Lincoln Suites Review — Novena · D11
PI Score: 68/100 — Good
Is Lincoln Suites a good buy?
PI Score rates Lincoln Suites 68/100 — a "Good" verdict. That makes it a conditional buy for buyers who prioritise a central, well-connected address and investors chasing a workable ~3.2% yield. Strongest card: Genuinely well-connected. Main watch-out: Not a school-belt play. Pricing is reasonable for the location at current market.
Last updated 2025-01-15 · scored against URA caveat data.
Key facts
- Verdict: Good
- Region: Core Central Region
- Tenure: Freehold
- Completed: 2014
- Units: 175
- Developer: Koh Brothers × Heeton × KSH
- Avg PSF: ~$1,800 psf
- Price from: S$1.1M
What works in its favour
- Genuinely well-connected: Location scores 8/10 — MRT and daily amenities are within practical reach, which is what keeps both tenant demand and the resale pool deep.
- Entry price leaves room: Value scores 7/10 at ~$1,800 psf (entry from $1.1M) — you are not paying for the whole story upfront, which is where a margin of safety comes from.
- Rental demand supports ~3.2% gross: Rental scores 7/10 — tenants are findable in this pocket, so an investor is not underwriting long vacancy between leases.
- Exit liquidity is workable: Exit scores 7/10 across 175 units — enough comparable transactions that a seller has price discovery rather than a guess.
What to watch out for
- Not a school-belt play: Schools score 6/10 — families treating P1 proximity as the deciding criterion will find better odds elsewhere, which thins one important slice of the resale pool.
- Growth is incremental, not catalytic: Growth scores 6/10 — the thesis here is stability rather than transformation, so expect the area to track the market rather than lead it.
Who Lincoln Suites suits
- Buyers who prioritise a central, well-connected address
- Yield investors — ~3.2% 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
Freehold in Novena, 175 units — no lease clock ticking. Middle of the road. Your other assets decide this one.
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