Mulberry Tree
MOULMEIN ROAD · D11
Median PSF · 12m
S$1,803
Median price · 12m
S$815K
Latest sale
S$815K
Nov 2025
1-year change
—
Sales · 12m
1
11 all time
Gross yield
4.56%
14 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
- -1.5%
- Annualised
- -0.8%
- Transactions
- 11
- 1 year
- —
- 3 years p.a.
- +0.7%
- 5 years p.a.
- —
- Median size
- 635 sqft
Against the neighbourhood
How it compares within D11
Watten Estate, Novena, Thomson. All figures are medians over the last 12 months for private homes in this district.
| Measure | Mulberry Tree | D11 median | Difference |
|---|---|---|---|
| Median PSF | S$1,803 | S$2,049 | -12.0% |
| Median price | S$815K | S$2.40M | -66.0% |
| Gross rental yield | 4.56% | 3.83% | +0.7 pts |
| 1-year price change | — | +0.9% | — |
This development trades about 12% below the D11 median price per square foot.
Rental
Rent and yield
From URA private residential rental contracts.
Median monthly rent
S$3,200
Contracts · 12m
14
Implied annual rent
S$38K
Gross yield
4.56%
| Unit type | Contracts | Median rent |
|---|---|---|
| 1 bedroom | 11 | S$3,100 |
| 2 bedroom | 3 | S$3,900 |
Investment analysis
Investment score 62 / 100
Each component is a percentile rank against every other private development in the database. This is an analytical indicator, not financial advice.
62/100
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.
- Rental yieldweight 20%91
Gross yield against every other development in its segment.
- Supply riskweight 10%77
Upcoming units recorded in the same district. Higher score means less competing supply.
- Valuationweight 22%69
How its median price per square foot compares with its own district.
- Liquidityweight 15%56
Transactions in the last 12 months — how easily it trades.
- Locationweight 15%51
Distance to the nearest rail station, plus schools within 1 km. Nearest is Novena MRT at 550 m.
- Price momentumweight 18%27
Three-year annualised change in median PSF, or one year where three is unavailable.
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
- Novena MRT550 m
- Farrer Park MRT1.0 km
- Little India Interchange MRT1.3 km
- Newton MRT1.4 km
Schools within 2 km
- St. Joseph'S Institution Juniorprimary360 m
- Farrer Park Primary Schoolprimary780 m
- Northlight Schoolsecondary (s1-s4)800 m
- Hong Wen Schoolprimary1.1 km
- Anglo-Chinese School (Junior)primary1.4 km
- Anglo-Chinese School (Barker Road)secondary (s1-s5)1.4 km
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
- SANCTUARY@NEWTONASK Development Pte Ltd38 units850 m
- PICCADILLY GRANDMaximus Residential SG Pte Ltd/Maximus Commercial SG Pte Ltd407 units1.0 km
- ENCHANT�Evelyn Pte Ltd25 units1.0 km
- 32 GILSTEADPeak Vista Pte Ltd14 units1.1 km
- PULLMAN RESIDENCES NEWTONEL Development (Horizon) Pte Ltd340 units1.2 km
- ORCHARD SOPHIAOrchard Sophia Pte Ltd78 units1.8 km
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 |
|---|---|---|---|---|---|---|
| Nov 2025 | Apartment | S$815,000 | 452 sqft | S$1,803 | 01-05 | — |
| Jul 2024 | Apartment | S$1,090,000 | 635 sqft | S$1,716 | 01-05 | — |
| Dec 2023 | Apartment | S$1,230,000 | 667 sqft | S$1,843 | 01-05 | — |
| Aug 2023 | Apartment | S$1,200,000 | 710 sqft | S$1,689 | 01-05 | — |
| Aug 2023 | Apartment | S$1,050,000 | 635 sqft | S$1,653 | 01-05 | — |
| May 2023 | Apartment | S$810,000 | 452 sqft | S$1,792 | 01-05 | — |
| Oct 2022 | Apartment | S$1,188,000 | 667 sqft | S$1,780 | 01-05 | — |
| Oct 2022 | Apartment | S$780,000 | 441 sqft | S$1,767 | 01-05 | — |
| Sep 2022 | Apartment | S$880,000 | 581 sqft | S$1,514 | 01-05 | — |
| Jul 2022 | Apartment | S$1,120,000 | 635 sqft | S$1,764 | 01-05 | — |
| Feb 2022 | Apartment | S$808,000 | 441 sqft | S$1,831 | 01-05 | — |
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Moulmein Court
S$1,548
—1 sales2.0% yield
Residential Apartments
S$1,682
-5.5%1 sales
Novena Suites
S$2,333
+9.1%3 sales4.0% yield
Ikigai
S$1,978
—2 sales1.4% yield
Suites @ Shrewsbury
S$2,115
+35.5%1 sales4.3% yield
Landed Housing Development
S$4,098
—6 sales
Landed Housing Development
S$2,710
—2 sales
La Maison
S$1,906
-5.9%1 sales2.7% 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.