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apartment · 308092

Mulberry Tree

Project page · Freehold

Indicative value range
S$1,193,847 – S$1,510,300
Indicative mid S$1,379,868 · S$2,173 psf

Based on 124 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
Oct 2026Montebleu · 747 m06-10570 sqftS$950,000S$1,665 psf×1.000S$1,665 psf
Sept 2026Pullman Residences Newton · 909 m21-25667 sqftS$2,100,000S$3,147 psf×1.000S$3,147 psf
Sept 2026Lincoln Suites · 423 m16-20463 sqftS$1,008,000S$2,178 psf×1.000S$2,178 psf
Sept 2026Fyve Derbyshire · 226 m01-05797 sqftS$2,045,000S$2,567 psf×1.000S$2,567 psf
Sept 2026Adria · 194 m16-20689 sqftS$1,480,000S$2,148 psf×1.000S$2,148 psf
Aug 2026Lincoln Suites · 423 m26-30484 sqftS$1,050,000S$2,168 psf×1.000S$2,168 psf
Aug 2026Novelis · 79 m06-10527 sqftS$992,000S$1,881 psf×1.000S$1,881 psf
Aug 2026Montebleu · 747 m16-20807 sqftS$1,618,888S$2,005 psf×1.000S$2,005 psf
Aug 2026Neu At Novena · 166 m16-20818 sqftS$2,390,000S$2,922 psf×1.000S$2,922 psf
Aug 2026Fyve Derbyshire · 226 m06-10657 sqftS$1,540,000S$2,345 psf×1.000S$2,345 psf
Aug 202610 Evelyn · 689 m01-05581 sqftS$1,318,888S$2,269 psf×1.000S$2,269 psf
Aug 2026Newton 18 · 726 m21-25614 sqftS$1,320,000S$2,151 psf×1.000S$2,151 psf
Aug 2026Alegria · 906 m01-05667 sqftS$1,218,000S$1,825 psf×1.000S$1,825 psf
Jul 2026Lincoln Suites · 423 m06-10474 sqftS$1,040,000S$2,196 psf×1.000S$2,196 psf
Jul 202626 Newton · 599 m06-10474 sqftS$948,888S$2,004 psf×1.000S$2,004 psf
Jul 20268 Bassein · 625 m06-10452 sqftS$835,000S$1,847 psf×1.000S$1,847 psf
Jul 202610 Evelyn · 689 m01-05764 sqftS$1,300,000S$1,701 psf×1.000S$1,701 psf
Jul 2026Mandale Heights · 777 m06-10570 sqftS$780,000S$1,367 psf×1.000S$1,367 psf
Jun 20266 Derbyshire · 284 m11-15732 sqftS$1,525,000S$2,083 psf×1.000S$2,083 psf
Jun 2026Gilstead Two · 952 m26-30775 sqftS$1,700,000S$2,194 psf×1.000S$2,194 psf
Jun 2026Novelis · 79 m01-05527 sqftS$990,000S$1,877 psf×1.000S$1,877 psf
Jun 2026The Ansley · 628 m01-05732 sqftS$1,150,000S$1,571 psf×1.000S$1,571 psf
Jun 2026Montebleu · 747 m06-10807 sqftS$1,600,000S$1,982 psf×1.000S$1,982 psf
Jun 2026Novena Regency · 661 m01-05560 sqftS$1,170,000S$2,090 psf×1.000S$2,090 psf
Jun 2026Zedge · 511 m06-10753 sqftS$1,388,888S$1,843 psf×1.000S$1,843 psf
Jun 2026Strata · 186 m06-10506 sqftS$1,068,000S$2,111 psf×1.000S$2,111 psf
May 2026The Axis · 818 m06-10818 sqftS$1,465,000S$1,791 psf×1.000S$1,791 psf
May 2026The Axis · 818 m01-05753 sqftS$1,360,000S$1,805 psf×1.000S$1,805 psf
May 2026Park Infinia At Wee Nam · 458 m16-20560 sqftS$1,234,000S$2,205 psf×1.000S$2,205 psf
May 2026Montebleu · 747 m11-15807 sqftS$1,600,000S$1,982 psf×1.000S$1,982 psf
May 2026Novena Hill · 705 m01-05657 sqftS$1,138,000S$1,733 psf×1.000S$1,733 psf
May 202610 Evelyn · 689 m01-05495 sqftS$1,220,000S$2,464 psf×1.000S$2,464 psf
May 202610 Evelyn · 689 m01-05527 sqftS$1,325,000S$2,512 psf×1.000S$2,512 psf
May 202610 Evelyn · 689 m01-05495 sqftS$1,230,000S$2,484 psf×1.000S$2,484 psf
Apr 2026The Axis · 818 m11-15818 sqftS$1,470,000S$1,797 psf×1.000S$1,797 psf
Apr 202626 Newton · 599 m16-20484 sqftS$1,050,000S$2,168 psf×1.000S$2,168 psf
Apr 2026Newton Suites · 456 m06-10797 sqftS$1,840,000S$2,310 psf×1.000S$2,310 psf
Apr 2026The Armadale · 682 m01-05678 sqftS$1,300,000S$1,917 psf×1.000S$1,917 psf
Apr 2026Fyve Derbyshire · 226 m01-05797 sqftS$1,950,000S$2,448 psf×1.000S$2,448 psf
