Royal Square at Novena
D12 - Balestier / Toa Payoh
Project Timeline
Key milestones for Royal Square at Novena.
Availability
Factsheet
Why Royal Square at Novena
A landmark development that brings together an unbeatable location and trusted developer pedigree.
Novena MRT at 91m, with a covered linkway
Novena station is about 91m from the development, reached by a covered linkway that connects to Novena MRT, Velocity, Square 2 and an underpass to the IRAS Building. For a medical suite, that linkway is the entire proposition: patients arrive by train and never step outside.
Sitting inside Singapore's medical hub
Mount Elizabeth Novena Hospital is a five-minute walk and Tan Tock Seng Hospital a ten-minute walk, with the IRAS Building five minutes away on the other side. A day surgery centre, imaging centre and laboratory operate within the development itself, which few strata medical buildings can offer.
Strata medical suites, which are rare
There are 171 strata-titled medical suites in the building. Strata-titled medical space in a purpose-built, Green Mark Platinum building next to a hospital cluster is a small and tightly held category - most medical suites in Singapore are leased rather than owned.
A 33-storey integrated tower
The building stacks a two-storey retail and F&B podium, car park levels, 171 medical suites across levels 7 to 21, and a 250-room hotel on levels 22 to 33. The hotel is not strata-titled - it supports the medical suites by bringing patients and their families directly into the building.
Commercial title, and a different set of rules
These are commercial strata units, not residential. That means no Additional Buyer's Stamp Duty and no Seller's Stamp Duty for individual buyers, financing on commercial loan terms, GST on purchase, and no restrictions on foreign ownership. It also means no residential use - the unit is medical, retail or F&B space.
Novena's retail and F&B directly connected
Square 2 is about 136m away, Velocity and Novena Square about 149m, and Goldhill Shopping Centre about 311m. FairPrice, Don Don Donki and Sol Mart all sit at roughly 127m. Tenants and their patients have an entire retail ecosystem on the same covered network.
Current Prices
| Block ↕ | Unit ↕ | Plan | Area ↕ | Price ↕ | $PSF ↕ | Status |
|---|---|---|---|---|---|---|
| 101 Irrawaddy Road | #21-02 | Medical 02 | 538 sqft | $2,872,000 | $5,338 psf | Available |
| 101 Irrawaddy Road | #21-06 | Medical 06 | 570 sqft | $2,994,000 | $5,253 psf | Available |
| 101 Irrawaddy Road | #21-08 | Medical 08 | 753 sqft | $4,040,000 | $5,365 psf | Available |
| 101 Irrawaddy Road | #21-10 | Medical 10 | 732 sqft | $3,929,000 | $5,367 psf | Available |
| 101 Irrawaddy Road | #21-13 | Medical 13 | 657 sqft | $3,474,000 | $5,288 psf | Available |
| 101 Irrawaddy Road | #21-14 | Medical 14 | 420 sqft | $2,279,000 | $5,426 psf | Available |
| 101 Irrawaddy Road | #20-07 | Medical 07 | 786 sqft | $4,152,000 | $5,282 psf | Available |
| 101 Irrawaddy Road | #20-11 | Medical 11 | 506 sqft | $2,702,000 | $5,340 psf | Available |
| 101 Irrawaddy Road | #20-12 | Medical 12 | 700 sqft | $3,680,000 | $5,257 psf | Available |
| 101 Irrawaddy Road | #20-14 | Medical 14 | 420 sqft | $2,267,000 | $5,398 psf | Available |
| 101 Irrawaddy Road | #19-06 | Medical 06 | 570 sqft | $2,963,000 | $5,198 psf | Available |
| 101 Irrawaddy Road | #19-10 | Medical 10 | 732 sqft | $3,887,000 | $5,310 psf | Available |
| 101 Irrawaddy Road | #19-11 | Medical 11 | 506 sqft | $2,687,000 | $5,310 psf | Available |
| 101 Irrawaddy Road | #19-12 | Medical 12 | 700 sqft | $3,662,000 | $5,231 psf | Available |
| 101 Irrawaddy Road | #19-13 | Medical 13 | 657 sqft | $3,437,000 | $5,231 psf | Available |
| 101 Irrawaddy Road | #19-14 | Medical 14 | 420 sqft | $2,256,000 | $5,371 psf | Available |
| 101 Irrawaddy Road | #18-06 | Medical 06 | 570 sqft | $2,946,000 | $5,168 psf | Available |
| 101 Irrawaddy Road | #18-14 | Medical 14 | 420 sqft | $2,243,000 | $5,340 psf | Available |
| 101 Irrawaddy Road | #17-04 | Medical 04 | 517 sqft | $2,699,000 | $5,221 psf | Available |
| 101 Irrawaddy Road | #17-11 | Medical 11 | 506 sqft | $2,658,000 | $5,253 psf | Available |
Sold Prices
Royal Square at Novena
D12 - Balestier / Toa Payoh
Royal Square at Novena is a 33-storey integrated commercial development on Irrawaddy Road, at the junction with Thomson Road, in District 12. It was developed by Hoi Hup Sunway Novena Pte Ltd, a joint venture between Hoi Hup Realty and Sunway Developments, and was completed in 2020. It is a commercial building rather than a residential one, and it contains 222 strata-titled units.
