Amaryllis Ville Review — Novena / Thomson · D11
HuatScore: 78/100 — Solid Choice!
Is Amaryllis Ville a good buy?
HuatScore rates Amaryllis Ville 78/100 — a "Solid Choice!" verdict. That makes it a solid buy for buyers who prioritise a central, well-connected address and investors chasing a workable ~3% yield. Strongest card: Both anchors locked in. Main watch-out: Thin transaction volume. Pricing is reasonable for the location at current market.
Last updated 2026-08-20 · scored against URA caveat data.
Key facts
- Verdict: Solid Choice!
- Region: Core Central Region
- Tenure: 99-yr leasehold
- Avg PSF: ~$2,123 psf
- Price from: S$1.89M
Live market data
- Resale transactions (12mo): 10
- Recent resale PSF: ~$2,140 psf
- Gross rental yield: 3.0%
What works in its favour
- Both anchors locked in: 530m to ST. JOSEPH'S INSTITUTION JUNIOR and 433m (~5-min walk) to Newton MRT (Exit C). Strictly within the P1 1km zone, plus walkable to the nearest MRT entrance. This is the non-negotiable demand anchor — kiasu parents AND yield-chasing investors are both your buyers.
- Popular primary inside 1km — ST. JOSEPH'S INSTITUTION JUNIOR: ST. JOSEPH'S INSTITUTION JUNIOR is . These primaries are heavily oversubscribed, so addresses inside the 1km P1 zone hold a durable premium — kiasu parents will pay up to keep this option open.
- 3-bedder × investment — appreciation sweet spot: Sells into the deepest pool — owner-occupier families. That demand floor drives durable capital appreciation. The investor default for total return, not just headline yield.
What to watch out for
- Thin transaction volume: Only 10 resale deals in the past year. Equity trap risk — when you want to exit, very few buyers to anchor against.
- Thin future upgrader pool: Live count: 2 HDB blocks within 2km cross the 5-year MOP between 2025 and 2028 (of 149 HDB blocks total within 2km). Narrow pool to absorb your resale — demand leans more on private-market churn here.
Who Amaryllis Ville suits
- Buyers who prioritise a central, well-connected address
- Yield investors — ~3% gross is workable; favour larger unit types
- Buyers who value a stable, established neighbourhood over speculative upside
Who should look elsewhere
- Buyers hunting deep relative value — the market has already priced in most of the story
- Short-term flippers — stamp duty + agent fees demand a 5-year minimum hold
- Buyers wanting a guaranteed top-tier primary within 1km walking distance
Huat Kueh says
St. Joseph'S Institution Junior at 530m — that keeps demand deep. Lease 70 years left — financing starts to pinch.