MOSELLA is a freehold development along MUSWELL HILL in District 13 (Macpherson / Potong Pasir), part of the OCR segment of Singapore's private residential market. The project comprises 7 units and is TOP 2013.
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 13 years from TOP, MOSELLA 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 13 (Macpherson / Potong Pasir), the immediate context for MOSELLA 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 4 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the MOSELLA dashboard.
- Average sale price: $3,062,500 across 2 transactions
- Estimated gross rental yield: 3.1%
- District 13 PSF ranking: Value tier (top 99%)
- Freehold tenure · OCR · D13 · 7 units
About MOSELLA
MOSELLA is a freehold condominium, located at MUSWELL HILL in District 13 (Macpherson, Braddell) (Outside Central Region), developed by COUNTRY LAND PTE LTD, comprising 7 residential units, completed in 2013.
As a freehold property, MOSELLA does not face lease decay concerns.
Sales Market Overview
MOSELLA has recorded 2 sale transactions with an average transaction price of $3,062,500, ranging from $2,950,000 to $3,175,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 2 | $584 psf | $3,062,500 | — |
MOSELLA ranks in the top 99% of condos in District 13 by average PSF.
Compared to the OCR average of $1,550 psf, MOSELLA trades 62.3% below the segment benchmark.
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Rental Market Overview
MOSELLA has recorded 4 rental transactions with monthly rents averaging $7,825/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 4 | $7,825/mo | $6,800/mo | $10,500/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 2 | $6,900/mo |
| 2022 | 1 | $7,000/mo |
| 2023 | 1 | $10,500/mo |
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Investment Analysis
Based on average rents and sale prices, MOSELLA delivers an estimated gross rental yield of 3.1%. This is above the Singapore-wide benchmark of approximately 3%.
Competing Condos in District 13
Side-by-side comparison against the most actively traded condos in District 13 (Macpherson, Braddell):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| THE WOODLEIGH RESIDENCES | 99 yrs lease commencing from 2017 | 667 | $2,229 psf | 394 |
| THE TRE VER | 99 yrs lease commencing from 2018 | 729 | $1,919 psf | 289 |
| BARTLEY RIDGE | 99 yrs lease commencing from 2012 | 868 | $1,708 psf | 270 |
| PARK COLONIAL | 99 yrs lease commencing from 2017 | 805 | $2,145 psf | 244 |
| THE POIZ RESIDENCES | 99 yrs lease commencing from 2014 | 731 | $1,867 psf | 218 |
Location Map
Map shows MOSELLA (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- MOSELLA
- Lorong Chuan MRT
- Woodleigh MRT
- Serangoon MRT
- Serangoon MRT
- Stamford Primary School
- Assumption Pathway School
- De La Salle School
Nearby MRT Stations
MOSELLA is 840m from Lorong Chuan MRT (Circle Line), with 4 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Lorong Chuan | CC14 | Circle Line | 840m |
| Woodleigh | NE11 | North-East Line | 1.1 km |
| Serangoon | NE12 | North-East Line | 1.4 km |
| Serangoon | CC13 | Circle Line | 1.4 km |
Nearby Schools
There are 18 schools within 2 km of MOSELLA, including 3 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Stamford Primary School | Primary | 980m |
| Assumption Pathway School | Secondary | 980m |
| De La Salle School | Primary | 990m |
| Maris Stella High School (Primary) | Primary | 1.3 km |
| Maris Stella High School | Secondary | 1.3 km |
| Balestier Hill Primary School | Primary | 1.4 km |
| First Toa Payoh Primary School | Primary | 1.5 km |
| Manjusri Secondary School | Secondary | 1.6 km |
| Pei Chun Public School | Primary | 1.6 km |
| School of Science and Technology | Jc | 1.7 km |
| Ai Tong School | Primary | 1.7 km |
| CHIJ Secondary (Toa Payoh) | Secondary | 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.
Boutique character. With 7 units, MOSELLA 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. Stamford Primary School sits about 0.98km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Moderate MRT walk. At 0.84km from the nearest station, the project sits just outside the 800m comfort threshold. Rental tenants notice — yield typically trails truly walkable comparables by 30-50bps in similar segments.
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": "amber",
"reason": "Bus or own-vehicle commute likely required"
},
{
"persona": "Rental investor (yield-focused)",
"fit_color": "red",
"reason": "Thin transaction history makes underwriting fragile"
},
{
"persona": "Foreign professional (expat)",
"fit_color": "amber",
"reason": "Verify tenant-pool depth in immediate catchment"
},
{
"persona": "Long-term hold (10+ yr)",
"fit_color": "green",
"reason": "Tenure supports CPF + buyer-pool through hold"
}
]
Composite assessment: MOSELLA sits in an off-MRT-spine pocket where own-vehicle commuting and a narrower tenant pool define the economics. Suits owner-occupiers who prioritise the specific neighbourhood and lifestyle fit over capital-market efficiency. 2 transactions in URA REALIS provide the data foundation for this view.
Suggested holding period for most buyer profiles: 7-12 years with realistic vacancy and re-let cost assumptions. 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 MOSELLA?
What is the rental yield for MOSELLA?
Is MOSELLA freehold or leasehold?
How far is the nearest MRT from MOSELLA?
What is the tenure of MOSELLA?
How does MOSELLA compare to other projects in the district?
What stamp duty applies for a foreign buyer of MOSELLA?
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: 4 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 MOSELLA
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.