Apr 202610 Evelyn · 689 m01-05786 sqftS$1,366,000S$1,738 psf×1.000S$1,738 psf
Apr 202610 Evelyn · 689 m01-05807 sqftS$2,100,000S$2,601 psf×1.000S$2,601 psf
Apr 202610 Evelyn · 689 m01-05764 sqftS$1,309,000S$1,713 psf×1.000S$1,713 psf
Mar 20266 Derbyshire · 284 m11-15527 sqftS$980,000S$1,858 psf×1.018S$1,892 psf
Mar 2026The Ansley · 628 m06-10732 sqftS$1,278,000S$1,746 psf×1.018S$1,778 psf
Mar 20268 Bassein · 625 m06-10452 sqftS$850,000S$1,880 psf×1.018S$1,915 psf
Mar 2026Strata · 186 m06-10506 sqftS$1,072,000S$2,119 psf×1.018S$2,158 psf
Feb 202626 Newton · 599 m06-10775 sqftS$1,700,000S$2,194 psf×1.018S$2,234 psf
Feb 2026Suites @ Newton · 561 m06-10603 sqftS$1,320,000S$2,190 psf×1.018S$2,230 psf
Feb 2026Fyve Derbyshire · 226 m01-05560 sqftS$1,400,000S$2,501 psf×1.018S$2,547 psf
Feb 2026Newton Edge · 794 m06-10807 sqftS$1,680,000S$2,081 psf×1.018S$2,119 psf
Jan 202626 Newton · 599 m11-15775 sqftS$1,750,000S$2,258 psf×1.018S$2,299 psf
Jan 2026Sanctuary@Newton · 587 m11-15807 sqftS$2,088,888S$2,588 psf×1.018S$2,635 psf
Jan 2026Sanctuary@Newton · 587 m11-15807 sqftS$2,100,000S$2,601 psf×1.018S$2,649 psf
Jan 2026Sanctuary@Newton · 587 m11-15775 sqftS$2,031,250S$2,621 psf×1.018S$2,669 psf
Jan 2026Sanctuary@Newton · 587 m11-15807 sqftS$2,050,000S$2,539 psf×1.018S$2,586 psf
Jan 2026Novena Hill · 705 m01-05710 sqftS$1,260,000S$1,774 psf×1.018S$1,806 psf
Dec 202526 Newton · 599 m06-10560 sqftS$1,265,000S$2,260 psf×1.024S$2,315 psf
Dec 2025Sanctuary@Newton · 587 m01-05807 sqftS$2,211,000S$2,739 psf×1.024S$2,805 psf
Dec 2025Sanctuary@Newton · 587 m01-05807 sqftS$2,188,000S$2,710 psf×1.024S$2,776 psf
Dec 2025Suites @ Newton · 561 m06-10603 sqftS$1,300,000S$2,157 psf×1.024S$2,209 psf
Dec 2025Medge · 728 m11-15807 sqftS$1,358,000S$1,682 psf×1.024S$1,723 psf
Nov 202526 Newton · 599 m21-25474 sqftS$1,050,000S$2,217 psf×1.024S$2,270 psf
Nov 2025Newton Suites · 456 m16-20797 sqftS$1,800,000S$2,260 psf×1.024S$2,314 psf
Nov 2025Sanctuary@Newton · 587 m11-15807 sqftS$2,336,000S$2,894 psf×1.024S$2,963 psf
Nov 2025Sanctuary@Newton · 587 m11-15807 sqftS$2,380,000S$2,948 psf×1.024S$3,019 psf
Nov 2025Mulberry Tree01-05452 sqftS$815,000S$1,803 psf×1.024S$1,846 psf
Nov 2025Fyve Derbyshire · 226 m06-10657 sqftS$1,600,000S$2,437 psf×1.024S$2,496 psf
Nov 2025Gloucester Mansions · 834 m06-10657 sqftS$1,338,000S$2,038 psf×1.024S$2,087 psf
Oct 20256 Derbyshire · 284 m01-05517 sqftS$950,000S$1,839 psf×1.024S$1,883 psf
Oct 202526 Newton · 599 m16-20560 sqftS$1,295,000S$2,314 psf×1.024S$2,369 psf
Oct 2025Montebleu · 747 m21-25807 sqftS$1,600,000S$1,982 psf×1.024S$2,030 psf
Oct 2025Sanctuary@Newton · 587 m06-10807 sqftS$2,328,540S$2,884 psf×1.024S$2,954 psf
Oct 2025Sanctuary@Newton · 587 m11-15807 sqftS$2,368,000S$2,933 psf×1.024S$3,004 psf
Oct 2025Sanctuary@Newton · 587 m01-05807 sqftS$2,215,000S$2,744 psf×1.024S$2,810 psf
Oct 2025Sanctuary@Newton · 587 m11-15807 sqftS$2,341,000S$2,900 psf×1.024S$2,970 psf
Oct 2025Newton Edge · 794 m06-10581 sqftS$1,220,000S$2,099 psf×1.024S$2,150 psf
Sept 2025Park Infinia At Wee Nam · 458 m11-15560 sqftS$1,210,000S$2,162 psf×0.988S$2,137 psf
Sept 202526 Newton · 599 m06-10614 sqftS$1,380,000S$2,249 psf×0.988S$2,223 psf
Sept 202526 Newton · 599 m16-20474 sqftS$988,000S$2,086 psf×0.988S$2,062 psf
Sept 202526 Newton · 599 m16-20560 sqftS$1,280,000S$2,287 psf×0.988S$2,260 psf
Sept 2025L'Viv · 737 m11-15657 sqftS$1,475,000S$2,246 psf×0.988S$2,220 psf
