1 MOULMEIN RISE is a 76-year balance leasehold development along MOULMEIN RISE in District 11 (Newton / Novena), part of the CCR segment of Singapore's private residential market. The project comprises 50 units and is TOP 2003.
This profile draws on 10 recorded transactions from URA to frame the project's character: who actually lives here, who buys here, and where the pricing sits relative to immediate alternatives. For the broader district context, see the Singapore price-heatmap map.
At roughly 23 years from TOP, 1 MOULMEIN RISE is in mature-resale territory: a clear track record on capital appreciation, defined renovation and refurbishment cycles, and lease-decay considerations starting to enter the picture (if leasehold).
Within District 11 (Newton / Novena), the immediate context for 1 MOULMEIN RISE is shaped by the broader URA Master Plan zoning for the area, ongoing or planned infrastructure (MRT extensions, expressway changes, school relocations), and the supply pipeline of nearby launches. See the URA Master Plan 2019 for the precinct-specific land-use overlay before underwriting medium-term capital appreciation.
We track 11 sales and 53 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the 1 MOULMEIN RISE dashboard.
- Average sale price: $2,626,920 across 11 transactions
- Estimated gross rental yield: 2.5%
- District 11 PSF ranking: Premium tier (top 25%)
- · CCR · D11 · 50 units
About 1 MOULMEIN RISE
1 MOULMEIN RISE is a condominium, located at MOULMEIN RISE in District 11 (Watten Estate, Novena, Thomson) (Core Central Region), developed by UOL DEVELOPMENT PTE LTD, comprising 50 residential units, completed in 2003.
With approximately 76 years remaining on its 99-year lease, the property qualifies for full bank financing and CPF usage.
Sales Market Overview
1 MOULMEIN RISE has recorded 11 sale transactions with an average transaction price of $2,626,920, ranging from $2,300,000 to $3,060,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 1 | $1,930 psf | $2,430,000 | — |
| 2022 | 2 | $1,882 psf | $2,360,000 | ↓ 2.5% |
| 2023 | 3 | $2,000 psf | $2,475,500 | ↑ 6.2% |
| 2025 | 4 | $2,322 psf | $2,887,906 | ↑ 16.1% |
| 2026 | 1 | $2,236 psf | $2,768,000 | ↓ 3.7% |
1 MOULMEIN RISE ranks in the top 25% of condos in District 11 by average PSF.
Compared to the CCR average of $2,447 psf, 1 MOULMEIN RISE trades 13.7% below the segment benchmark.
Loading chart data...
Rental Market Overview
1 MOULMEIN RISE has recorded 53 rental transactions with monthly rents averaging $5,447/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 3 BR | 53 | $5,447/mo | $4,000/mo | $6,800/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 10 | $4,550/mo |
| 2022 | 11 | $4,959/mo |
| 2023 | 13 | $5,919/mo |
| 2024 | 7 | $5,800/mo |
| 2025 | 9 | $5,928/mo |
| 2026 | 3 | $5,917/mo |
Loading chart data...
Investment Analysis
Based on average rents and sale prices, 1 MOULMEIN RISE delivers an estimated gross rental yield of 2.5%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
Competing Condos in District 11
Side-by-side comparison against the most actively traded condos in District 11 (Watten Estate, Novena, Thomson):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| PULLMAN RESIDENCES NEWTON | Freehold | 340 | $3,074 psf | 288 |
| WATTEN HOUSE | Freehold | 180 | $3,236 psf | 179 |
| SOLEIL @ SINARAN | 99 yrs lease commencing from 2006 | 417 | $1,974 psf | 93 |
| PEAK RESIDENCE | Freehold | 90 | $2,489 psf | 90 |
| AMARYLLIS VILLE | 99 yrs lease commencing from 1997 | 311 | $1,903 psf | 72 |
Location Map
Map shows 1 MOULMEIN RISE (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- 1 MOULMEIN RISE
- Novena MRT
- Farrer Park MRT
- Newton MRT
- Newton MRT
- Little India MRT
- CHIJ Our Lady Queen of Peace
- St. Margaret'
- St. Margaret'
Nearby MRT Stations
1 MOULMEIN RISE is 380m from Novena MRT (North-South Line), with 6 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Novena | NS20 | North-South Line | 380m |
| Farrer Park | NE8 | North-East Line | 1.1 km |
| Newton | NS21 | North-South Line | 1.2 km |
| Newton | DT11 | Downtown Line | 1.2 km |
| Little India | NE7 | North-East Line | 1.4 km |
| Little India | DT12 | Downtown Line | 1.4 km |
Nearby Schools
There are 19 schools within 2 km of 1 MOULMEIN RISE, including 3 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| CHIJ Our Lady Queen of Peace | Primary | 210m |
| St. Margaret's Secondary School | Secondary | 730m |
| St. Margaret's Primary School | Primary | 770m |
| Farrer Park Primary School | Primary | 1.2 km |
| Singapore Chinese Girls' School (Primary) | Primary | 1.2 km |
| St. Joseph's Institution | Secondary | 1.3 km |
| Anglo-Chinese School (Primary) | Primary | 1.4 km |
| Beatty Secondary School | Secondary | 1.5 km |
| New Town Primary School | Primary | 1.5 km |
| LASALLE College of the Arts | Tertiary | 1.5 km |
| CHIJ Secondary (Toa Payoh) | Secondary | 1.6 km |
| School of Science and Technology | Jc | 1.6 km |
Adequate lease horizon. Around 76 years of remaining lease keeps CPF eligibility intact and supports standard 30-year loan tenor for most buyer profiles. Within a 5-10 year hold, lease-decay effects are negligible; beyond that, monitor the year-60 threshold for CPF usage caps.
