Lion Towers
Lion Towers is a freehold apartment in District 11 (Novena) that obtained TOP in 1978, with 52 units across 1 block. Across 32 transactions on record, units have recently transacted around S$2.50M (S$1,343 psf, ~1,862 sqft). There are 2 units for sale from S$4.00M to S$4.00M.
| Tenure | Freehold |
|---|---|
| TOP year | 1978 |
| Units | 52 in 1 block |
| District and area | District 11 · Novena · CCR |
| Nearest MRT | Novena MRT, 460 m (~7 min walk) |
| Latest median psf | S$1,343 psf, last 12 URA caveats to Apr 2026 |
What's for sale and for rent at Lion Towers?
Lion Towers has 2 units listed for sale, asking S$4.00M to S$4.00M, and 2 units for rent at a median of S$6,000 a month.
For sale
2 listings
S$4.00M – S$4.00M
For rent
2 listings
S$6,000 – S$6,000 a month
| Bedrooms | For sale | Asking price | Median PSF |
|---|---|---|---|
| 3-bedroom | 2 | S$4.00M–S$4.00M | — |
Asking prices of units currently listed on property portals, not transacted prices.
What are the floor plans and unit sizes at Lion Towers?
Floor plans for Lion Towers aren't in PropKaki's library yet. Across 32 URA caveats, units range from 1,862 sqft to 1,862 sqft, and the middle half are 1,862 sqft to 1,862 sqft.
| Unit type | Sizes listed for sale | Asking from |
|---|---|---|
| 3-bedroom | 1,862 sqft | S$4.00M |
Check the Floor Plan Finder for Lion Towers →
Unit sizes from URA caveats. Listed sizes from current property listings.
What is the price and PSF at Lion Towers?
Units have recently transacted around S$2.50M (S$1,343 psf), at a gross rental yield of about 1.8% (URA caveat data).
Recent median price
S$2.50M
recent · 32 sales on record
Median PSF
S$1,343 psf
recent transactions
Median rent (monthly)
S$3,800
188 rentals on record
Gross rental yield
1.8%
indicative, gross
Source: URA caveat data, through Apr 2026.
What has recently sold at Lion Towers?
Lion Towers has 32 recorded sales; the most recent transacted at S$3,530,000 in Apr 2026 (URA caveat data).
| Date | Price | Size (sqft) | PSF |
|---|---|---|---|
| Apr 2026 | S$3,530,000 | 1,862 | S$1,896 psf |
| Oct 2023 | S$3,300,000 | 1,862 | S$1,772 psf |
| Mar 2023 | S$3,230,000 | 1,862 | S$1,735 psf |
| Nov 2017 | S$2,500,000 | 1,862 | S$1,343 psf |
| Nov 2016 | S$2,420,000 | 1,862 | S$1,300 psf |
| Jul 2016 | S$2,380,000 | 1,862 | S$1,278 psf |
| May 2015 | S$2,700,000 | 1,862 | S$1,450 psf |
| Aug 2012 | S$2,980,000 | 1,862 | S$1,600 psf |
| Jun 2012 | S$2,668,000 | 1,862 | S$1,433 psf |
| Apr 2011 | S$2,320,000 | 1,862 | S$1,246 psf |
| Sept 2010 | S$2,180,000 | 1,862 | S$1,171 psf |
| Aug 2009 | S$1,760,000 | 1,862 | S$945 psf |
32 sales and 188 rentals on record since Apr 1995. Source: URA.
Are prices at Lion Towers rising?
The median transacted PSF at Lion Towers has risen 203% over the past 28 years (1995–2023), from S$572 psf to S$1,735 psf (URA caveats).
| Year | Median PSF | Median price | Sales | YoY |
|---|---|---|---|---|
| 2023 | S$1,735 psf | S$3.23M | 2 | +35.8% |
| 2016 | S$1,278 psf | S$2.38M | 2 | -10.8% |
| 2012 | S$1,433 psf | S$2.67M | 2 | +61.7% |
| 2009 | S$886 psf | S$1.65M | 2 | +73.7% |
| 2005 | S$510 psf | S$950k | 3 | +11.1% |
| 2003 | S$459 psf | S$855k | 2 | -10.0% |
| 2002 | S$510 psf | S$950k | 2 | +3.2% |
| 2001 | S$494 psf | S$920k | 2 | +1.0% |
| 2000 | S$489 psf | S$910k | 2 | -14.5% |
| 1995 | S$572 psf | S$1.06M | 5 | — |
Yearly median transacted PSF and price; years with at least 2 recorded sales. Source: URA caveat data.
Is Lion Towers a good investment?
Lion Towers has only 9 resales on record, too few to judge on its own. Across District 11, 85% of 10,695 private homes that were bought and later resold sold for more than they were bought for, with a median gain of 24% over a median 5.8-year hold (URA caveats, before costs). Its gross rental yield is about 1.8%. Past resale results don't predict future returns, and this is not financial advice.
District 11 sold for more
85%
of 10,695 private resales
Median gain
24%
gross, before costs
Median hold
5.8 years
bought to resold
Lion Towers has fewer than 10 matched resales, so the figures are for District 11 as a whole. Check the odds for your unit size and holding period →
Where is Lion Towers and what's nearby?
Lion Towers is located in Novena, in the Central Region of Singapore.