Sept 2025Adria · 194 m01-05581 sqftS$1,068,000S$1,837 psf×0.988S$1,816 psf
Aug 2025The Axis · 818 m01-05818 sqftS$1,423,000S$1,739 psf×0.988S$1,719 psf
Aug 2025Buckley Residence · 661 m01-05517 sqftS$988,000S$1,912 psf×0.988S$1,890 psf
Aug 2025Montebleu · 747 m26-30807 sqftS$1,650,000S$2,044 psf×0.988S$2,020 psf
Aug 2025Zedge · 511 m11-15753 sqftS$1,380,000S$1,832 psf×0.988S$1,810 psf
Aug 2025Gloucester Mansions · 834 m11-15657 sqftS$1,300,000S$1,980 psf×0.988S$1,957 psf
Aug 2025Newton Edge · 794 m16-20624 sqftS$1,280,000S$2,050 psf×0.988S$2,026 psf
Jul 2025Newton Suites · 456 m31-35797 sqftS$1,825,000S$2,291 psf×0.988S$2,265 psf
Jul 2025Zedge · 511 m16-20721 sqftS$1,320,000S$1,830 psf×0.988S$1,809 psf
Jun 202526 Newton · 599 m16-20474 sqftS$1,050,000S$2,217 psf×1.005S$2,228 psf
May 202526 Newton · 599 m11-15560 sqftS$1,250,000S$2,233 psf×1.005S$2,244 psf
Apr 2025The Axis · 818 m11-15818 sqftS$1,460,000S$1,785 psf×1.005S$1,794 psf
Apr 2025The Axis · 818 m06-10818 sqftS$1,438,000S$1,758 psf×1.005S$1,767 psf
Apr 2025Newton Suites · 456 m16-20797 sqftS$1,810,800S$2,273 psf×1.005S$2,285 psf
Apr 2025Suites @ Newton · 561 m01-05764 sqftS$1,420,000S$1,858 psf×1.005S$1,867 psf
Apr 2025Zedge · 511 m06-10700 sqftS$1,250,000S$1,787 psf×1.005S$1,795 psf
Apr 202510 Evelyn · 689 m01-05753 sqftS$2,120,000S$2,814 psf×1.005S$2,828 psf
Mar 2025Park Infinia At Wee Nam · 458 m26-30560 sqftS$1,200,000S$2,144 psf×1.035S$2,220 psf
Mar 2025Park Infinia At Wee Nam · 458 m31-35560 sqftS$1,300,000S$2,323 psf×1.035S$2,404 psf
Mar 202526 Newton · 599 m06-10474 sqftS$990,000S$2,090 psf×1.035S$2,164 psf
Mar 202526 Newton · 599 m16-20775 sqftS$1,800,000S$2,323 psf×1.035S$2,404 psf
Mar 2025Montebleu · 747 m16-20570 sqftS$1,068,000S$1,872 psf×1.035S$1,938 psf
Mar 2025Sanctuary@Newton · 587 m06-10807 sqftS$2,270,000S$2,812 psf×1.035S$2,911 psf
Mar 2025Sanctuary@Newton · 587 m06-10807 sqftS$2,250,000S$2,787 psf×1.035S$2,885 psf
Mar 202510 Evelyn · 689 m01-05614 sqftS$1,667,000S$2,717 psf×1.035S$2,813 psf
Feb 2025The Axis · 818 m06-10818 sqftS$1,428,000S$1,746 psf×1.035S$1,807 psf
Feb 2025Lincoln Suites · 423 m06-10527 sqftS$1,250,000S$2,370 psf×1.035S$2,454 psf
Feb 20256 Derbyshire · 284 m11-15732 sqftS$1,572,500S$2,148 psf×1.035S$2,224 psf
Feb 202526 Newton · 599 m06-10474 sqftS$1,030,000S$2,175 psf×1.035S$2,251 psf
Feb 2025Suites @ Shrewsbury · 279 m01-05538 sqftS$840,000S$1,561 psf×1.035S$1,616 psf
Jan 2025The Axis · 818 m01-05818 sqftS$1,300,000S$1,589 psf×1.035S$1,645 psf
Jan 202526 Newton · 599 m06-10614 sqftS$1,461,800S$2,383 psf×1.035S$2,467 psf
Jan 2025L'Viv · 737 m26-30657 sqftS$1,485,000S$2,262 psf×1.035S$2,341 psf
Dec 2024Montebleu · 747 m21-25807 sqftS$1,560,000S$1,932 psf×1.043S$2,016 psf
Dec 2024L'Viv · 737 m01-05657 sqftS$1,485,000S$2,262 psf×1.043S$2,360 psf
Dec 2024L'Viv · 737 m26-30657 sqftS$1,480,000S$2,254 psf×1.043S$2,352 psf
Nov 2024Lincoln Suites · 423 m26-30474 sqftS$1,220,000S$2,576 psf×1.043S$2,687 psf
Nov 2024Park Infinia At Wee Nam · 458 m06-10560 sqftS$1,228,000S$2,194 psf×1.043S$2,289 psf
Nov 2024The Armadale · 682 m01-05646 sqftS$1,090,000S$1,688 psf×1.043S$1,761 psf
Nov 2024Zedge · 511 m11-15657 sqftS$1,020,000S$1,553 psf×1.043S$1,621 psf
Nov 2024Novena Suites · 199 m11-15667 sqftS$1,427,380S$2,139 psf×1.043S$2,231 psf
Nov 2024Novena Suites · 199 m11-15667 sqftS$1,280,000S$1,918 psf×1.043S$2,001 psf
Nov 2024Adria · 194 m11-15538 sqftS$1,190,000S$2,211 psf×1.043S$2,307 psf

