District 11 · Novena · CCR
Mulberry Tree
Moulmein Road · Apartment · Freehold
Current PSF
$1,803
-9.4% vs district median
Gross yield
4.3%
median rent $3,150/mo
3-year gain
3.4%
Transactions · 5y
11
1 in last 12 months
Nearest MRT
Novena Mrt Station · 380.275m
NSL
Future MRT
Bright Hill Mrt Station
CRL · 2030
Vs local HDB
-
Area income
$11,500/mo median
residential zone
En-bloc potential35 / 100
· composite of plot use, age, tenure, value gap & size
Tenanted
100%
units with active leases
Rent momentum
-
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
-
PSF dispersion within project
The neighbourhood
P1 ring
St. Joseph'S Institution Junior 94m · Phase 2C 1.5× balloted · Farrer Park Primary School 806m · Phase 2C 0.2× - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Bendemeer Secondary School · 1.7km
Food
Cambridge Road Blk 41a (Pek Kio Market And Food Centre) · 484m
Green
Thomson Rd Pg · 346m - 7 parks within 1km
Mall
Goldhill Shopping Centre · 328m
Health
Tan Tock Seng Hospital (hospital) · 355m
Who lives in Novena
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
Residents
49,330
Median age
43 yrs
45% under 40 · getting older
Children 0–9
5,060
▲ 1% since 2015 · future P1 demand
Household size
3.1 avg
Homes
44% HDB
39% condo · 16% landed
Degree holders
48%
residents 15+
Commute
48% transit
31% drive
45 min+ to work
16%
The neighbourhood, photographed
freely-licensed photographs taken within ~450 m · Wikimedia Commons
Price trend average PSF by year
2022
$1,731
2023
$1,744
+0.8%
2024
$1,716
-1.6%
2025
$1,803
+5.1%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $3,000/mo | $6.67 | 4.4% | 52 |
| 2BR | $4,000/mo | $5.33 | 3.5% | 24 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Nov 2025 | $815,000 | 452 | $1,803 | 01-05 |
| Jul 2024 | $1,090,000 | 635 | $1,716 | 01-05 |
| Dec 2023 | $1,230,000 | 667 | $1,843 | 01-05 |
| Aug 2023 | $1,200,000 | 710 | $1,689 | 01-05 |
| Aug 2023 | $1,050,000 | 635 | $1,653 | 01-05 |
| May 2023 | $810,000 | 452 | $1,792 | 01-05 |
| Oct 2022 | $1,188,000 | 667 | $1,780 | 01-05 |
| Oct 2022 | $780,000 | 441 | $1,767 | 01-05 |
| Sept 2022 | $880,000 | 581 | $1,514 | 01-05 |
| Jul 2022 | $1,120,000 | 635 | $1,764 | 01-05 |
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More in District 11
The HDB blocks next door
The entry point, measured: what the resale flats around Mulberry Tree actually sell for - this project trades at 2.5× the nearest block’s PSF.