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landed, sizes are land area · 798553

Mugliston Hill

Project page · 999-year lease from 1886

Indicative value range
S$4,468,543 – S$6,107,858
Indicative mid S$5,475,011 · S$2,957 psf

Based on 55 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

Valued at 1,851 sqft of land, typical for Mugliston Hill. Houses differ widely in land and built-up area, so enter yours below for your own range.

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

The estimate is based on land area, which is what landed sale records carry. Built-up area is optional and only shown for reference.

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 2026Kelulut Hill · 708 m-1,615 sqftS$4,080,000S$2,527 psf×1.000S$2,527 psf
Sept 2026Luxus Hills · 796 m-1,625 sqftS$5,533,000S$3,404 psf×1.000S$3,404 psf
Sept 2026Luxus Hills · 796 m-1,658 sqftS$5,569,000S$3,360 psf×1.000S$3,360 psf
Sept 2026Luxus Hills · 796 m-1,755 sqftS$5,665,000S$3,229 psf×1.000S$3,229 psf
Sept 2026Luxus Hills · 796 m-1,625 sqftS$5,721,000S$3,520 psf×1.000S$3,520 psf
Sept 2026Luxus Hills · 796 m-1,636 sqftS$5,744,000S$3,511 psf×1.000S$3,511 psf
Sept 2026Luxus Hills · 796 m-1,679 sqftS$5,760,000S$3,430 psf×1.000S$3,430 psf
Sept 2026Luxus Hills · 796 m-1,679 sqftS$5,814,000S$3,462 psf×1.000S$3,462 psf
Sept 2026Luxus Hills · 796 m-1,668 sqftS$5,753,000S$3,448 psf×1.000S$3,448 psf
Sept 2026Luxus Hills · 796 m-1,647 sqftS$5,786,000S$3,513 psf×1.000S$3,513 psf
Sept 2026Luxus Hills · 796 m-1,658 sqftS$5,742,000S$3,464 psf×1.000S$3,464 psf
Sept 2026Luxus Hills · 796 m-1,679 sqftS$5,816,000S$3,464 psf×1.000S$3,464 psf
Sept 2026Luxus Hills · 796 m-1,668 sqftS$5,807,000S$3,481 psf×1.000S$3,481 psf
Sept 2026Luxus Hills · 796 m-1,615 sqftS$5,503,000S$3,408 psf×1.000S$3,408 psf
Sept 2026Luxus Hills Phase 10 · 976 m-1,647 sqftS$5,786,000S$3,513 psf×1.000S$3,513 psf
Sept 2026Luxus Hills Phase 10 · 976 m-1,668 sqftS$5,826,000S$3,492 psf×1.000S$3,492 psf
Aug 2026Luxus Hills · 796 m-1,615 sqftS$4,950,000S$3,066 psf×1.000S$3,066 psf
Aug 2026Luxus Hills · 796 m-1,615 sqftS$5,228,888S$3,239 psf×1.000S$3,239 psf
Aug 2026Mugliston Hill-1,847 sqftS$3,350,000S$1,814 psf×1.000S$1,814 psf
Aug 2026Landed, Mugliston Gardens · 254 m-1,925 sqftS$4,490,000S$2,333 psf×1.000S$2,333 psf
Jul 2026Luxus Hills · 796 m-1,615 sqftS$5,170,000S$3,202 psf×1.000S$3,202 psf
Jul 2026Luxus Hills · 796 m-1,615 sqftS$4,760,000S$2,948 psf×1.000S$2,948 psf
Jul 2026Luxus Hills · 796 m-1,615 sqftS$5,088,000S$3,151 psf×1.000S$3,151 psf
Jun 2026Luxus Hills · 796 m-1,615 sqftS$5,218,888S$3,232 psf×1.000S$3,232 psf
May 2026Kelulut Hill · 708 m-1,615 sqftS$3,888,888S$2,409 psf×1.000S$2,409 psf
May 2026Luxus Hills · 796 m-1,615 sqftS$4,810,000S$2,979 psf×1.000S$2,979 psf
May 2026Luxus Hills · 796 m-1,615 sqftS$4,800,000S$2,973 psf×1.000S$2,973 psf
May 2026Luxus Hills · 796 m-1,615 sqftS$4,730,000S$2,930 psf×1.000S$2,930 psf
Apr 2026Kelulut Hill · 708 m-1,615 sqftS$3,600,000S$2,230 psf×1.000S$2,230 psf
Mar 2026Luxus Hills · 796 m-1,615 sqftS$4,510,000S$2,793 psf×0.999S$2,790 psf
Feb 2026Luxus Hills · 796 m-1,615 sqftS$4,780,000S$2,961 psf×0.999S$2,957 psf
Jan 2026Luxus Hills · 796 m-1,615 sqftS$4,910,000S$3,041 psf×0.999S$3,038 psf
Dec 2025Luxus Hills · 796 m-1,644 sqftS$4,600,000S$2,799 psf×1.021S$2,857 psf
Dec 2025Landed, Gerald Crescent · 282 m-1,873 sqftS$3,850,000S$2,056 psf×1.021S$2,098 psf
Nov 2025Seletar Hills Estate · 608 m-1,979 sqftS$3,520,000S$1,778 psf×1.021S$1,815 psf
Oct 2025Kelulut Hill · 708 m-1,615 sqftS$3,550,000S$2,199 psf×1.021S$2,244 psf
Sept 2025Seletar Hills Estate · 608 m-1,845 sqftS$3,820,000S$2,071 psf×1.031S$2,134 psf
Sept 2025Seletar Hills Estate · 608 m-1,621 sqftS$3,880,000S$2,394 psf×1.031S$2,467 psf
Sept 2025Luxus Hills · 796 m-1,615 sqftS$4,800,000S$2,973 psf×1.031S$3,064 psf
Aug 2025Green Springs · 359 m-1,615 sqftS$3,800,000S$2,354 psf×1.031S$2,426 psf
Aug 2025Luxus Hills · 796 m-1,615 sqftS$4,580,000S$2,837 psf×1.031S$2,924 psf
Jul 2025Seletar Hills Estate · 608 m-1,752 sqftS$3,800,000S$2,169 psf×1.031S$2,235 psf
Jul 2025Luxus Hills · 796 m-1,615 sqftS$4,408,000S$2,730 psf×1.031S$2,814 psf
Jul 2025Landed, Mugliston Gardens · 254 m-1,913 sqftS$4,488,000S$2,346 psf×1.031S$2,419 psf
Jun 2025Luxus Hills · 796 m-1,615 sqftS$4,800,000S$2,973 psf×1.039S$3,089 psf
May 2025Seletar Hills Estate · 608 m-1,983 sqftS$3,850,000S$1,942 psf×1.039S$2,018 psf
May 2025Mugliston Hill-1,847 sqftS$3,600,000S$1,949 psf×1.039S$2,025 psf
Apr 2025Gerald Residence · 373 m-1,634 sqftS$3,860,000S$2,362 psf×1.039S$2,455 psf
Feb 2025Luxus Hills · 796 m-1,615 sqftS$4,400,000S$2,725 psf×1.050S$2,862 psf
Feb 2025Luxus Hills · 796 m-1,615 sqftS$4,558,000S$2,823 psf×1.050S$2,965 psf
Feb 2025Luxus Hills · 796 m-1,615 sqftS$4,350,000S$2,694 psf×1.050S$2,830 psf
Jan 2025Luxus Hills · 796 m-1,615 sqftS$4,650,000S$2,880 psf×1.050S$3,025 psf
Dec 2024Mugliston Hill-1,847 sqftS$3,530,000S$1,911 psf×1.054S$2,014 psf
Nov 2024Kelulut Hill · 708 m-1,615 sqftS$3,450,000S$2,137 psf×1.054S$2,251 psf
Nov 2024Seletar Hills Estate · 608 m-1,983 sqftS$3,710,000S$1,871 psf×1.054S$1,972 psf