How accurate is this estimate for Mulberry Tree?

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.

2.78% gross yield

S$38,400 of rent a year against the estimate above · 0.15 points above flats like it

Leases signed here within a quarter of this size run about S$3,200 a month, the middle of 24 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 20261200-1300 sqft2Non-landed PropertiesS$4,900
Q3 20261200-1300 sqft2Non-landed PropertiesS$4,900
Q3 2026700-800 sqft2Non-landed PropertiesS$3,900
Q3 2026700-800 sqft2Non-landed PropertiesS$3,900
Q3 2026600-700 sqft1Non-landed PropertiesS$3,300
Q3 2026400-500 sqft1Non-landed PropertiesS$3,200
Q3 2026400-500 sqft1Non-landed PropertiesS$3,200
Q3 2026400-500 sqft1Non-landed PropertiesS$3,200

median of 24 URA rental contracts at Mulberry Tree within a quarter of 59 sqm, since 2025Q4.

Buying or selling at S$1,379,868?

Buying: Stamp duty on S$1,379,868 · Cash and CPF needed on S$1,379,868 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$1,379,868.

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

Primary schools near 167 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
Nov 2025
Mulberry Tree · 01-05 · Apartment
452 sqftS$815,000S$1,803 psf
Jul 2024
Mulberry Tree · 01-05 · Apartment
635 sqftS$1,090,000S$1,716 psf
Dec 2023
Mulberry Tree · 01-05 · Apartment
667 sqftS$1,230,000S$1,843 psf
Aug 2023
Mulberry Tree · 01-05 · Apartment
710 sqftS$1,200,000S$1,689 psf
Aug 2023
Mulberry Tree · 01-05 · Apartment
635 sqftS$1,050,000S$1,653 psf
May 2023
Mulberry Tree · 01-05 · Apartment
452 sqftS$810,000S$1,792 psf
Oct 2022
Mulberry Tree · 01-05 · Apartment
667 sqftS$1,188,000S$1,780 psf
Oct 2022
Mulberry Tree · 01-05 · Apartment
441 sqftS$780,000S$1,767 psf
Sept 2022
Mulberry Tree · 01-05 · Apartment
581 sqftS$880,000S$1,514 psf
Jul 2022
Mulberry Tree · 01-05 · Apartment
635 sqftS$1,120,000S$1,764 psf
Feb 2022
Mulberry Tree · 01-05 · Apartment
441 sqftS$808,000S$1,831 psf

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.