MOOI RESIDENCES is a freehold development along HOLLAND ROAD in District 10 (Bukit Timah / Holland), part of the CCR segment of Singapore's private residential market. The project comprises 24 units and is TOP 2021.
This profile draws on 24 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.
At roughly 5 years from TOP, MOOI RESIDENCES is in the early-mature phase: facilities are well-broken-in, strata operations are stable, and pricing has been through one or two market cycles — making comparable-sales analysis meaningful.
Within District 10 (Bukit Timah / Holland), the immediate context for MOOI RESIDENCES 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 24 sales and 11 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the MOOI RESIDENCES dashboard.
- Average sale price: $1,962,546 across 24 transactions
- Estimated gross rental yield: 2.8%
- District 10 PSF ranking: Premium tier (top 23%)
- Freehold tenure · CCR · D10 · 24 units
About MOOI RESIDENCES
MOOI RESIDENCES is a freehold condominium, located at HOLLAND ROAD in District 10 (Ardmore, Bukit Timah, Holland Road, Tanglin) (Core Central Region), developed by NOVELTY ASIA PACIFIC PTE LTD, comprising 24 residential units, completed in 2021.
As a freehold property, MOOI RESIDENCES does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at MOOI RESIDENCES:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 12 | $2,407 psf | $1,475,805 |
| 2 BR | 8 | $2,528 psf | $2,220,583 |
| 3 BR | 4 | $2,529 psf | $2,906,694 |
Sales Market Overview
MOOI RESIDENCES has recorded 24 sale transactions with an average transaction price of $1,962,546, ranging from $1,368,000 to $3,350,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 8 | $2,388 psf | $1,537,721 | — |
| 2022 | 12 | $2,501 psf | $2,197,953 | ↑ 4.7% |
| 2023 | 2 | $2,574 psf | $2,741,944 | ↑ 2.9% |
| 2025 | 1 | $2,432 psf | $1,440,000 | ↓ 5.5% |
| 2026 | 1 | $2,534 psf | $1,500,000 | ↑ 4.2% |
MOOI RESIDENCES ranks in the top 23% of condos in District 10 by average PSF.
Compared to the CCR average of $2,447 psf, MOOI RESIDENCES trades 0.8% above the segment benchmark.
Loading chart data...
Rental Market Overview
MOOI RESIDENCES has recorded 11 rental transactions with monthly rents averaging $4,600/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 2 | $5,050/mo | $4,600/mo | $5,500/mo |
| 2 BR | 6 | $4,017/mo | $3,500/mo | $4,300/mo |
| 3 BR | 3 | $5,467/mo | $5,000/mo | $5,800/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2024 | 6 | $5,133/mo |
| 2025 | 5 | $3,960/mo |
Loading chart data...
Investment Analysis
Based on average rents and sale prices, MOOI RESIDENCES delivers an estimated gross rental yield of 2.8%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
Competing Condos in District 10
Side-by-side comparison against the most actively traded condos in District 10 (Ardmore, Bukit Timah, Holland Road, Tanglin):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| SKYE AT HOLLAND | 99 yrs lease commencing from 2024 | 666 | $2,946 psf | 666 |
| LEEDON GREEN | Freehold | 638 | $2,785 psf | 570 |
| D'LEEDON | 99 yrs lease commencing from 2010 | 1703 | $1,858 psf | 433 |
| HYLL ON HOLLAND | Freehold | 319 | $2,648 psf | 327 |
| FOURTH AVENUE RESIDENCES | 99 yrs lease commencing from 2018 | 476 | $2,465 psf | 296 |
Location Map
Map shows MOOI RESIDENCES (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- MOOI RESIDENCES
- Holland Village MRT
- Buona Vista MRT
- Buona Vista MRT
- Commonwealth MRT
- Farrer Road MRT
- Commonwealth Secondary School
- Swiss School Singapore
- Lycee Francais de Singapour
Nearby MRT Stations
MOOI RESIDENCES is 280m from Holland Village MRT (Circle Line), with 5 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Holland Village | CC21 | Circle Line | 280m |
| Buona Vista | EW21 | East-West Line | 1.1 km |
| Buona Vista | CC22 | Circle Line | 1.1 km |
| Commonwealth | EW20 | East-West Line | 1.1 km |
| Farrer Road | CC20 | Circle Line | 1.1 km |
Nearby Schools
There are 16 schools within 2 km of MOOI RESIDENCES.
| School | Type | Distance |
|---|---|---|
| Commonwealth Secondary School | Secondary | 1.1 km |
| Swiss School Singapore | International | 1.3 km |
| Lycee Francais de Singapour | International | 1.5 km |
| Hollandse School | International | 1.5 km |
| Raffles Girls' Primary School | Primary | 1.5 km |
| Hwa Chong Institution | Secondary | 1.6 km |
| Hwa Chong Institution (JC) | Jc | 1.6 km |
| Tanglin Trust School | International | 1.6 km |
| River Valley High School | Secondary | 1.6 km |
| River Valley High School (JC) | Jc | 1.6 km |
| Hwa Chong International School | International | 1.6 km |
| German European School Singapore | International | 1.7 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.
Genuine walk-to-MRT access. Holland Village sits about 0.28km 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 24 units, MOOI RESIDENCES 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. Commonwealth Secondary School sits about 1.13km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Cycle-sensitivity. Like all Singapore private residential, the project's capital appreciation and rental yields move with broader macro factors — mortgage rate environment, MAS macroprudential stance (TDSR, ABSD), and the supply-pipeline tempo. Build a 5pp rate buffer into your stress test.
[
{
"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": "amber",
"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: MOOI RESIDENCES hits the three structural levers that anchor long-term Singapore residential value: a prime district position, walkable MRT, and a long balance lease. Premium pricing is the trade-off; buyers paying that premium are buying scarcity rather than yield. 24 transactions in URA REALIS provide the data foundation for this view.
Suggested holding period for most buyer profiles: 8-15 years to absorb full cycle and capture the prime-district capital-appreciation thesis. 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 MOOI RESIDENCES?
What is the rental yield for MOOI RESIDENCES?
Is MOOI RESIDENCES freehold or leasehold?
How far is the nearest MRT from MOOI RESIDENCES?
What is the tenure of MOOI RESIDENCES?
How does MOOI RESIDENCES compare to other projects in the district?
What stamp duty applies for a foreign buyer of MOOI RESIDENCES?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 24 transactions analysed
- Rental data: 11 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 MOOI RESIDENCES
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.