10 Evelyn
📊 Land Economics & Sales Performance
GLS land tender valuation and current sales take-up for 10 Evelyn.
Independent Investment & Valuation Analysis
Objective algorithmic evaluation grounded in transacted URA caveats and land economics.
A freehold boutique project in D11 that has achieved 98% sales, but entry at ~$2,574 PSF offers limited margin of safety given its small unit count, lack of on-site amenities, and uncertain rental depth in the Newton/Novena corridor.
- • Freehold tenure in District 11 provides long-term land value preservation, unlike 99-year leasehold projects in the same area that face lease decay after 30 years.
- • Strong sales momentum: 51 of 56 units (91% of total) have been caveated, with only 1 unit remaining, indicating developer pricing was accepted by the market.
- • Compact unit sizes (495–1,432 sqft) keep absolute quantum accessible for investors, with entry prices from $1.22M for a 1-bedder, potentially widening the resale buyer pool.
- • Located in the Newton/Novena planning area, which benefits from proximity to medical hubs (Novena Health City) and reputable schools like Singapore Chinese Girls' School (within 1-2km, though exact distance needs verification).
- • At an average of $2,574 PSF, the project is priced at a premium to many freehold resale apartments in D11 (e.g., some older freehold projects along Newton Road transact at $1,800–$2,200 PSF), limiting immediate upside.
- • Small total unit count (56) means higher per-unit share of maintenance fees and potential difficulty in forming a cohesive en-bloc sale consensus; also, limited on-site facilities compared to larger condos.
- • Transit connectivity is unclear: no MRT station is within a 5-minute walk (Newton MRT is ~800m away), which may deter tenants without cars and cap rental demand.
- • As a completed project (TOP 2022), the remaining unit is likely a residual stack with possible layout or orientation drawbacks, and the developer may hold firm on price due to low holding costs.
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Quick Take
- 10 Evelyn trades at $2,574psf, 12% above the D11 average of $2,291psf.
- 🚆 Transit-Oriented: 6 mins walk to Newton MRT.
- Best suited to yield-focused investors drawn to a lower entry quantum and strong rental-tenant pool; long-term legacy holders who value a lease that won't decay; buyers wanting exclusivity in a tightly-held development.
⚡ High Exclusivity
Only 1 of 56 units remaining.
Based on the latest developer sales balance update.
10 Evelyn Unit Mix & Indicative Pricing
Based on transacted URA caveats for this project — not an official developer price list.
| Type | Size | Transactions | Avg PSF | Avg Price |
|---|---|---|---|---|
| 1 BedroomMost traded | 495 sqft | 13 | $2,742 | $1,357,486 |
| 1 Bedroom | 527 sqft | 2 | $2,787 | $1,470,000 |
| 1 Bedroom | 581 sqft | 1 | $2,269 | $1,318,888 |
| 1 Bedroom | 614 sqft | 1 | $2,717 | $1,667,000 |
| 2 Bedroom | 732 sqft | 1 | $2,810 | $2,056,483 |
| 2 Bedroom | 743 sqft | 3 | $2,780 | $2,064,750 |
| 2 Bedroom | 754 sqft | 5 | $2,778 | $2,093,220 |
| 2 Bedroom | 764 sqft | 4 | $1,780 | $1,360,250 |
| 2 Bedroom | 786 sqft | 2 | $1,738 | $1,366,000 |
| 2 Bedroom | 796 sqft | 3 | $2,802 | $2,231,667 |
| 2 Bedroom | 807 sqft | 7 | $2,738 | $2,210,603 |
| 2 Bedroom | 818 sqft | 2 | $2,823 | $2,309,900 |
| 2 Bedroom | 829 sqft | 2 | $2,705 | $2,242,000 |
| 3 Bedroom | 1162 sqft | 2 | $1,978 | $2,299,810 |
| 4 Bedroom | 1421 sqft | 1 | $2,271 | $3,226,000 |
| 4 Bedroom | 1432 sqft | 2 | $2,288 | $3,275,000 |
📈 High Rental Demand Mix
90% of transacted units are Studio/1-Bedroom/2-Bedroom — a mix skewed toward smaller, rental-friendly quantums. Entry from ~$1,318,888.
- 2 Bedroom57%
- 1 Bedroom33%
- 4 Bedroom6%
- 3 Bedroom4%
Based on transacted URA caveats for this project.
🎓 Primary 1 School Catchment near 10 Evelyn (MOE 1km & 2km)
Official MOE Primary 1 registration priority zones calculated from OneMap geospatial data.
