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apartment · 308078

Moulmein Court

Project page · Freehold

Indicative value range
S$3,280,217 – S$4,069,454
Indicative mid S$3,619,677 · S$2,198 psf

Based on 86 sales in projects within 1 km, last 24 months. Search widened 3 of 4 steps to find enough comparable sales. See the comparable sales.

No storey entered, so sales were not adjusted for height

Freehold tenure: the lease method is for 99-year leasehold only.

Comparable sales

Each price per area is scaled to Q2 2026 by the published index for the quarter it sold in.

SoldWhereFloorSizePricePer sqftIndex ×Adjusted
Sept 2026The Spinnaker · 865 m06-101,389 sqftS$2,650,000S$1,908 psf×1.000S$1,908 psf
Sept 2026The Lincoln Residences · 941 m21-251,841 sqftS$4,550,000S$2,472 psf×1.000S$2,472 psf
Sept 2026The Lincoln Modern · 878 m01-051,378 sqftS$2,700,000S$1,960 psf×1.000S$1,960 psf
Sept 20261 Moulmein Rise · 340 m11-151,238 sqftS$2,870,000S$2,319 psf×1.000S$2,319 psf
Sept 2026Iridium · 928 m11-151,184 sqftS$2,320,000S$1,959 psf×1.000S$1,959 psf
Jul 2026Ten @ Suffolk · 789 m06-101,184 sqftS$2,360,000S$1,993 psf×1.000S$1,993 psf
Jul 2026Viva · 779 m06-101,959 sqftS$5,387,250S$2,750 psf×1.000S$2,750 psf
Jul 2026M21 · 427 m06-101,345 sqftS$2,750,000S$2,044 psf×1.000S$2,044 psf
Jun 2026Newton Suites · 874 m11-151,238 sqftS$3,050,000S$2,464 psf×1.000S$2,464 psf
Jun 2026Pavilion 11 · 637 m16-201,485 sqftS$3,130,000S$2,107 psf×1.000S$2,107 psf
Jun 2026M21 · 427 m06-101,755 sqftS$3,380,000S$1,926 psf×1.000S$1,926 psf
May 2026Apleton View · 446 m06-101,227 sqftS$2,420,000S$1,972 psf×1.000S$1,972 psf
May 2026Pavilion 11 · 637 m06-101,485 sqftS$3,100,000S$2,087 psf×1.000S$2,087 psf
May 20261 Moulmein Rise · 340 m21-251,238 sqftS$2,768,000S$2,236 psf×1.000S$2,236 psf
Apr 2026La Maison · 349 m06-101,259 sqftS$2,400,000S$1,906 psf×1.000S$1,906 psf
Apr 2026Lion Towers · 593 m06-101,862 sqftS$3,530,000S$1,896 psf×1.000S$1,896 psf
Apr 2026M21 · 427 m16-201,755 sqftS$3,538,888S$2,017 psf×1.000S$2,017 psf
Mar 2026The Linc · 953 m11-151,281 sqftS$2,800,000S$2,186 psf×1.018S$2,226 psf
Mar 2026Park Infinia At Wee Nam · 835 m21-251,442 sqftS$3,420,000S$2,371 psf×1.018S$2,414 psf
Mar 2026Derbyshire Heights · 595 m01-051,507 sqftS$2,800,000S$1,858 psf×1.018S$1,892 psf
Mar 2026Newton Suites · 874 m11-151,238 sqftS$3,080,000S$2,488 psf×1.018S$2,534 psf
Mar 2026Montebleu · 545 m06-101,227 sqftS$2,400,000S$1,956 psf×1.018S$1,992 psf
Feb 2026The Lincoln Modern · 878 m11-151,378 sqftS$2,810,000S$2,040 psf×1.018S$2,077 psf
Feb 2026Parc Centennial · 946 m11-151,163 sqftS$2,218,000S$1,908 psf×1.018S$1,943 psf
Jan 2026The Linc · 953 m06-101,281 sqftS$2,780,000S$2,170 psf×1.018S$2,210 psf
Jan 2026Ikigai · 333 m01-051,916 sqftS$3,800,000S$1,983 psf×1.018S$2,020 psf
Jan 2026Moulmein Court06-101,647 sqftS$2,550,000S$1,548 psf×1.018S$1,577 psf
Jan 2026Viva · 779 m16-201,345 sqftS$3,750,000S$2,787 psf×1.018S$2,838 psf
Dec 2025Park Infinia At Wee Nam · 835 m06-101,442 sqftS$3,620,000S$2,510 psf×1.024S$2,570 psf
Dec 2025Sanctuary@Newton · 999 m11-151,249 sqftS$3,188,000S$2,553 psf×1.024S$2,615 psf
Dec 2025Viva · 779 m06-101,324 sqftS$3,750,000S$2,832 psf×1.024S$2,901 psf
Dec 20251 Moulmein Rise · 340 m21-251,259 sqftS$3,060,000S$2,430 psf×1.024S$2,488 psf
Nov 2025Apleton View · 446 m06-101,227 sqftS$2,420,000S$1,972 psf×1.024S$2,020 psf
Nov 2025Park Infinia At Wee Nam · 835 m01-051,442 sqftS$3,530,000S$2,447 psf×1.024S$2,506 psf
Nov 2025Park Infinia At Wee Nam · 835 m01-051,464 sqftS$3,550,000S$2,425 psf×1.024S$2,483 psf
Nov 2025Ikigai · 333 m01-051,496 sqftS$2,950,000S$1,972 psf×1.024S$2,019 psf
Nov 2025The Ansley · 508 m16-201,302 sqftS$2,600,000S$1,996 psf×1.024S$2,044 psf
Nov 2025The Springs · 384 m16-201,399 sqftS$2,800,000S$2,001 psf×1.024S$2,049 psf
Oct 2025Adria · 506 m16-201,281 sqftS$2,980,000S$2,326 psf×1.024S$2,383 psf
Sept 2025Park Infinia At Wee Nam · 835 m06-102,002 sqftS$4,880,000S$2,437 psf×0.988S$2,409 psf
