NEU at Novena

A prime residential location, freehold, near shopping mall and MRT station - seriously there aren't many properties in the core central region that can match NEU at Novena.

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When it comes to buying a property within the high-end residential areas in Singapore, the evergreen prime districts of 9, 10, and 11 have always been on the minds of the affluent homebuyers.

Being located in District 11, NEU at Novena will likely show up on their radars as well.

NEU at Novena Condo Facade

As a matter of fact, I’ve seen and marketed tons of new launch condo and apartment projects within these prime districts over the last couple of years. However, most of them are situated within District 9 & 10.

If my memory serves me correctly, the latest projects launched for sale or completed within the Novena area are Fyve Derbyshire and 6 Derbyshire. Both are freehold apartments located along Derbyshire Road.

On paper, NEU at Novena is perhaps a grade higher than the earlier two projects – mainly due to it having a much better location; closer to Novena central.

But does it make NEU at Novena a good buy in today’s market? Let’s take a look at some of the details, pricing and I’ll sum up my thoughts with a comprehensive review.

NEU at Novena Project Details

Before we get into the nitty-gritty facts of NEU at Novena, here’s a quick overview of this new private residential project at Novena.

Project Name NEU at Novena
Address 27 Moulmein Rise, Singapore 308140
Developer Roxy Pacific Holdings, Macly Group, and Lim Wen Heng Construction
Architect Ronny Chin Architects
Type Apartment
Tenure Freehold
District 11
Site area 22,198.6 square feet
Total number of units 87
Carparking lots 70 carpark lots at Basement 1 and 2, 2 handicapped lots and 22 bicycle lots
Number of storeys 17
Number of blocks 1
Unit mix 2-Bedroom to 4-Bedroom Duplex
Expected TOP date May 2023

NEU at Novena Developer

NEU at Novena is developed Roxy Pacific Holdings Ltd –  one of the most renowned local-bred property developers in Singapore.

Established since 1967, Roxy Pacific has positioned itself as a well-known property and hospitality group in the Asia-Pacific region.

When it comes to developing residential homes, the Group’s projects typically consist of small-to-medium-sized private homes which include apartments and condominiums. Therefore, they are mostly targeted at homebuyers who fall within the middle-to-upper income segments.

Within a 14-year timeframe from 2004 to 2018, Roxy Pacific has developed a total of 48 small-to-medium-sized projects. It comprises more than 4,400 residential & commercial units across various countries such as Singapore, Australia, and Malaysia.

FYVE Derbyshire Novena Singapore
Fyve Derbyshire by Roxy Pacific Holdings

Some of the group’s latest residential projects in Singapore include Fyve Derbyshire, Wilshire Residences, RV Altitude, and Bukit 828.

Its financial strength is also be built from its ventures in the hospitality segment and overseas investment. This includes Grand Mercure Singapore Roxy hotel and other real estate investments in Japan and Australia.

NEU at Novena Location

NEU at Novena is located at 27 Moulmein Rise, Singapore 308140, within the Novena precinct and District 11 of Singapore.

It is just opposite one of Novena’s biggest and most prominent condominium project, Soliel @ Sinaran and Tan Tock Seng Hospital (TTSH). In fact, TTSH is one of the largest & most comprehensive multi-disciplinary hospitals in Singapore.

NEU at Novena Location Map

Just by looking at the preliminary details, you seriously can’t ask for a better location for NEU at Novena. Not only it is located within a prime residential district, but it is also situated within the Health City Novena.

Integrated healthcare hub – Healthy City Novena

The Health City Novena is a mega project which comprises an integrated healthcare hub that spans across a land area of 17 hectares in Novena.

It is jointly developed by Tan Tock Seng Hospital, the Ministry of Health (MOH), and the National Healthcare Group. The entire project involves the following partners as well:

  • National Neuroscience Institute
  • HCA Hospice Care
  • National Skin Centre
  • Dover Park Hospice
  • Lee Kong Chian School of Medicine
  • Ren Ci’s Nursing Homes and Community Hospital

The Health City Novena is practically an integrated and unified network of various healthcare & medical service providers that sets new healthcare and medical standards for Singapore.

In addition, it is also a communal shared space for educational needs, wellness, and lifestyle.

Just a short walk away to Novena MRT Station

There was a time when most homebuyers or even realtors believe that it’s almost impossible to find a freehold property that is located near an MRT station. Such properties typically come with a 99-year leasehold tenure.

However, that’s not the case for NEU at Novena. As the new launch condo’s name suggests, the nearest train station would be the Novena MRT station.

NEU at Novena Location Distance Near to MRT

In order to give you a clearer idea of the walking distance, I’ve plotted out the route using OneMap.sg.

As you can see from the walking route above, NEU at Novena is approximately 270 meters away from Exit A of Novena MRT station.

That is equivalent to 3 to 4 minutes of walk and honestly, that’s probably the closest you can find if you were to compare it to most private residential projects within the area.