The vertical mix is deliberate. The first two storeys hold retail and F&B, with additional open-terrace restaurants on level six. Levels two to five are car park, providing around 181 lots. Levels seven to 21 hold 171 strata-titled medical suites. Levels 22 to 33 hold a 250-room hotel, which is not strata-titled and operates in support of the building's medical function. The 222 strata units recorded for the project comprise the 171 medical suites plus roughly 51 retail and F&B units.
The building's differentiator is not only its position but what is inside it: a day surgery centre, an imaging centre and laboratory facilities operate within the development, along with a concierge service and reception at the medical suite lift lobby. Those shared clinical services are the reason a practitioner can take space here rather than in a converted shophouse, and they are what make the medical suites functional as medical suites. The building is designed to Green Mark Platinum standard.
Connectivity is the other half of the case. Novena MRT station is about 91m away, reached by a covered linkway that runs to Novena MRT, Velocity, Square 2 and an underpass to the IRAS Building. Mount Elizabeth Novena Hospital is about a five-minute walk and Tan Tock Seng Hospital about a ten-minute walk, with the IRAS Building five minutes the other way. Square 2 is about 136m, Velocity and Novena Square about 149m, and Goldhill Shopping Centre about 311m.
The Developer
Hoi Hup Realty
⭐ 6/10 — Mid-Tier DeveloperHoi Hup Realty Pte Ltd is a Singapore-based property developer established in 1985, known for its expertise in executive condominium (EC) developments. The group has developed numerous ECs and private residential projects, often in joint ventures with Sunway Group. Hoi Hup is recognised for quality family-oriented developments.
Why Royal Square at Novena Stands Out
A closer look at the factors that make this development a compelling opportunity.
Location & Connectivity
The address is defined by two things: 91m to Novena MRT station and a position inside Singapore's principal medical cluster. The linkway connects the building to Novena MRT, Velocity, Square 2 and an underpass to the IRAS Building, which means patients and staff arrive by train and walk under cover the whole way - a decisive advantage for a medical suite, where the patient journey matters as much as the address. Novena is on the North-South Line, and Newton, about a kilometre away, is an interchange with the Downtown Line. Mount Elizabeth Novena Hospital is a five-minute walk and Tan Tock Seng Hospital a ten-minute walk, with the IRAS Building five minutes in the other direction. That concentration of hospitals, specialist clinics, government offices and the Velocity and Novena Square retail is what sustains demand for medical space here, and it cannot be replicated elsewhere because the healthcare infrastructure is already built. This is a commercial asset whose value rests on a catchment rather than on a view.
Amenities & Lifestyle
Everything the building needs is on the covered network. Square 2 is about 136m away, Velocity at Novena Square about 149m, Novena Square about 149m and Goldhill Shopping Centre about 311m, with FairPrice, Don Don Donki and Sol Mart all around 127m. For patients and staff, that means pharmacy, supermarket, food court, banking and dining all within a sheltered walk. On education, St Joseph's Institution Junior is about 482m, Anglo-Chinese School (Barker Road) about 832m and Anglo-Chinese School (Primary) about 860m, which matters for the paediatric and family-medicine practices in the building. Within the development, the music staircase on the first storey forms the connection between the building and the covered linkway to Novena MRT, Velocity and Square 2, with landscaped facilities at first-storey level, retail and F&B on the lower two storeys, open-terrace restaurants on level six, and 181 car park lots on levels two to five.
Rental & Investment
Strata medical suites are bought for owner-occupation as much as for rental, and the tenant demand that matters is from practitioners and clinic groups who need to be near the hospitals. That demand is structural rather than cyclical: the Novena cluster keeps growing, the population is ageing, and the supply of purpose-built strata medical space with accredited clinical support is small. Rents per square foot for medical suites in this location are consequently well above comparable office or retail space. The hotel on levels 22 to 33 is a supporting factor rather than a competing one, bringing patients and their families into the building. The offsetting considerations are that medical suites carry significant fit-out cost, that a tenant's lease terms are long and the unit is therefore less liquid than a residential one, and that the buyer is underwriting a commercial asset through a commercial cycle - including interest rate sensitivity on commercial financing - with no residential stamp duty protections in either direction. Holding periods here tend to be long, which suits the asset.
