10 Evelyn Road, Singapore 309312
10 Evelyn is the cheapest freehold entry in the Newton and Novena belt: a median $2,269 psf against a subzone where every comparable project trades between $2,498 and $2,822. Amara Holdings completed the 56-home low-rise at 10 Evelyn Road in 2022, 1 block of 5 storeys across 12 stacks on a 30,300 sqft site, and more than half of it is 1-bedroom stock.
The transport is strong. Newton (NS21, DT11) and Novena (NS20) both sit inside 1km, with Little India, Orchard, Stevens, Farrer Park, Somerset, Rochor and Toa Payoh inside 2km. The Novena medical cluster is a walk and Orchard is 2 stops.
The school catchment is the headline for families. Three primary schools sit inside the 1km priority band: Anglo-Chinese School (Junior), Anglo-Chinese School (Primary) and St. Joseph’s Institution Junior, with ACS (Barker) also inside 1km on the secondary side. Under MOE’s P1 registration framework home-school distance decides priority in the later phases, and 3 schools of this calibre in one band is about as strong as the ballot gets. Our P1 registration guide explains how it works.
The mix is investor-shaped: 28 one-bedders, 24 two-bedders and 4 three-bedders, 56 homes in total. Exactly half the building is 1-bedroom, so the tenant pool below is the natural demand base.
On tenure: 10 Evelyn is freehold, in a subzone where the largest new project, Kopar at Newton, is 99-year and trades 14% higher. That combination is the case for buying here.
| UNIT TYPE | TOTAL | SIZES | UNIT MIX | FLOORPLANS | MAINTENANCE |
|---|---|---|---|---|---|
| 1 Bedroom | 28 | 495 - 786 | 50.00% | A1(b)-1, A2(b), A3(a) PES, A3(c) PES, A4 PES, A5 PES | |
| 2 Bedroom | 24 | 732 - 1,163 | 42.86% | B1(a), B1(b), B1(c), B1(d), B1(e), B2(a) PES, B2(b), B2(c), B2(c)-1, B2(d) PES, B2(e), B2(f), B3(a) PES, B3(b) | |
| 3 Bedroom | 4 | 1,227 - 1,432 | 7.14% | PH1, PH2, PH3, PH4 | |
| Overall | 56 | 495 - 1,432 |
Moulmein holds 89 projects and about 7,070 homes, and it has taken a wave of new freehold boutique stock since 2022, all of it priced above $2,490 psf. 10 Evelyn is the outlier below that line, and the 4 sections below explain why and whether it lasts.
Most 10 Evelyn resale transactions fall between $1,718 and $2,694 psf, with a median of $2,269 psf. That covers 13 transactions recorded with URA across 2025 and 2026, what units actually sold for, not asking prices.
The subzone sits well above it. Over the same 2 years The Atelier (2024) traded at a median $2,822 psf, Viva (2012) at $2,754, Neu at Novena (2024) at $2,726, Sanctuary@Newton (2025) at $2,724 across 28 transactions, 35 Gilstead (2025) at $2,647, Kopar at Newton (2023, 99-year) at $2,580, Fyve Derbyshire (2024) at $2,501 and Residences @ Evelyn (2007) at $2,498. The discount runs 10 to 20% against freehold neighbours for a 2022 building on the same roads.
Read the spread carefully though. The prints run from $1,701 psf on a 764 sqft home to $2,814 psf on the smallest stock, so size drives the rate hard here. As of August 2026: 495 sqft units at $1.22M and $1.23M, a 527 sqft unit at $1.32M, a 581 sqft unit at $1.32M, a 786 sqft unit at $1.37M and a 764 sqft unit at $1.30M.
Eyeing a specific stack or floor? We pull the latest transactions before you offer, honest advice, no pressure. WhatsApp us
The size ladder, priced at the $2,269 psf median:
1-bedders, 495 to 786 sqft, all with a store: about $1.12M to $1.78M.