Near a wide range of shopping malls in Novena

That 270 meters walking distance to Novena MRT station also equates to the distance from NEU at Novena to the nearest shopping mall, Novena Square 2 by the Far East Organisation.

In fact, you will find other complexes just right next to Novena Square 2. They are Novena Square shopping and Velocity @ Novena Square (both developed by UOL Group), and the Novena Medical Center.

Novena Square Shopping Mall Medical Center

Despite that they are built and managed by different developers, the entire zone practically resembles a large-scale and contemporary integrated mall that offers you a wide range of retail, F&B, and entertainment options.

For instance, you will find various types of cuisines offered at Novena Square; from Japanese, Indian, Chinese, Western, Korean, Thai, and even Vietnamese.

In addition, you will find not one but two of the biggest supermarket chains in Singapore – FairPrice and Cold Storage. Therefore, getting your groceries done would be an absolute breeze – even on a daily basis.

Within close proximity to top schools

One of the most common reasons for any homebuyer to buy a particular property would be its close proximity to a good school.

Therefore, it won’t come as a surprise if homebuyers are specifically picking out NEU at Novena due to its close distance to a top educational institute.

One of the most renowned primary schools that is within the 1-km radius to NEU at Novena is St Joseph’s Institution Junior, which is just 223 meters away.

Derbyshire Road St Joseph Institution Junior
St Joseph Institution (Junior)

In addition, other top primary schools such as Anglo-Chinese School (Junior), Hong Wen School, St. Margaret’s Primary School, and Singapore Chinese Girls’ Primary School are all within the 2-km radius.

As for pre-schools, you will be happy to know that the Etonhouse Pre-school and Pat’s Schoolhouse Buckley are all just around the corner.

NEU at Novena Condo Facilities

Based on the site attributes of NEU at Novena, it is classified as an apartment, and not a condominium. Thus, if you are looking for a gigantic swimming pool or a tennis court, honestly this might not be the development for you.

But with that said, it doesn’t mean there’s nothing to like about the facilities within NEU at Novena.

Other than the traditional ‘overblown’ facilities which you will hardly use during your entire stay within the estate, there are plenty of other things within this new launch at Novena which is really impressive.

First of all, the dropoff area looks really impressive. The beam and elevated ceiling do give the development a sense of grandeur and elegance. That will probably leave a great first impression for your guests or friends.

NEU at Novena Drop Off Area

As you continue to walk through NEU at Novena, you are likely to be awed by the splendid landscaping it.

If the artist’s impressions of the landscapes are exactly how the real stuff will look, I will be incredibly fascinated.

NEU at Novena Condo Swimming Pool

Moreover, with a land area of only a mere 22,198 square feet, this really a stroke of genius from the architect.

1st Storey Facilities

So on the 1st storey, you will find a 25-meter lap pool and a pool lounge for you to rest and relax. There is even a sun deck for you to get that bronze-looking than that you’ve always wanted.

For the younger ones, there’s also a children’s adventure cove for them to mingle around and have some fun with other kids.

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When it comes to entertaining your friends or having gathering sessions with family, there’s also a BBQ pavilion available for you to host them over a sumptuous grill dinner.

The facilities continue at Level 14, where the sky terrace is.

NEU at Novena Sky Terrace

14th Storey Facilities (Sky Terrace)

It starts off with the infinity pool and deck. It is probably the main highlight of the sky terrace as it allows you to chill away while gazing at stars during the night.

If you are thinking of hosting your friends and guests here instead of on the 1st floor, there is also a semi-outdoor area which is provided for gourmet dining.

It is placed near the fringe of the sky terrace. Therefore, you and your distinguished guests and friends will be able to enjoy their meals while being accompanied by one of the best city views you can get in Singapore.

In addition, there are other facilities on Level 14. For instance, a horizon lounge, an aqua gym, and a spa pod.

NEU at Novena Floor Plan and Unit Types

It comprises a total of 87 residential units within a single 17-storey block.

There is a wide range of unit types, from 2-bedroom to 4-Bedroom Duplex to choose from and it is expected to TOP by May 2023.

Here are the NEU at Novena floor plan for each unit type:

  • 2-Bedroom (549 to 657 sq ft)
  • 3-Bedroom Dual-Key (818 sq ft)
  • 3-Bedroom (861 sq ft)
  • 4-Bedroom + Utility (1,302 sq ft)
  • 4-Bedroom Duplex (1,195 sq ft)

NEU at Novena Showflat Location

The NEU at Novena showflat is located on the actual site of the development, at 27 Moulmein Rise Singapore 308140.

NEU at Novena Showflat Location

As you can see from the map, it is right opposite the Soleil @ Sinaran condominium, which is adjacent to Tan Tock Seng Hospital and City Edge apartment.

In addition, it is the same showflat for Roxy Pacific’s other ongoing project in Novena, Fyve Derbyshire.

