We Compared Family-Sized Units Across Old and New Condos in One of Singapore's Priciest Districts

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

We compared three- and four-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 4 November 2025, 9:52 PM SGT · 9 min read · 139

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:

Frequently asked questions

How do older and newer three-bedroom condos in District 11 compare in price and growth?

Newer three-bedders generally have higher prices and $PSF values, with a stronger annualized growth rate of 2.58% compared to 1.72% for older ones over 2014-2023. The market favors newer units, which also have seen consistent transaction activity.

Are older four-bedroom condos in District 11 more expensive than newer ones?

Yes, older four-bedders tend to cost more overall due to their larger size, but newer four-bedders have experienced faster price appreciation over the past decade and have a narrower price gap with older units.

What is the rental yield like for large units in District 11?

Rental yields for three- and four-bedroom units in District 11 are healthy, generally between 3% and 3.5%, with older projects like Hillcrest Arcadia achieving yields of about 3.35% and newer projects like Soleil @ Sinaran around 3.41%.

Do older condos in District 11 still perform well in terms of price growth?

Yes, some older condos like Hillcrest Arcadia have shown strong long-term growth, with an annualized rate of 3.71% from 2015 to 2023, indicating that age is not necessarily a significant obstacle to value appreciation.

How do the sizes of four-bedroom units differ between older and newer developments in District 11?

Older four-bedders are significantly larger, often exceeding 3,000 sq ft, whereas newer units tend to be smaller but have appreciated better in percentage terms, balancing spaciousness with market demand.

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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.