2-bedders, 732 to 1,163 sqft with 1 to 2 baths, most with a store: about $1.66M to $2.64M.
3-bedders, 1,227 to 1,432 sqft with 2 baths plus a store: about $2.78M to $3.25M.
There are 31 plan files for 56 homes, so almost every stack differs. The 1-bedroom band alone spans 291 sqft, and a 786 sqft 1-bedder is larger than several of the 2-bedders. Read the plan rather than the label, and note that the larger stock trades at a much lower psf, which is where the value sits.
Supply: Moulmein holds 89 projects and about 7,070 units, and the recent additions have all been small freehold blocks: The Atelier at 120 units, Neu at Novena at 87, 35 Gilstead at 70, Fyve Derbyshire at 71 and Sanctuary@Newton at 38. That is real competition for a resale buyer, and all of it is priced above this project.
Demand: there is no HDB town in Novena and no upgrader pool, so tenants and school-driven families carry the case. The ACS and SJI Junior band inside 1km is the specific draw, and it is a draw that does not fade with the building’s age.
Rental: 1-bedders let at a median $3,625 a month across 14 leases and 2-bedders at $5,200 across 9. Against the median psf that is a gross yield of roughly 3.7 to 3.9%, which is high for a freehold Core Central Region address and a direct consequence of the low entry rate. Our rental yield guide sets out how we read it.
The honest take: a 5-storey 56-unit block has minimal facilities, half the building is 1-bedroom so your unit competes with 27 near-identical neighbours, and the wide psf spread means a badly chosen stack erases the discount. There is also newer freehold stock all around it. The URA Master Plan shows what is committed around Newton and Novena.
Families balloting for ACS (Junior), ACS (Primary) or SJI Junior who want the 1km band on the smallest possible cheque, owner-investors chasing a genuine high-3s yield with freehold title, and city professionals who will walk to Newton and Novena. The larger 2 and 3 bedroom stock is where the psf discount is deepest.
Buyers who want a newer building with proper facilities should look at The Atelier or Kopar at Newton, both dearer. Anyone who wants a quiet owner-occupier block will find this one busier than they expect.
Thinking about 10 Evelyn? Before you offer, speak to us. With prints running from $1,701 to $2,814 psf inside one building, the stack you pick is the whole decision. WhatsApp us
10 Evelyn has 1 block of 5 storeys.
10 Evelyn has 56 residential units.
10 Evelyn offers 1 Bedroom (495 to 786 sqft), 2 Bedroom (732 to 1,163 sqft), 3 Bedroom (1,227 to 1,432 sqft).
10 Evelyn is a freehold development.
Yes, 10 Evelyn is freehold.
10 Evelyn is developed by Creative Investments Pte Ltd (Amara Holdings).
10 Evelyn is at 10 Evelyn Road, Singapore 309312.
10 Evelyn is in District 11 (Newton, Novena, Thomson), in the Core Central Region (CCR).
The nearest MRT stations within 1km are Newton (NS21 / DT11) and Novena (NS20).
Within 1km: Anglo-Chinese School (Junior), Anglo-Chinese School (Primary) and Saint Joseph’s Institution Junior. Being inside the 1km ring gives priority in the Primary 1 registration ballot.
That depends on your entry price and holding period. Speak to us and we will run the numbers on 10 Evelyn with you before you commit.
Yes. Anglo-Chinese School (Junior), Anglo-Chinese School (Primary) and Saint Joseph’s Institution Junior are within 1km, and the unit mix runs to family-sized layouts.
10 Evelyn is a freehold development in District 11 developed by Creative Investments Pte Ltd (Amara Holdings), comprising 56 units across 1 block. It obtained TOP in 2022.
10 Evelyn obtained TOP in 2022.
Yes. Foreigners can buy 10 Evelyn because it is a private residential development. Foreigners pay 60% Additional Buyer’s Stamp Duty (ABSD) on top of the purchase price.
You can book a viewing with our appointed sales team:
Kelvin Sin 9722 2222
Chew Peixuan 9101 5301
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