Sept 2025Pavilion 11 · 637 m01-051,485 sqftS$3,008,888S$2,026 psf×0.988S$2,002 psf
Sept 2025Suites @ Newton · 977 m16-201,324 sqftS$2,050,000S$1,548 psf×0.988S$1,530 psf
Sept 2025Mandalay Mansion · 560 m11-152,088 sqftS$2,828,888S$1,355 psf×0.988S$1,339 psf
Aug 2025Park Infinia At Wee Nam · 835 m26-301,421 sqftS$3,750,000S$2,639 psf×0.988S$2,609 psf
Aug 2025The Lincoln Residences · 941 m16-201,981 sqftS$4,380,000S$2,212 psf×0.988S$2,186 psf
Jul 2025Apleton View · 446 m01-051,206 sqftS$2,350,000S$1,949 psf×0.988S$1,927 psf
Jul 2025The Spinnaker · 865 m06-101,378 sqftS$2,600,000S$1,887 psf×0.988S$1,865 psf
Jul 2025Park Infinia At Wee Nam · 835 m21-251,432 sqftS$3,800,000S$2,654 psf×0.988S$2,624 psf
Jul 2025Park Infinia At Wee Nam · 835 m26-301,410 sqftS$3,780,000S$2,681 psf×0.988S$2,650 psf
Jul 2025Park Infinia At Wee Nam · 835 m11-151,464 sqftS$3,640,000S$2,487 psf×0.988S$2,458 psf
Jul 2025The Lincoln Residences · 941 m06-101,841 sqftS$4,200,000S$2,282 psf×0.988S$2,255 psf
Jul 2025Montebleu · 545 m16-201,227 sqftS$2,350,000S$1,915 psf×0.988S$1,893 psf
Jul 2025The Lincoln Modern · 878 m21-251,410 sqftS$2,980,000S$2,113 psf×0.988S$2,089 psf
Jul 20251 Moulmein Rise · 340 m21-251,238 sqftS$2,850,000S$2,302 psf×0.988S$2,276 psf
Jun 2025Park Infinia At Wee Nam · 835 m21-251,690 sqftS$4,080,000S$2,414 psf×1.005S$2,426 psf
Jun 2025La Maison · 349 m06-101,259 sqftS$2,550,000S$2,025 psf×1.005S$2,035 psf
Jun 2025Derbyshire Heights · 595 m01-051,292 sqftS$2,280,000S$1,765 psf×1.005S$1,774 psf
Jun 20251 Moulmein Rise · 340 m16-201,238 sqftS$2,841,625S$2,296 psf×1.005S$2,307 psf
May 2025Newton Suites · 874 m21-251,238 sqftS$3,040,000S$2,456 psf×1.005S$2,468 psf
May 2025Viva · 779 m01-051,991 sqftS$5,180,000S$2,601 psf×1.005S$2,614 psf
May 2025Viva · 779 m01-051,959 sqftS$5,020,000S$2,562 psf×1.005S$2,575 psf
Apr 2025Park Infinia At Wee Nam · 835 m01-051,464 sqftS$3,380,000S$2,309 psf×1.005S$2,320 psf
Apr 2025Park Infinia At Wee Nam · 835 m11-151,690 sqftS$3,760,000S$2,225 psf×1.005S$2,236 psf
Apr 2025Sanctuary@Newton · 999 m11-151,206 sqftS$3,460,000S$2,870 psf×1.005S$2,884 psf
Apr 2025Viva · 779 m16-201,345 sqftS$3,600,000S$2,676 psf×1.005S$2,689 psf
Apr 2025Mandale Heights · 608 m11-151,345 sqftS$2,560,000S$1,903 psf×1.005S$1,912 psf
Mar 2025Apleton View · 446 m06-101,206 sqftS$2,320,000S$1,924 psf×1.035S$1,992 psf
Mar 2025The Spinnaker · 865 m06-101,313 sqftS$2,380,000S$1,812 psf×1.035S$1,876 psf
Mar 2025Newton Suites · 874 m26-301,238 sqftS$3,010,000S$2,432 psf×1.035S$2,517 psf
Mar 2025Sanctuary@Newton · 999 m11-151,206 sqftS$3,425,000S$2,841 psf×1.035S$2,941 psf
Feb 2025Pavilion 11 · 637 m16-201,485 sqftS$2,985,000S$2,010 psf×1.035S$2,080 psf
Feb 2025Pavilion 11 · 637 m06-101,485 sqftS$3,000,000S$2,020 psf×1.035S$2,091 psf
Jan 2025Lincoln Suites · 842 m06-101,561 sqftS$3,450,000S$2,210 psf×1.035S$2,288 psf
Jan 2025Newton Suites · 874 m26-301,238 sqftS$3,100,000S$2,504 psf×1.035S$2,593 psf
Jan 2025The Lincoln Residences · 941 m21-251,410 sqftS$3,275,000S$2,323 psf×1.035S$2,404 psf
Jan 2025Viva · 779 m06-101,518 sqftS$3,980,000S$2,622 psf×1.035S$2,715 psf
Jan 2025Viva · 779 m16-201,528 sqftS$4,220,000S$2,761 psf×1.035S$2,858 psf
Jan 20251 Moulmein Rise · 340 m21-251,238 sqftS$2,800,000S$2,262 psf×1.035S$2,342 psf
Dec 2024Lucida · 753 m16-201,324 sqftS$2,368,000S$1,789 psf×1.043S$1,866 psf
Dec 2024The Lincoln Residences · 941 m26-302,088 sqftS$4,100,000S$1,963 psf×1.043S$2,048 psf
Dec 2024Pavilion 11 · 637 m16-201,485 sqftS$3,240,000S$2,181 psf×1.043S$2,276 psf
Dec 2024Mandalay Mansion · 560 m06-102,088 sqftS$2,800,000S$1,341 psf×1.043S$1,399 psf
Nov 2024Derbyshire Heights · 595 m06-101,292 sqftS$2,300,000S$1,781 psf×1.043S$1,858 psf
Nov 2024Pavilion 11 · 637 m26-301,485 sqftS$3,200,000S$2,154 psf×1.043S$2,248 psf
Nov 2024Pavilion 11 · 637 m01-051,485 sqftS$3,080,000S$2,073 psf×1.043S$2,163 psf
Nov 2024The Lincoln Modern · 878 m06-101,378 sqftS$2,800,000S$2,032 psf×1.043S$2,120 psf

