MOONSTONE VIEW 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 76 units and is TOP 2000.
This profile draws on 13 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 12 (Toa Payoh / Balestier), the immediate context for MOONSTONE VIEW 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 13 sales and 110 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the MOONSTONE VIEW dashboard.
- Average sale price: $1,329,222 across 13 transactions
- Estimated gross rental yield: 3.2%
- District 12 PSF ranking: Mid-range (top 61%)
- Freehold tenure · RCR · D12 · 76 units
About MOONSTONE VIEW
MOONSTONE VIEW is a freehold condominium, located at MOONSTONE LANE in District 12 (Toa Payoh, Serangoon, Balestier) (Rest of Central Region), developed by CITY DEVELOPMENTS LTD, comprising 76 residential units, completed in 2000.
As a freehold property, MOONSTONE VIEW does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at MOONSTONE VIEW:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 7 | $1,400 psf | $1,154,841 |
| 3 BR | 6 | $1,350 psf | $1,532,667 |
Sales Market Overview
MOONSTONE VIEW has recorded 13 sale transactions with an average transaction price of $1,329,222, ranging from $1,060,000 to $1,820,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 6 | $1,297 psf | $1,174,815 | — |
| 2022 | 2 | $1,382 psf | $1,396,500 | ↑ 6.6% |
| 2023 | 1 | $1,416 psf | $1,600,000 | ↑ 2.4% |
| 2025 | 3 | $1,473 psf | $1,400,000 | ↑ 4.0% |
| 2026 | 1 | $1,522 psf | $1,638,000 | ↑ 3.3% |
MOONSTONE VIEW ranks in the top 61% of condos in District 12 by average PSF.
Compared to the RCR average of $2,047 psf, MOONSTONE VIEW trades 32.7% below the segment benchmark.
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Rental Market Overview
MOONSTONE VIEW has recorded 110 rental transactions with monthly rents averaging $3,550/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 13 | $2,592/mo | $1,650/mo | $3,000/mo |
| 2 BR | 50 | $3,312/mo | $2,200/mo | $4,200/mo |
| 3 BR | 47 | $4,068/mo | $2,300/mo | $5,500/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 13 | $2,435/mo |
| 2022 | 30 | $3,122/mo |
| 2023 | 19 | $4,111/mo |
| 2024 | 19 | $3,726/mo |
| 2025 | 24 | $4,033/mo |
| 2026 | 5 | $3,900/mo |
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Investment Analysis
Based on average rents and sale prices, MOONSTONE VIEW delivers an estimated gross rental yield of 3.2%. 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 VIEW (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- MOONSTONE VIEW
- Potong Pasir MRT
- Geylang Bahru MRT
- Boon Keng MRT
- Woodleigh MRT
- Bendemeer Secondary School
- Bendemeer Primary School
- Stamford Primary School
Nearby MRT Stations
MOONSTONE VIEW is 580m from Potong Pasir MRT (North-East Line), with 4 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Potong Pasir | NE10 | North-East Line | 580m |
| Geylang Bahru | DT24 | Downtown Line | 900m |
| Boon Keng | NE9 | North-East Line | 980m |
| Woodleigh | NE11 | North-East Line | 1.4 km |
Nearby Schools
There are 12 schools within 2 km of MOONSTONE VIEW, including 4 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Bendemeer Secondary School | Secondary | 680m |
| Bendemeer Primary School | Primary | 690m |
| Stamford Primary School | Primary | 1.0 km |
| Assumption Pathway School | Secondary | 1.0 km |
| Hong Wen School | Primary | 1.3 km |
| Balestier Hill Primary School | Primary | 1.4 km |
| School of Science and Technology | Jc | 1.5 km |
| Beatty Secondary School | Secondary | 1.6 km |
| CHIJ Secondary (Toa Payoh) | Secondary | 1.6 km |
| De La Salle School | Primary | 1.7 km |
| Farrer Park Primary School | Primary | 1.9 km |
| Red Swastika School | Primary | 1.9 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. Potong Pasir is about 0.58km — 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.
Boutique character. With 76 units, MOONSTONE VIEW 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 0.68km 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 13 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 VIEW 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. 13 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 VIEW?
What is the rental yield for MOONSTONE VIEW?
Is MOONSTONE VIEW freehold or leasehold?
How far is the nearest MRT from MOONSTONE VIEW?
What is the tenure of MOONSTONE VIEW?
How does MOONSTONE VIEW compare to other projects in the district?
What stamp duty applies for a foreign buyer of MOONSTONE VIEW?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 13 transactions analysed
- Rental data: 110 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 VIEW
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.