-
Anglo-Chinese School (Primary) Highest Balloting Priority562m · 7 min
-
St. Joseph'S Institution Junior Highest Balloting Priority625m · 8 min
-
Anglo-Chinese School (Junior) Highest Balloting Priority789m · 10 min
-
Farrer Park Primary School1249m · 16 min
-
Singapore Chinese Girls' Primary School1475m · 18 min
Other Nearby Schools & Institutions (Secondary, JC & Mixed Level)
- Anglo-Chinese School (Barker Road) Secondary (S1-S5) 618m · 8 min
- Catholic Junior College Junior College 1085m · 14 min
- Singapore Chinese Girls' School Secondary (S1-S4) 1425m · 18 min
Singapore MOE Primary 1 registration prioritises homes within 1 km (Phase 2C Priority) and within 1–2 km (Phase 2C Supplementary). Sourced from official OneMap MOE registries.
10 Evelyn Location, Transit & Neighbourhood Amenities
Nearby MRT Stations
- NS21 DT11 Newton 480m · 6 min
- NS20 Novena 611m · 8 min
- NE7 DT12 Little India 1468m · 18 min
- DT10 TE11 Stevens 1633m · 20 min
- NE8 Farrer Park 1653m · 21 min
- NS23 Somerset 1787m · 22 min
Nearby Malls
- United Square390m
- Novena Square575m
- Balestier Hill Shopping Centre1068m
- Far East Plaza1240m
- Paragon1463m
- Lucky Plaza1483m
Supermarkets
- Cold Storage413m
- Mmmm!575m
- Cold Storage575m
- Fairprice639m
- Don Don Donki639m
- Sol Mart639m
Straight-line distances, sourced from OneMap. Approximate — actual walking routes may differ.
10 Evelyn Master Plan & Location Map
10 Evelyn and MRT stations within walking distance.
10 Evelyn Mortgage & Affordability Calculator
Indicative monthly instalment — adjust the rate to match your bank's package.
Stamp Duty & Affordability
Indicative BSD/ABSD payable and a TDSR affordability check.
10 Evelyn URA Transaction History & PSF Trends
Caveat transactions filed with URA for this project.
| Date | Floor | Size (sqft) | Size (sqm) | Price | PSF | PSM | Type | Sale |
|---|---|---|---|---|---|---|---|---|
| Aug-26 | 01-05 | 581 | 54 | $1,318,888 | $2,269 | $24,424 | Strata | Resale |
| Jul-26 | 01-05 | 764 | 71 | $1,300,000 | $1,701 | $18,310 | Strata | Resale |
| May-26 | 01-05 | 495 | 46 | $1,220,000 | $2,464 | $26,522 | Strata | Resale |
| May-26 | 01-05 | 527 | 49 | $1,325,000 | $2,512 | $27,041 | Strata | Resale |
| May-26 | 01-05 | 495 | 46 | $1,230,000 | $2,484 | $26,739 | Strata | Resale |
| Apr-26 | 01-05 | 807 | 75 | $2,100,000 | $2,601 | $28,000 | Strata | Resale |
| Apr-26 | 01-05 | 764 | 71 | $1,309,000 | $1,713 | $18,437 | Strata | Resale |
| Apr-26 | 01-05 | 786 | 73 | $1,366,000 | $1,738 | $18,712 | Strata | Resale |
| Apr-26 | 01-05 | 1432 | 133 | $3,200,000 | $2,235 | $24,060 | Strata | Resale |
| Apr-26 | 01-05 | 786 | 73 | $1,366,000 | $1,738 | $18,712 | Strata | Resale |
| Dec-25 | 01-05 | 764 | 71 | $1,370,000 | $1,793 | $19,296 | Strata | Resale |
| Apr-25 | 01-05 | 754 | 70 | $2,120,000 | $2,814 | $30,286 | Strata | Resale |
| Mar-25 | 01-05 | 614 | 57 | $1,667,000 | $2,717 | $29,246 | Strata | Resale |
| Nov-24 | 01-05 | 1162 | 108 | $2,264,000 | $1,948 | $20,963 | Strata | Resale |
| Oct-24 | 01-05 | 495 | 46 | $1,478,000 | $2,985 | $32,130 | Strata | Resale |
| Sep-24 | 01-05 | 732 | 68 | $2,056,483 | $2,810 | $30,242 | Strata | New Sale |
| May-24 | 01-05 | 754 | 70 | $2,120,085 | $2,814 | $30,287 | Strata | New Sale |
| May-24 | 01-05 | 1162 | 108 | $2,335,620 | $2,009 | $21,626 | Strata | New Sale |
| Mar-24 | 01-05 | 495 | 46 | $1,481,370 | $2,992 | $32,204 | Strata | New Sale |
| Feb-24 | 01-05 | 743 | 69 | $2,077,250 | $2,797 | $30,105 | Strata | New Sale |
| Jan-24 | 01-05 | 743 | 69 | $2,060,000 | $2,774 | $29,855 | Strata | New Sale |
| Jan-24 | 01-05 | 754 | 70 | $2,059,066 | $2,733 | $29,415 | Strata | New Sale |
| Jan-24 | 01-05 | 754 | 70 | $2,096,950 | $2,783 | $29,956 | Strata | New Sale |
