10 Evelyn Review: A Boutique Freehold Off Newton Road

10 Evelyn is a freehold development of 56 units off Newton Road, and half of them are one-bedroom apartments of 496 to 614 sq ft. Those two facts set the terms of any purchase here. You are buying land in District 11 in perpetuity, and you are buying into a small pool where your competition on resale will look much like your own unit.

The project completed in 2022 and is occupied, so this is a resale decision rather than a launch decision. Current evidence, not a price list, sets the number.

At a glance

Item	Detail
Address	10 Evelyn Road, Singapore 309312
District	11, Newton and Novena
Tenure	Freehold
Scale	56 units across four blocks of five storeys
Developer	Creative Investments, a subsidiary of Amara Holdings
Architect	Mok Wei Wei, W Architects
Status	Completed in 2022 and occupied

The unit mix concentrates in one bedroom

Type	Units	Size
One-bedroom	28	496–614 sq ft
Two-bedroom	24	732–829 sq ft
Three-bedroom penthouse	4	1,227–1,249 sq ft

Half the development is one-bedroom stock. For a landlord that is a feature, because small units in District 11 rent readily to single professionals working in the Novena medical cluster or the city.

For an owner who plans to sell, it is a constraint. When 28 near-identical units sit in one development, the buyer comparing yours has 27 direct substitutes on the same site before looking anywhere else. Pricing power in that situation comes from renovation, floor and orientation rather than from scarcity.

The four penthouses sit at the other end. At 1,227 to 1,249 sq ft they are the only units in the project a family could occupy, which makes them scarce inside the development and harder to value against it.

Where the price sits now

EdgeProp’s compilation of URA sales data puts the average transacted price at about $2,098 psf, within a range of roughly $1,701 to $2,601 psf. Rents average about $6.60 psf a month across a $5.10 to $8.00 range, for a reported gross yield near 3.8%.

Applied to the two main unit types, that average gives an illustration rather than a valuation:

Unit	Size	At $2,098 psf
One-bedroom, mid-size	550 sq ft	$1,153,900
Two-bedroom, mid-size	780 sq ft	$1,636,440

A 53% gap between the bottom and top of the psf range is large for a project of 56 units where every block is five storeys. Five floors cannot produce that much view premium. The likelier explanation is a thin sample across different periods and unit types, which means the average is a weak guide and the individual caveats matter more than usual.

Set that against the market rather than against the launch. URA’s non-landed price index stood at 210.6 in 2026-Q2 against 210.8 in 2026-Q1, so the broad market has been flat for two quarters. A seller quoting a figure well above the recent caveats here is asking you to fund an increase the index does not show.

The caveats themselves are free to check in URA’s residential transaction search by project name. For a 56-unit development that is a short list, and it beats any average.

Our condo buying costs calculator turns an agreed price into the downpayment, stamp duty and total cash you need.

Newton MRT and the medical cluster shape the tenant pool

Newton MRT interchanges the North South and Downtown lines, which is the practical argument for the address. Two lines from one station covers Orchard, the CBD, Bugis and the Bukit Timah corridor without a transfer.

The Novena medical cluster nearby matters more for letting than for living. It supplies a steady stream of tenants on hospital and specialist contracts who want a small unit close to work and will pay for the walk. That is the demand your one-bedder competes for.

The same cluster is why the family case is weaker. Households buying in District 11 for schools and space have more suitable stock in larger projects, and this development offers four units that fit them.

Low-rise, low-facility, and priced accordingly

Four blocks of five storeys means no high floors, no unobstructed skyline and little stack differentiation. Buyers who pay for a view should look elsewhere. Buyers who dislike lifts, corridors and 500-unit lobbies get something a tower cannot offer.

W Architects arranged the blocks around a courtyard and pool, which is the reason to visit rather than to read about. Walk it at the hour you would be home, and look at how close the facing block is to the unit you are considering. At five storeys and this density, cross-window sightlines decide whether a unit feels private.

Facilities are limited to a pool, a gym and landscaping. Fewer facilities means a smaller maintenance bill to divide, though 56 units is a small base to divide it across. Ask the managing agent for the current monthly charge and the sinking fund balance rather than assuming boutique means cheap.

Who it suits, and what to weigh against it

10 Evelyn suits:

• a buyer who wants freehold District 11 tenure at a one-bedroom or two-bedroom quantum rather than a family-sized one
• a landlord letting to Novena or city professionals who values the two-line station over facilities
• an owner-occupier who prefers a low-rise courtyard scheme to a tower

The drawback is concentration. Twenty-eight one-bedders in a 56-unit project means your exit competes first with your neighbours, and small projects transact rarely enough that a valuer has little local evidence to work from. That combination can lengthen a sale and widen the gap between your asking price and the caveat.

Freehold tenure answers a different question. It protects you from lease decay over decades. It does not make an entry price reasonable in a flat market.

Checks before you commit

Settle these against the exact unit, not the project:

1. Pull the caveats for that stack and unit size over the past 24 months from URA’s transaction search, and treat the project average as context rather than as evidence.
2. Assume the defects liability period has long expired on a 2022 completion, so budget for repairs as your own cost.
3. Get the monthly maintenance charge and the sinking fund position in writing from the managing agent.
4. Visit the unit and the block facing it, and check the sightline from the living room and the bedroom.

Our resale condo due diligence checklist lists the documents to request before you make an offer, and the condo loan guide covers the loan-to-value limit and the valuation risk on a small project.

Sources: EdgeProp, 10 Evelyn project data, URA residential transaction search, URA private residential property price index, data.gov.sg, URA property data, Amara Holdings.