Genuine walk-to-MRT access. Novena sits about 0.38km away — true walking distance, not the elastic 800m claim that some listings stretch. For tenants and commuter-owners, this anchors rental demand and supports a steady capital-value floor across cycles.
Boutique character. With 50 units, 1 MOULMEIN RISE keeps a low-density character — fewer residents per facility, quieter corridors, more curated common spaces. Suits buyers prioritising unit-interior quality and neighbour proximity over deep facilities breadth.
School-belt proximity. CHIJ Our Lady Queen of Peace sits about 0.21km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Lease-decay clock to monitor. Remaining lease is comfortably above critical CPF thresholds but already in the band where 10-15 year holds materially compress the next buyer's CPF eligibility. Plan exit timing with this in mind rather than assuming open-ended hold optionality.
Thin transaction history. With only 10 recorded sales, comparable-sales analysis is fragile — a single outlier transaction can skew the apparent price level by 5-10%. Triangulate with nearby district comparables rather than rely on within-project averages alone.
- ⚠️ Young couple, first home: Lease horizon constrains long-hold optionality
- ✅ Family with school-age kids: Nearby schools support MOE registration priority
- ✅ CBD commuter: Walking-distance MRT supports daily commute
- ❌ Rental investor (yield-focused): Thin transaction history makes underwriting fragile
- ⚠️ Foreign professional (expat): MRT plus mid-size facility suite typically meets expat-tenant criteria
- ⚠️ Long-term hold (10+ yr): Plan exit timing around lease-decay thresholds
Composite assessment: 1 MOULMEIN RISE benefits from MRT proximity but the lease horizon or district position requires careful exit-timing planning. Active management of the hold matters more than passive accumulation. 10 transactions in URA provide the data foundation for this view.
Suggested holding period for most buyer profiles: 5-8 years with monitored exit windows. Cross-reference per-bedroom net yield against district comparables via the compare-tool, model monthly cash-flow with the mortgage calculator, and confirm your effective BSD+ABSD cost using the stamp-duty calculator before finalising. This profile is informational; not a personal investment recommendation.
FAQ
What is the average price for 1 MOULMEIN RISE?
What is the rental yield for 1 MOULMEIN RISE?
Is 1 MOULMEIN RISE freehold or leasehold?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA.
- Sales data: 11 transactions analysed
- Rental data: 53 lease records analysed
- Gross yield = (avg monthly rent × 12) / avg sale price
Median values used to minimise outlier impact. PSF = price per square foot.
View Live Data for 1 MOULMEIN RISE
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.
New Sale vs Resale Mix
Of the 452 condo transactions recorded in District 11 over the last 12 months, 90% resale, 8% new sale, 2% sub sale. A resale-heavy mix points to an established market trading on fundamentals; a new-sale-heavy mix means developer launches are setting the price benchmarks.
Loading chart data...
Price Index Check
The ShiokNest Price Index for District 11 reads 121.2 as of June 2026 — up 1.7% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
Loading chart data...
HDB Alternatives Nearby
Weighing 1 MOULMEIN RISE against staying public? These HDB towns sit within walking or short-drive distance:
- Kallang/whampoa — 4-room average $882,887 (330m away), an upgrader gap of about $1,750,000
- Central Area — 4-room average $1,088,814 (1.2 km away), an upgrader gap of about $1,550,000
- Toa Payoh — 4-room average $929,793 (1.3 km away), an upgrader gap of about $1,700,000