Lion Towers is a freehold apartment completed in 1978. The development has 52 residential units. It sits on a land area of 3,754 sqm and has a gross floor area of 10,516 sqm. The plot ratio is 2.8.
LION TOWERS is located at 2 Essex Road, Singapore 309330. It is part of District 11, Watten Estate / Novena / Thomson, Novena. The project falls within the Central Region and the CCR market segment.
The nearest rail connection is Novena MRT, approximately 460m away, around 7 minutes on foot. Nearby amenities include United Square for shopping, COLD STORAGE SINGAPORE (1983) PTE LTD for groceries, Pek Kio Market & Food Centre for food options, and Thomson Rd Pg for greenery and recreation.
How far is Lion Towers from MRT and schools?
The nearest MRT/LRT to Lion Towers is Novena MRT, about 460 m away (~7 min walk). 3 schools are within 1 km, including 3 primary schools.
Getting around
- Novena MRT460 m · ~7 min
- Newton MRT890 m · ~14 min
Schools nearby
Homes within 1 km of a primary school qualify for Primary 1 (P1) registration priority.
- St. Joseph's Institution JuniorPrimary schoolwithin 1 km · P1 priority133 m
- Farrer Park Primary SchoolPrimary schoolwithin 1 km · P1 priority767 m
- Anglo-Chinese School (Junior)Primary schoolwithin 1 km · P1 priority937 m
- Anglo-Chinese School (Primary)Primary school1.1 km
- Anglo-Chinese School (Barker Road)Secondary school1.1 km
- Northlight SchoolSecondary school1.2 km
- St. Margaret's School (Primary)Primary school1.4 km
- Catholic Junior CollegeJunior college1.4 km
Shops, food & parks
Straight-line distances from the development. Source: PropKaki amenities data.
Who built Lion Towers and how big is the development?
Lion Towers was developed by —, with 52 units.
- Blocks
- 1
- Land area
- 3,754 sqm (40,408 sqft)
- Gross floor area
- 10,516 sqm (113,193 sqft)
- Plot ratio
- 2.80
What does it cost to own a unit at Lion Towers?
Buying a unit at Lion Towers (~S$2.50M) needs about S$18,301/mo in income and S$8,420/mo in repayments, after S$94,600 stamp duty and a S$625k downpayment.
Illustrative, for a Singapore Citizen buying a unit at the recent median price (S$2.50M) as their first home — 25% down, 30-year loan at 3.5% p.a. Rates as of May 2026. Run it for your own profile →
Buyer's Stamp Duty
S$94,600
BSD, tiered
Downpayment (25%)
S$625k
cash + CPF
Monthly instalment
S$8,420/mo
30y @ 3.5%
Income required
S$18,301/mo
TDSR @ stress rate
How many property agents are active around Lion Towers?
5,863 CEA-registered agents closed at least one recorded deal in District 11 — where Lion Towers sits — in the last 12 months, across all property types.
Active agents · 12mo
5,863
District 11 · closed ≥1 deal
Deals on record
30,351
all-time · all property types
Source: CEA public transaction records, attributed to District 11 across HDB, condo and landed (agent activity isn't published at project level). Browse the agent directory or compare every market segment.
Thinking about Lion Towers? Ask before you commit.
A fair-value read, recent comps and what a unit really costs — from Lion Towers's own transactions.
PropKakiRecent units at Lion Towers sold close to their fair value — solid, no obvious overpay.
Frequently asked questions about Lion Towers
Is Lion Towers freehold?⌄
Yes. Lion Towers is freehold, so ownership does not run out.
How old is Lion Towers?⌄
Lion Towers was completed (obtained TOP) in 1978, so it is about 48 years old.
Is Lion Towers a good investment?⌄
Lion Towers has only 9 resales on record, too few to judge on its own. Across District 11, 85% of 10,695 private homes that were bought and later resold sold for more than they were bought for, with a median gain of 24% over a median 5.8-year hold (URA caveats, before costs). Its gross rental yield is about 1.8%. Past resale results don't predict future returns, and this is not financial advice.
Is Lion Towers an EC?⌄
No. Lion Towers is a private apartment development, not an executive condominium (EC).
What is the price of a condo at Lion Towers?⌄
Units at Lion Towers have recently sold for around S$2.50M (S$1,343 psf), the median of the last 12 URA caveats to Apr 2026. The price depends on size, floor and facing. 2 units are listed for sale from S$4.00M to S$4.00M.
Where is Lion Towers located?⌄
Lion Towers is at 2 Essex Road, Singapore 309330, in Novena (District 11). The nearest MRT station is Novena MRT, about 460 m away.
How many units are there in Lion Towers?⌄
Lion Towers has 52 units in 1 block.
How much do I need to earn to buy at Lion Towers?⌄
For a unit around S$2.50M as a first home, you'd need roughly S$18,301/mo in income (assessed at the stress-test rate), with repayments near S$8,420/mo after a S$625k (25%) downpayment and S$94,600 Buyer's Stamp Duty.
Are prices at Lion Towers going up?⌄
The median price per square foot at Lion Towers has risen about 203% between 1995 and 2023, based on URA caveats. The year-by-year figures are in the price-trend table above.
Which primary schools are within 1 km of Lion Towers?⌄
St. Joseph's Institution Junior, Farrer Park Primary School, Anglo-Chinese School (Junior) are within 1 km of Lion Towers. Homes within 1 km of a primary school get priority in Primary 1 (P1) registration.