How accurate is this estimate for Moulmein Court?

Too few sales since Q4 2025 to score the estimate here. Three are the minimum, and this project has not had them.

What the rent says

What this home earns against what it costs, set beside what homes like it earn.

1.61% gross yield

S$58,200 of rent a year against the estimate above · 1.02 points below flats like it

Leases signed here within a quarter of this size run about S$4,850 a month, the middle of 2 of them.

In the core central region, freehold flats yield 2.63%, from 820 projects. Too few share this home's remaining lease to measure that separately.

A yield above the mark means the flat rents well for what it costs, which can point to a keen rental patch or a price the sales alone have not caught up with. Below it, buyers are paying for something a tenant will not, such as the address itself.

Recent leases signed here

SignedSizeBedsTypeRent a month
Q3 20261600-1700 sqft—Non-landed PropertiesS$4,200
Q4 20251600-1700 sqft—Non-landed PropertiesS$5,500
Q3 20251600-1700 sqft—Non-landed PropertiesS$4,000
Q4 20241500-1600 sqft—Non-landed PropertiesS$4,500

median of 2 URA rental contracts at Moulmein Court within a quarter of 153 sqm, since 2025Q4.

Buying or selling at S$3,619,677?

Buying: Stamp duty on S$3,619,677 · Cash and CPF needed on S$3,619,677 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$3,619,677.

Each opens with this figure filled in; change anything there.

Primary schools near 91 Moulmein Road

Measured from each school's land to this address's own point, the way MOE bands P1 priority. MOE measures to the building's outline, so near 1 km or 2 km check OneMap's School Query.

Within about 1 km

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Jan 2026
Moulmein Court · 06-10 · Apartment
1,647 sqftS$2,550,000S$1,548 psf

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.