GERALD MUGLISTON ESTATE is a freehold development along GERALD CRESCENT in District 28 (Seletar / Yio Chu Kang), part of the OCR segment of Singapore's private residential market. The project comprises a compact unit count and is an established secondary-market project.
This profile draws on 9 recorded transactions from URA REALIS 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.
The project is in its mature or late-resale phase, where lease tenure (for leasehold stock), redevelopment optionality, and en-bloc potential all start to weigh more on the investment thesis than current rental yield.
Within District 28 (Seletar / Yio Chu Kang), the immediate context for GERALD MUGLISTON ESTATE 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 9 sales and 0 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the GERALD MUGLISTON ESTATE dashboard.
- Average sale price: $6,288,889 across 9 transactions
- District 28 PSF ranking: Above average (top 47%)
- Freehold tenure · OCR · D28
About GERALD MUGLISTON ESTATE
GERALD MUGLISTON ESTATE is a freehold condominium, located at GERALD CRESCENT in District 28 (Seletar) (Outside Central Region).
As a freehold property, GERALD MUGLISTON ESTATE does not face lease decay concerns.
Sales Market Overview
GERALD MUGLISTON ESTATE has recorded 9 sale transactions with an average transaction price of $6,288,889, ranging from $2,600,000 to $16,700,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 2 | $1,890 psf | $4,150,000 | — |
| 2022 | 4 | $949 psf | $6,075,000 | ↓ 49.8% |
| 2023 | 1 | $1,006 psf | $4,700,000 | ↑ 6.0% |
| 2024 | 1 | $1,160 psf | $2,600,000 | ↑ 15.3% |
| 2025 | 1 | $2,266 psf | $16,700,000 | ↑ 95.3% |
GERALD MUGLISTON ESTATE ranks in the top 47% of condos in District 28 by average PSF.
Compared to the OCR average of $1,550 psf, GERALD MUGLISTON ESTATE trades 13.9% below the segment benchmark.
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Competing Condos in District 28
Side-by-side comparison against the most actively traded condos in District 28 (Seletar):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| PARC GREENWICH | 99 yrs lease commencing from 2020 | 496 | $1,234 psf | 496 |
| HIGH PARK RESIDENCES | 99 yrs lease commencing from 2014 | 1376 | $1,481 psf | 406 |
| THE TOPIARY | 99 yrs lease commencing from 2012 | 700 | $1,219 psf | 397 |
| PARC BOTANNIA | 99 yrs lease commencing from 2016 | 735 | $1,592 psf | 206 |
| SELETAR HILLS ESTATE | 999 yrs lease commencing from 1879 | — | $1,494 psf | 194 |
Location Map
Map shows GERALD MUGLISTON ESTATE (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- GERALD MUGLISTON ESTATE
- Fernvale MRT
- Layar MRT
- Tongkang MRT
- Thanggam MRT
- Kupang MRT
- North Vista Primary School
- North Vista Secondary School
- Fernvale Primary School
Nearby MRT Stations
GERALD MUGLISTON ESTATE is 680m from Fernvale MRT (Sengkang LRT), with 5 stations within 1.5 km.
Nearby Schools
There are 11 schools within 2 km of GERALD MUGLISTON ESTATE, including 4 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| North Vista Primary School | Primary | 530m |
| North Vista Secondary School | Secondary | 530m |
| Fernvale Primary School | Primary | 790m |
| Chongfu School | Primary | 960m |
| Presbyterian High School | Secondary | 1.2 km |
| Townsville Primary School | Primary | 1.5 km |
| Nan Chiau Primary School | Primary | 1.5 km |
| Anchor Green Primary School | Primary | 1.7 km |
| Sengkang Secondary School | Secondary | 1.8 km |
| Rosyth School | Primary | 1.9 km |
| Seng Kang Primary School | Primary | 2.0 km |
Tenure resilience. Freehold tenure removes the lease-decay headwind that affects 99-year leasehold stock from ~year 60 onward. CPF eligibility, loan-tenure caps, and resale buyer pool are all preserved without the time-decay clock. For long holds (15+ years), this matters meaningfully more than headline PSF.
Walking-distance MRT. Fernvale is about 0.68km — within the conventional 10-minute walk threshold most tenants accept. The project benefits from the public-transport premium without the price compression that <500m flagship stations command.
School-belt proximity. North Vista Primary School sits about 0.53km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Thin transaction history. With only 9 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.
District supply pipeline. Non-prime districts are more sensitive to GLS pipeline additions; check the URA Master Plan 2019 confirmed and provisional land sales schedule for the immediate 5-year window. New launches at 10-20% lower PSF can compress secondary-market resale velocity for 18-24 months around their launch dates.
[
{
"persona": "Young couple, first home",
"fit_color": "green",
"reason": "Long balance lease + likely sub-CCR pricing"
},
{
"persona": "Family with school-age kids",
"fit_color": "green",
"reason": "Nearby schools support MOE registration priority"
},
{
"persona": "CBD commuter",
"fit_color": "green",
"reason": "Walking-distance MRT supports daily commute"
},
{
"persona": "Rental investor (yield-focused)",
"fit_color": "red",
"reason": "Thin transaction history makes underwriting fragile"
},
{
"persona": "Foreign professional (expat)",
"fit_color": "green",
"reason": "MRT plus mid-size facility suite typically meets expat-tenant criteria"
},
{
"persona": "Long-term hold (10+ yr)",
"fit_color": "green",
"reason": "Tenure supports CPF + buyer-pool through hold"
}
]
Composite assessment: GERALD MUGLISTON ESTATE combines walking-distance MRT with long-tenure leasehold (or freehold) — a solid structural foundation. The district position dictates whether capital appreciation outpaces or tracks the broader market. 9 transactions in URA REALIS provide the data foundation for this view.
Suggested holding period for most buyer profiles: 6-10 years to ride out one full macro cycle. 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 GERALD MUGLISTON ESTATE?
What is the rental yield for GERALD MUGLISTON ESTATE?
Is GERALD MUGLISTON ESTATE freehold or leasehold?
How far is the nearest MRT from GERALD MUGLISTON ESTATE?
What is the tenure of GERALD MUGLISTON ESTATE?
How does GERALD MUGLISTON ESTATE compare to other projects in the district?
What stamp duty applies for a foreign buyer of GERALD MUGLISTON ESTATE?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 9 transactions 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 GERALD MUGLISTON ESTATE
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.