| Jan-24 | 01-05 | 807 | 75 | $2,288,000 | $2,834 | $30,507 | Strata | New Sale |
| Dec-23 | 01-05 | 818 | 76 | $2,273,900 | $2,779 | $29,920 | Strata | New Sale |
| Dec-23 | 01-05 | 818 | 76 | $2,345,900 | $2,868 | $30,867 | Strata | New Sale |
| Nov-23 | 01-05 | 807 | 75 | $2,299,800 | $2,849 | $30,664 | Strata | New Sale |
| Nov-23 | 01-05 | 743 | 69 | $2,057,000 | $2,770 | $29,812 | Strata | New Sale |
| Nov-23 | 01-05 | 495 | 46 | $1,441,500 | $2,912 | $31,337 | Strata | New Sale |
| Nov-23 | 01-05 | 807 | 75 | $2,283,900 | $2,829 | $30,452 | Strata | New Sale |
| Oct-23 | 01-05 | 495 | 46 | $1,391,780 | $2,811 | $30,256 | Strata | New Sale |
| Aug-23 | 01-05 | 754 | 70 | $2,070,000 | $2,747 | $29,571 | Strata | New Sale |
| Aug-23 | 01-05 | 495 | 46 | $1,461,550 | $2,952 | $31,773 | Strata | New Sale |
| Aug-23 | 01-05 | 807 | 75 | $2,179,520 | $2,700 | $29,060 | Strata | New Sale |
| Jun-23 | 01-05 | 829 | 77 | $2,325,000 | $2,805 | $30,195 | Strata | New Sale |
| Jun-23 | 01-05 | 796 | 74 | $2,250,000 | $2,825 | $30,405 | Strata | New Sale |
| May-23 | 01-05 | 527 | 49 | $1,615,000 | $3,062 | $32,959 | Strata | New Sale |
| Jan-23 | 01-05 | 807 | 75 | $2,225,000 | $2,756 | $29,667 | Strata | New Sale |
| Dec-22 | 01-05 | 495 | 46 | $1,373,000 | $2,773 | $29,848 | Strata | New Sale |
| Dec-22 | 01-05 | 764 | 71 | $1,462,000 | $1,913 | $20,592 | Strata | New Sale |
| Dec-22 | 01-05 | 495 | 46 | $1,365,000 | $2,757 | $29,674 | Strata | New Sale |
| Nov-22 | 01-05 | 796 | 74 | $2,260,000 | $2,837 | $30,541 | Strata | New Sale |
| Aug-22 | 01-05 | 796 | 74 | $2,185,000 | $2,743 | $29,527 | Strata | New Sale |
| Jul-22 | 01-05 | 829 | 77 | $2,159,000 | $2,605 | $28,039 | Strata | New Sale |
| Jul-22 | 01-05 | 495 | 46 | $1,357,000 | $2,741 | $29,500 | Strata | New Sale |
| Jun-22 | 01-05 | 495 | 46 | $1,296,000 | $2,618 | $28,174 | Strata | New Sale |
| May-22 | 01-05 | 807 | 75 | $2,098,000 | $2,599 | $27,973 | Strata | New Sale |
| Apr-22 | 01-05 | 1432 | 133 | $3,350,000 | $2,340 | $25,188 | Strata | New Sale |
| Apr-22 | 01-05 | 495 | 46 | $1,269,112 | $2,563 | $27,589 | Strata | New Sale |
| Dec-21 | 01-05 | 495 | 46 | $1,283,000 | $2,591 | $27,891 | Strata | New Sale |
| Oct-21 | 01-05 | 1421 | 132 | $3,226,000 | $2,271 | $24,439 | Strata | New Sale |
Direct showflat preview registration, latest developer balance units, floorplans & VIP pricing discounts.
Frequently Asked Questions about 10 Evelyn
Key facts, pricing benchmarks, closest MRT connectivity, and Primary 1 school registration details.
What is the price and average PSF of 10 Evelyn?
Units at 10 Evelyn have indicative prices starting from From $1,220,000, with transacted URA caveats averaging $2,574 PSF. Official prices vary depending on stack, floor level, and layout configuration.
Which MRT station is closest to 10 Evelyn?
The nearest MRT station to 10 Evelyn is Newton MRT (NS21, DT11), located approximately 480m (6 min walk) from the development.
What is the tenure and estimated TOP date for 10 Evelyn?
10 Evelyn is a Freehold Apartment development with an estimated Temporary Occupation Permit (TOP) date of 2022.
Who is the developer of 10 Evelyn?
10 Evelyn is developed by Creative Investments Pte Ltd (Amara Holdings).
Which primary schools are within 1km of 10 Evelyn?
Under Singapore MOE Primary 1 registration (Phase 2C priority), primary schools situated within the 1km radius include: Anglo-Chinese School (Primary), St. Joseph'S Institution Junior, Anglo-Chinese School (Junior).
Where can I get the official floor plans and e-brochure for 10 Evelyn?
You can download the official floor plans, unit mix breakdown, and developer e-brochure directly on CondoWatch.sg via the E-Brochure request form.
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