District 13 · Toa Payoh · RCR
Oasis @ Mulberry
Belimbing Avenue · Terrace · Freehold
Current PSF
$2,850
+53.4% vs district median
Gross yield
1.0%
median rent $7,500/mo
3-year gain
0.0%
Transactions · 5y
9
4 in last 12 months
Nearest MRT
Mattar Mrt Station · 813.066m
DTL
Future MRT
Defu Mrt Station
CRL · 2030
Vs local HDB
-
Area income
$8,500/mo median
residential zone
En-bloc potential31 / 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
7%
PSF dispersion within project
The neighbourhood
P1 ring
Cedar Primary School 474m · Phase 2C 0.4× · Canossa Catholic Primary School 765m · Phase 2C 0.6× - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Cedar Girls' Secondary School · 495m
Food
Circuit Road Blk 79/79a · 990m
Green
Oasis@Mulberry Pk · 91m - 8 parks within 1km
Mall
Macpherson Mall · 141m
Health
Bidadari Polyclinic And Orange Valley Nursing Home (polyclinic) · 626m
Who lives in Toa Payoh
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
Residents
121,850
Median age
46 yrs
42% under 40 · getting older
Children 0–9
9,410
▼ 12% since 2015 · future P1 demand
Household size
2.8 avg
Homes
82% HDB
12% condo · 5% landed
Degree holders
32%
residents 15+
Commute
63% transit
18% drive
45 min+ to work
19%
Price trend average PSF by year
2021
$1,853
2024
$2,343
+26.4%
2025
$2,815
+20.1%
2026
$2,953
+4.9%
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Feb 2026 | $5,028,888 | 1,703 | $2,953 | - |
| Dec 2025 | $4,838,000 | 1,702 | $2,843 | - |
| Aug 2025 | $4,838,000 | 1,703 | $2,841 | - |
| Aug 2025 | $4,700,000 | 1,702 | $2,762 | - |
| Aug 2024 | $4,200,000 | 1,705 | $2,463 | - |
| Jul 2024 | $4,888,888 | 2,589 | $1,889 | - |
| Jun 2024 | $4,560,000 | 1,704 | $2,676 | - |
| Nov 2021 | $3,900,000 | 2,076 | $1,878 | - |
| Sept 2021 | $3,700,000 | 2,075 | $1,783 | - |
| May 2021 | $3,230,000 | 1,703 | $1,897 | - |
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More in District 13
The HDB blocks next door
The entry point, measured: what the resale flats around Oasis @ Mulberry actually sell for - this project trades at 5.6× the nearest block’s PSF.