GERALD MUGLISTON is a 999 yrs lease commencing from 1879 development along JALAN KECHUBONG 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 1 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 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 1 sales and 0 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the GERALD MUGLISTON dashboard.
- Average sale price: $4,400,000 across 1 transactions
- District 28 PSF ranking: Above average (top 27%)
- 999 yrs lease commencing from 1879 · OCR · D28
About GERALD MUGLISTON
GERALD MUGLISTON is a 999 yrs lease commencing from 1879 condominium, located at JALAN KECHUBONG in District 28 (Seletar) (Outside Central Region).
Sales Market Overview
GERALD MUGLISTON has recorded 1 sale transactions with an average transaction price of $4,400,000, ranging from $4,400,000 to $4,400,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2024 | 1 | $1,558 psf | $4,400,000 | — |
GERALD MUGLISTON ranks in the top 27% of condos in District 28 by average PSF.
Compared to the OCR average of $1,550 psf, GERALD MUGLISTON trades 0.6% above 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 (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- GERALD MUGLISTON
- 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 is 590m from Fernvale MRT (Sengkang LRT), with 5 stations within 1.5 km.
Nearby Schools
There are 10 schools within 2 km of GERALD MUGLISTON, including 3 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| North Vista Primary School | Primary | 650m |
| North Vista Secondary School | Secondary | 650m |
| Fernvale Primary School | Primary | 730m |
| Chongfu School | Primary | 1.0 km |
| Presbyterian High School | Secondary | 1.3 km |
| Townsville Primary School | Primary | 1.6 km |
| Nan Chiau Primary School | Primary | 1.7 km |
| Anchor Green Primary School | Primary | 1.8 km |
| Sengkang Secondary School | Secondary | 1.9 km |
| Rosyth School | Primary | 2.0 km |
Walking-distance MRT. Fernvale is about 0.59km — 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 0.65km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Mature streetscape and amenity coverage. The immediate neighbourhood has the daily-living amenity profile of an established residential precinct — hawker centres, supermarkets, clinics, parks within a short walk or drive. The convenience compounds over a hold, even if no single amenity is a headline feature.
Thin transaction history. With only 1 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": "amber",
"reason": "Lease horizon constrains long-hold optionality"
},
{
"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": "amber",
"reason": "Plan exit timing around lease-decay thresholds"
}
]
Composite assessment: GERALD MUGLISTON 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. 1 transactions in URA REALIS 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 GERALD MUGLISTON?
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Is GERALD MUGLISTON freehold or leasehold?
How far is the nearest MRT from GERALD MUGLISTON?
What is the tenure of GERALD MUGLISTON?
How does GERALD MUGLISTON compare to other projects in the district?
What stamp duty applies for a foreign buyer of GERALD MUGLISTON?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 1 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
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.