields stay healthy across both segments, with older projects matching or even surpassing newer ones despite their age.

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A quick note on how we compare:

For this next part, we’ll use the same comparison methods that we used for one and two-bedders previously: