homequant
apartment · 308143

1 Moulmein Rise

Project page · Freehold

Indicative value range
S$2,819,000 – S$2,975,082
Indicative mid S$2,870,000 · S$2,319 psf

Based on 3 sales in this project, last 12 months. Search widened 1 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 20261 Moulmein Rise11-151,238 sqftS$2,870,000S$2,319 psf×1.000S$2,319 psf
May 20261 Moulmein Rise21-251,238 sqftS$2,768,000S$2,236 psf×1.000S$2,236 psf
Dec 20251 Moulmein Rise21-251,259 sqftS$3,060,000S$2,430 psf×1.024S$2,488 psf

How accurate is this estimate for 1 Moulmein Rise?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 3 sales in 1 Moulmein Rise since.

Median error
2.5%

Half the estimates came closer than this to what the home actually fetched, half missed by more.

A thin test: 3 sales, so read the figure as a hint, not a verdict.

What the rent says

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

2.43% gross yield

S$69,600 of rent a year against the estimate above · 0.2 points below flats like it

Leases signed here within a quarter of this size run about S$5,800 a month, the middle of 14 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 sqft3Non-landed PropertiesS$7,000
Q3 20261200-1300 sqft3Non-landed PropertiesS$5,750
Q3 20261200-1300 sqft3Non-landed PropertiesS$5,750
Q2 20261200-1300 sqft3Non-landed PropertiesS$5,800
Q1 20261200-1300 sqft3Non-landed PropertiesS$6,200
Q1 20261200-1300 sqft3Non-landed PropertiesS$6,200
Q1 20261200-1300 sqft3Non-landed PropertiesS$6,000
Q1 20261200-1300 sqft3Non-landed PropertiesS$5,550

median of 14 URA rental contracts at 1 Moulmein Rise within a quarter of 115 sqm, since 2025Q4.

Buying or selling at S$2,870,000?

Buying: Stamp duty on S$2,870,000 · Cash and CPF needed on S$2,870,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$2,870,000.

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

Primary schools near 1 Moulmein Rise

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
Sept 2026
1 Moulmein Rise · 11-15 · Apartment
1,238 sqftS$2,870,000S$2,319 psf
May 2026
1 Moulmein Rise · 21-25 · Apartment
1,238 sqftS$2,768,000S$2,236 psf
Dec 2025
1 Moulmein Rise · 21-25 · Apartment
1,259 sqftS$3,060,000S$2,430 psf
Jul 2025
1 Moulmein Rise · 21-25 · Apartment
1,238 sqftS$2,850,000S$2,302 psf
Jun 2025
1 Moulmein Rise · 16-20 · Apartment
1,238 sqftS$2,841,625S$2,296 psf
Jan 2025
1 Moulmein Rise · 21-25 · Apartment
1,238 sqftS$2,800,000S$2,262 psf
Apr 2023
1 Moulmein Rise · 01-05 · Apartment
1,238 sqftS$2,380,000S$1,923 psf
Mar 2023
1 Moulmein Rise · 21-25 · Apartment
1,238 sqftS$2,600,000S$2,100 psf
Feb 2023
1 Moulmein Rise · 16-20 · Apartment
1,238 sqftS$2,446,500S$1,976 psf
Jun 2022
1 Moulmein Rise · 11-15 · Apartment
1,259 sqftS$2,300,000S$1,826 psf
Jan 2022
1 Moulmein Rise · 16-20 · Apartment
1,249 sqftS$2,420,000S$1,938 psf

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.