Mugliston Hill
MUGLISTON PARK · D28
Median PSF · 12m
S$1,814
Median price · 12m
S$3.35M
Latest sale
S$3.35M
Aug 2026
1-year change
+4.5%
Sales · 12m
1
14 all time
Gross yield
2.10%
2 leases
Price history
How this development has traded
Median transacted price and price per square foot by quarter, from every sale on record here.
- Change over window
- +1.2%
- Annualised
- +0.5%
- Transactions
- 14
- 1 year
- +4.5%
- 3 years p.a.
- +1.9%
- 5 years p.a.
- —
- Median size
- 2,042 sqft
Against the neighbourhood
How it compares within D28
Seletar, Yio Chu Kang. All figures are medians over the last 12 months for private homes in this district.
| Measure | Mugliston Hill | D28 median | Difference |
|---|---|---|---|
| Median PSF | S$1,814 | S$1,535 | +18.2% |
| Median price | S$3.35M | S$1.43M | +135.1% |
| Gross rental yield | 2.10% | 3.34% | -1.2 pts |
| 1-year price change | +4.5% | +3.1% | +1.4 pts |
This development trades about 18% above the D28 median price per square foot.
Rental
Rent and yield
From URA private residential rental contracts.
Median monthly rent
S$5,750
Contracts · 12m
2
Implied annual rent
S$69K
Gross yield
2.10%
| Unit type | Contracts | Median rent |
|---|---|---|
| All units | 2 | S$5,750 |
Investment analysis
Investment score 40 / 100
Each component is a percentile rank against every other private development in the database. This is an analytical indicator, not financial advice.
40/100
100% of the scoring weight measurable
Every bar is a percentile rank, so 70 means this development sits above roughly 70% of its peers on that factor. Factors we cannot measure are excluded and the remaining weights are rebalanced, rather than scored as zero.
- Supply riskweight 10%69
Upcoming units recorded in the same district. Higher score means less competing supply.
- Liquidityweight 15%56
Transactions in the last 12 months — how easily it trades.
- Locationweight 15%46
Distance to the nearest rail station, plus schools within 1 km. Nearest is Layar LRT at 720 m.
- Price momentumweight 18%38
Three-year annualised change in median PSF, or one year where three is unavailable.
- Valuationweight 22%30
How its median price per square foot compares with its own district.
- Rental yieldweight 20%24
Gross yield against every other development in its segment.
The investment score is an analytical indicator computed from transaction and location data. It is not a recommendation, a forecast, or financial advice.
Location
Nearby amenities
Rail stations
- Layar LRT720 m
- Fernvale LRT770 m
- Tongkang LRT890 m
- Renjong LRT1.3 km
Schools within 2 km
- Pei Hwa Secondary Schoolsecondary (s1-s5)510 m
- Fernvale Primary Schoolprimary700 m
- Sengkang Green Primary Schoolprimary890 m
- Hougang Primary Schoolprimary1.0 km
- Hougang Secondary Schoolsecondary (s1-s5)1.0 km
- Anchor Green Primary Schoolprimary1.1 km
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
- Luxus HillsSingapore United Estates Pte Ltd161 units700 m
- Luxus HillsSingapore United Estates Pte Ltd159 units700 m
- Luxus HillsSingapore United Estates Pte Ltd156 units700 m
High upcoming supply nearby may increase competition for tenants and buyers.
The record
Transactions at this development
| Month | Type | Price | Size | PSF | Floor | Lease left |
|---|---|---|---|---|---|---|
| Aug 2026 | Terrace | S$3,350,000 | 1,847 sqft | S$1,814 | - | — |
| May 2025 | Terrace | S$4,200,000 | 2,693 sqft | S$1,560 | - | — |
| May 2025 | Terrace | S$3,600,000 | 1,847 sqft | S$1,949 | - | — |
| Apr 2025 | Terrace | S$4,000,000 | 2,564 sqft | S$1,560 | - | — |
| Dec 2024 | Terrace | S$3,530,000 | 1,847 sqft | S$1,911 | - | — |
| May 2024 | Terrace | S$4,128,888 | 2,234 sqft | S$1,849 | - | — |
| Apr 2024 | Terrace | S$3,824,000 | 1,840 sqft | S$2,079 | - | — |
| Apr 2024 | Terrace | S$3,620,800 | 1,851 sqft | S$1,956 | - | — |
| Feb 2024 | Terrace | S$4,380,000 | 2,859 sqft | S$1,532 | - | — |
| Aug 2023 | Terrace | S$3,410,000 | 1,842 sqft | S$1,852 | - | — |
| May 2023 | Semi-detached | S$6,000,000 | 3,802 sqft | S$1,578 | - | — |
| Aug 2022 | Semi-detached | S$4,100,000 | 3,803 sqft | S$1,078 | - | — |
| May 2022 | Terrace | S$4,388,000 | 1,841 sqft | S$2,384 | - | — |
| Apr 2022 | Semi-detached | S$4,560,000 | 3,800 sqft | S$1,200 | - | — |
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Landed Housing Development
S$1,459
—1 sales
Landed Housing Development
S$1,847
-21.3%4 sales
Seletar Springs Condominium
S$1,121
+7.2%12 sales4.5% yield
Landed Housing Development
S$1,754
+3.4%1 sales1.5% yield
Landed Housing Development
S$1,435
—1 sales1.3% yield
Landed Housing Development
S$1,840
—1 sales
Landed Housing Development
S$2,056
+197.9%2 sales
Kechubong Terrace
S$2,062
—1 sales2.0% yield
Important
Property values shown are estimates generated from available transaction and market data and are not official valuations. Actual transaction prices may differ. Data availability and accuracy depend on the underlying source datasets. Users should conduct their own due diligence and seek professional advice where appropriate.