Area Transformation
Novena's transformation is essentially complete and has been underway for two decades. The district consolidated its position as Singapore's medical hub as the hospitals around Thomson Road expanded and specialised, and the completion of the Downtown Line gave the area a second rail line and a direct route to Marina Bay. The retail spine along Thomson Road was progressively rebuilt, with Velocity, Square 2 and Novena Square forming a connected cluster under one covered network. Royal Square at Novena is itself part of that wave, filling a site at the Irrawaddy Road junction with a purpose-built medical, retail and hotel tower. Looking ahead, the changes to expect in the immediate area are incremental - further refurbishment and repositioning of the surrounding medical and commercial stock as leases turn over, and continued intensification along the Thomson and Newton corridors. The broader evolution of the Novena and Newton residential market, with older low-rise stock being replaced by taller towers, supports the area's long-term clientele. For an owner of a medical suite here, the relevant expectation is not a re-rating event but the persistence of the medical cluster, which is the one asset that cannot be built elsewhere.
Royal Square at Novena — Rating & Reviews
Data-driven assessment based on location, facilities, pricing, and market context.
Rated based on MRT proximity, nearby shopping and supermarkets within 1km, plus district prestige.
Higher score for developments with swimming pool, gym, clubhouse, tennis court, spa, and other premium amenities.
Compares the project's price per square foot against the district average — below average pricing earns a higher score.
Larger developments with more units score higher for greater community vibrancy and better facilities.
Based on the developer's track record and market standing — top-tier listed developers earn the highest scores.
Projects with completed TOP and freehold tenure score highest; longer wait times reduce the score.
Location
Site Plan
Floor Plans
Gallery
Video
Enquire Now
Get the best deal for Royal Square at Novena
Register your interest and our team will get back to you with the latest pricing, floor plans, and viewing arrangements.
- Priority viewing appointments
- Direct developer pricing
- Exclusive e-brochure & floor plans
- Latest unit availability updates
- Personalised consultation
Frequently Asked Questions
Everything you need to know about Royal Square at Novena.
Compare Similar Projects
| Shoppes @ Ascent 456 | ARC 380 | TripleOne Somerset | Visioncrest Orchard | Fortune Centre | The Golden Mile | PLUS | CECIL PLACE | Harrison Food Building | |
 |  |  |  |  |  |  |  |  | |
| Tenure | Freehold | Freehold | 99 Years | Freehold | 99 years from 18 October 1980 | 99 years w.e.f 18 November 2024 | 99 Years | Freehold | Freehold |
| TOP | Mar 2017 | Dec 2018 | Completed | 2008 | Year 1983 | Q2 2029 | Completed | Q1 2027 | 1Q 2027 |
| Price | Commercial $1,488,000 - $3,389,000 269 - 969 sqft $2,766 - $3,943 psf | Office $2,369,878 - $13,150,959 700 - 4,015 sqft $3,165 - $3,547 psf | Level Floorplate $1,750,800 - $3,846,100 163 - 2,067 sqft $2,679 - $3,117 psf | Office $6,289,800 - $54,842,700 850 - 17,868 sqft $3,788 - $4,029 psf | Office $2,193,000 - $3,146,000 1,076 - 2,239 sqft $1,405 - $1,416 psf | Loft Executive $3,149,780 - $3,285,410 710 - 926 sqft $3,482 - $3,634 psf Loft Mezzanine $5,943,309 - $6,811,992 1,528 - 2,798 sqft $3,888 - $4,136 psf Loft Suites $3,240,580 - $6,661,380 958 - 2,034 sqft $3,177 - $3,383 psf Medical Suites $4,765,660 - $8,608,632 506 - 2,454 sqft $3,508 - $4,338 psf Medical Suites/Premium Offices $4,765,660 - $8,608,632 506 - 2,454 sqft $2,950 - $4,338 psf Premium Offices $2,861,985 - $13,004,111 710 - 4,682 sqft $2,777 - $3,166 psf Premium Offices/Loft Offices $4,838,069 - $6,098,778 1,528 - 1,927 sqft $3,164 - $3,166 psf | $2,235,000 - $7,213,000 786 - 2,433 sqft $2,844 - $3,540 psf Floorplate $2,217,000 - $7,166,000 786 - 2,626 sqft $2,821 - $3,110 psf | Office $1,034,809,480 - $1,543,731,400 2,551 - 3,918 sqft $378,000 - $410,000 psf | Factory $2,997,381 - $8,605,525 1,700 - 3,422 sqft $1,709 - $2,515 psf |