How accurate is this estimate for Mugliston Hill?

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 house earns against what it costs, set beside what homes like it earn.

1.21% gross yield

S$66,000 of rent a year against the estimate above · 0.58 points below flats like it

Leases signed here within a quarter of this size run about S$5,500 a month, the middle of 1 of them.

In outside the central region, freehold houses yield 1.79%, from 668 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
Q2 20262000-2500 sqft—Terrace HouseS$5,500
Q4 20253000-3500 sqft—Semi-Detached HouseS$6,900
Q4 20252500-3000 sqft—Semi-Detached HouseS$4,600
Q2 20252000-2500 sqft—Terrace HouseS$6,000
Q2 20252000-2500 sqft—Terrace HouseS$5,700
Q1 20251500-2000 sqft—Terrace HouseS$6,600

median of 1 URA rental contracts at Mugliston Hill within a quarter of 172 sqm, since 2025Q4.

Buying or selling at S$5,475,011?

Buying: Stamp duty on S$5,475,011 · Cash and CPF needed on S$5,475,011 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$5,475,011.

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

Primary schools near 39 Mugliston Park

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
Aug 2026
Mugliston Hill · Terrace
1,847 sqftS$3,350,000S$1,814 psf
May 2025
Mugliston Hill · Terrace
1,847 sqftS$3,600,000S$1,949 psf
May 2025
Mugliston Hill · Terrace
2,693 sqftS$4,200,000S$1,560 psf
Apr 2025
Mugliston Hill · Terrace
2,564 sqftS$4,000,000S$1,560 psf
Dec 2024
Mugliston Hill · Terrace
1,847 sqftS$3,530,000S$1,911 psf
May 2024
Mugliston Hill · Terrace
2,234 sqftS$4,128,888S$1,849 psf
Apr 2024
Mugliston Hill · Terrace
1,851 sqftS$3,620,800S$1,956 psf
Apr 2024
Mugliston Hill · Terrace
1,840 sqftS$3,824,000S$2,079 psf
Feb 2024
Mugliston Hill · Terrace
2,859 sqftS$4,380,000S$1,532 psf
Aug 2023
Mugliston Hill · Terrace
1,842 sqftS$3,410,000S$1,852 psf
May 2023
Mugliston Hill · Semi-detached
3,802 sqftS$6,000,000S$1,578 psf
Aug 2022
Mugliston Hill · Semi-detached
excluded: related party
3,803 sqftS$4,100,000S$1,078 psf
May 2022
Mugliston Hill · Terrace
1,841 sqftS$4,388,000S$2,384 psf
Apr 2022
Mugliston Hill · Semi-detached
3,800 sqftS$4,560,000S$1,200 psf

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.