If you are keen to view, you can reach me at (+65) 6631-8384 or just drop me a message using the form below.

NEU at Novena Price Guide

The following table shows the availability and price guide for NEU at Novena. Please take note that these are just indicative pricing as of 11 November 2019.

Therefore, do give us a call at (+65) 6631-8384 to check on the latest NEU at Novena price.

Unit Type Starting Price Size Psf
2-Bedroom $1,698,000 646 sqft $2,609
3-Bedroom Dual-Key $2,134,000 818 sqft $2,609
3-Bedroom $2,192,000 861 sqft $2,546
4-Bedroom + Utility $3,342,000 1302 sqft $2,567
4-Bedroom Duplex $3,239,000 1195 sqft $2,710

NEU at Novena Review

Before I go on with the review, it’s important to note that NEU at Novena has already sold out 73 percent or 64 units (as of 11 November 2019). Which means there are only 24 units left for sale.

However, what I’ll be reviewing will be entirely based on the project itself.

It would be very natural for affluent homebuyers to start making comparisons with other similar properties in District 9 or even District 10.

And frankly, if you were to take the average psf for NEU at Novena, you will find plenty of other new launch projects which are available for sale in areas such as River Valley and Newton.

For instance, some would argue that those projects in River Valley or Newton are more ‘premium’ in terms of location. And for almost the same amount, why would anyone consider NEU at Novena?

In my opinion, here are some positive aspects of NEU at Novena that none of those projects can offer.

Healthcity Novena

First off, I would like to touch on the potential.

I’m sure you’ll agree with me that when it comes to buying or investing in real estate, we have to look at it from a long-term perspective. Let’s face it, Singapore has become a non-speculative market and it’s not feasible for short-term gains.

One of the biggest transformations (that is still ongoing) would be the Healthcity Novena project.

It was a plan that was officially announced by the government back in 2013 to turn Novena into a massive 17-hectare healthcare complex. The first phase is almost completed.

The number of healthcare services and facilities in the area was expected to increase by 2.4 times – from 250,000 square meters to a whopping 600,000 square meters.

This will also increase the existing workforce to around 30,000 healthcare professionals within the next couple of years.

And we all know that this will likely help to drive housing demand in the area.

Given NEU at Novena’s location next to HealthCity Novena, it will be able to ride on this impending demand from healthcare professionals who are looking for a home that is close to their workplace.

Thus, whether you are buying this to stay or to rent out, you will be well assured with strong rental demand and future capital appreciation.

Rare freehold property located near MRT and shopping malls

If given a choice, who doesn’t want to own a property with a freehold tenure? The idea of owning a property for a limitless amount of time (technically) is simply appealing for most homebuyers or investors out there.

But if the location of the property is inconvenient, many would start to think twice about it.

More often or not, I’ve been receiving requests asking if I have a freehold property that is near an MRT station or shopping mall to recommend.

Unfortunately, such properties are exceptionally rare. Hence, this is where NEU at Novena stands out.

Apart from just having a freehold tenure situated with a prime district, residents living at NEU at Novena are situated just within a 500-meter radius from the Novena MRT station, F&B outlets, and large shopping malls.

This is a huge plus point, especially for homeowners or even tenants who are looking for seamless connectivity and convenience.

I simply can’t think of any other prime district projects being able to offer the same kind of convenience that NEU at Novena has at this point in time.


So is there anything not to like about NEU at Novena?

Too much balcony space

Although the layouts of the apartments are generally functional and efficient with not much space being wasted, this is just me being nit-picky.

Personally, I feel that there’s too much balcony space allocated for bigger unit types. It’s beyond me why some property developers would build additional balcony spaces, especially in the master bedroom.

These “extra” balconies take up around 80 – 100 sq ft of space within the apartment. If you were to put a price on them, they should cost you around an additional $208,000 (calculation based on 80 sqft and $2,600 psf)!

I do agree balconies can be pretty useful in certain situations, such as drying your clothes, bedsheets, etc. But do you really want to spend another $208,000 to have your laundry hung outside your bedroom?


Final word

It goes without saying that properties in Novena, or in the prime districts come with a premium price tag and NEU at Novena is no exception to that rule.

Aesthetically and geographically, this property is gorgeous – it really is.

And for me, when it comes to looking at a prime district property, one of the most important things will definitely be its location. But it’s not everything.

Over the last couple of years, it’s really rare to find any new launch freehold properties in the prime districts of 9, 10, and 11 to be located this close to an MRT station and a shopping mall.

For those with deep pockets and are looking out for a good investment in the prime districts, NEU at Novena is probably one of the rare opportunities available in the market right now.

One of my main complaints (as mentioned earlier) about NEU at Novena is the amount of balcony space being offered is way too much for my own liking and it’s downright unappealing.

But like I’ve always said, there is no perfect property. There are bound to be trade-offs and this is one thing that I would be willing to look past.

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Excellent!
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