MOONSTONE ROYALE is a freehold development along MOONSTONE LANE in District 12 (Toa Payoh / Balestier), part of the RCR segment of Singapore's private residential market. The project comprises 16 units and is TOP 2003.
This profile draws on 2 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 23 years from TOP, MOONSTONE ROYALE 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 12 (Toa Payoh / Balestier), the immediate context for MOONSTONE ROYALE 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 2 sales and 19 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the MOONSTONE ROYALE dashboard.
- Average sale price: $1,040,000 across 2 transactions
- Estimated gross rental yield: 3.1%
- District 12 PSF ranking: Value tier (top 84%)
- Freehold tenure · RCR · D12 · 16 units
About MOONSTONE ROYALE
MOONSTONE ROYALE is a freehold condominium, located at MOONSTONE LANE in District 12 (Toa Payoh, Serangoon, Balestier) (Rest of Central Region), comprising 16 residential units, completed in 2003.
As a freehold property, MOONSTONE ROYALE does not face lease decay concerns.
Sales Market Overview
MOONSTONE ROYALE has recorded 2 sale transactions with an average transaction price of $1,040,000, ranging from $980,000 to $1,100,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2023 | 1 | $1,310 psf | $1,100,000 | — |
| 2024 | 1 | $1,182 psf | $980,000 | ↓ 9.8% |
MOONSTONE ROYALE ranks in the top 84% of condos in District 12 by average PSF.
Compared to the RCR average of $2,047 psf, MOONSTONE ROYALE trades 39.1% below the segment benchmark.
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Rental Market Overview
MOONSTONE ROYALE has recorded 19 rental transactions with monthly rents averaging $2,684/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 10 | $2,610/mo | $1,750/mo | $3,100/mo |
| 2 BR | 9 | $2,767/mo | $2,200/mo | $3,500/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 2 | $1,975/mo |
| 2022 | 5 | $2,440/mo |
| 2023 | 3 | $2,767/mo |
| 2024 | 4 | $2,875/mo |
| 2025 | 3 | $2,967/mo |
| 2026 | 2 | $3,075/mo |
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Investment Analysis
Based on average rents and sale prices, MOONSTONE ROYALE delivers an estimated gross rental yield of 3.1%. This is above the Singapore-wide benchmark of approximately 3%.
Competing Condos in District 12
Side-by-side comparison against the most actively traded condos in District 12 (Toa Payoh, Serangoon, Balestier):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| THE ORIE | 99 yrs lease commencing from 2024 | 52 | $2,730 psf | 740 |
| EIGHT RIVERSUITES | 99 yrs lease commencing from 2011 | 843 | $1,643 psf | 304 |
| GEM RESIDENCES | 99 yrs lease commencing from 2015 | 578 | $1,838 psf | 196 |
| TREVISTA | 99 yrs lease commencing from 2008 | 590 | $1,702 psf | 147 |
| VERTICUS | Freehold | 162 | $2,122 psf | 128 |
Location Map
Map shows MOONSTONE ROYALE (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- MOONSTONE ROYALE
- Potong Pasir MRT
- Geylang Bahru MRT
- Boon Keng MRT
- Woodleigh MRT
- Bendemeer Secondary School
- Bendemeer Primary School
- Stamford Primary School
Nearby MRT Stations
MOONSTONE ROYALE is 490m from Potong Pasir MRT (North-East Line), with 4 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Potong Pasir | NE10 | North-East Line | 490m |
| Geylang Bahru | DT24 | Downtown Line | 920m |
| Boon Keng | NE9 | North-East Line | 1.1 km |
| Woodleigh | NE11 | North-East Line | 1.3 km |
Nearby Schools
There are 12 schools within 2 km of MOONSTONE ROYALE, including 4 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Bendemeer Secondary School | Secondary | 760m |
| Bendemeer Primary School | Primary | 780m |
| Stamford Primary School | Primary | 970m |
| Assumption Pathway School | Secondary | 970m |
| Hong Wen School | Primary | 1.3 km |
| Balestier Hill Primary School | Primary | 1.5 km |
| School of Science and Technology | Jc | 1.5 km |
| Beatty Secondary School | Secondary | 1.6 km |
| CHIJ Secondary (Toa Payoh) | Secondary | 1.7 km |
| De La Salle School | Primary | 1.7 km |
| Red Swastika School | Primary | 1.9 km |
| Farrer Park 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.
Genuine walk-to-MRT access. Potong Pasir sits about 0.49km 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 16 units, MOONSTONE ROYALE 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. Bendemeer Secondary School sits about 0.76km 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 2 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": "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: MOONSTONE ROYALE 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. 2 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 MOONSTONE ROYALE?
What is the rental yield for MOONSTONE ROYALE?
Is MOONSTONE ROYALE freehold or leasehold?
How far is the nearest MRT from MOONSTONE ROYALE?
What is the tenure of MOONSTONE ROYALE?
How does MOONSTONE ROYALE compare to other projects in the district?
What stamp duty applies for a foreign buyer of MOONSTONE ROYALE?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 2 transactions analysed
- Rental data: 19 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 MOONSTONE ROYALE
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.