MOULMEIN STUDIOS is a 99-year leasehold development along MOULMEIN ROAD in District 11 (Newton / Novena), part of the CCR segment of Singapore's private residential market. The project comprises 13 units and is an established secondary-market project.
This profile draws on 0 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 11 (Newton / Novena), the immediate context for MOULMEIN STUDIOS 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 0 sales and 2 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the MOULMEIN STUDIOS dashboard.
- · CCR · D11 · 13 units
About MOULMEIN STUDIOS
MOULMEIN STUDIOS is a condominium, located at MOULMEIN ROAD in District 11 (Watten Estate, Novena, Thomson) (Core Central Region), comprising 13 residential units.
Rental Market Overview
MOULMEIN STUDIOS has recorded 2 rental transactions with monthly rents averaging $34,500/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 2 | $34,500/mo | $24,000/mo | $45,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 1 | $24,000/mo |
| 2023 | 1 | $45,000/mo |
Loading chart data...
Competing Condos in District 11
Side-by-side comparison against the most actively traded condos in District 11 (Watten Estate, Novena, Thomson):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| PULLMAN RESIDENCES NEWTON | Freehold | 340 | $3,074 psf | 288 |
| WATTEN HOUSE | Freehold | 180 | $3,236 psf | 179 |
| SOLEIL @ SINARAN | 99 yrs lease commencing from 2006 | 417 | $1,970 psf | 92 |
| PEAK RESIDENCE | Freehold | 90 | $2,489 psf | 90 |
| AMARYLLIS VILLE | 99 yrs lease commencing from 1997 | 311 | $1,903 psf | 72 |
Location Map
Map shows MOULMEIN STUDIOS (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- MOULMEIN STUDIOS
- Novena MRT
- Farrer Park MRT
- Newton MRT
- Newton MRT
- Little India MRT
- CHIJ Our Lady Queen of Peace
- St. Margaret'
- St. Margaret'
Nearby MRT Stations
MOULMEIN STUDIOS is 450m from Novena MRT (North-South Line), with 6 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Novena | NS20 | North-South Line | 450m |
| Farrer Park | NE8 | North-East Line | 1.0 km |
| Newton | NS21 | North-South Line | 1.2 km |
| Newton | DT11 | Downtown Line | 1.2 km |
| Little India | NE7 | North-East Line | 1.4 km |
| Little India | DT12 | Downtown Line | 1.4 km |
Nearby Schools
There are 21 schools within 2 km of MOULMEIN STUDIOS, including 3 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| CHIJ Our Lady Queen of Peace | Primary | 170m |
| St. Margaret's Secondary School | Secondary | 690m |
| St. Margaret's Primary School | Primary | 740m |
| Farrer Park Primary School | Primary | 1.1 km |
| Singapore Chinese Girls' School (Primary) | Primary | 1.3 km |
| St. Joseph's Institution | Secondary | 1.4 km |
| Anglo-Chinese School (Primary) | Primary | 1.4 km |
| LASALLE College of the Arts | Tertiary | 1.5 km |
| Beatty Secondary School | Secondary | 1.5 km |
| New Town Primary School | Primary | 1.6 km |
| ACS (Junior) | Primary | 1.6 km |
| School of Science and Technology | Jc | 1.7 km |
Genuine walk-to-MRT access. Novena sits about 0.45km 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 13 units, MOULMEIN STUDIOS 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. CHIJ Our Lady Queen of Peace sits about 0.17km 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 0 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.
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": "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": "amber",
"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: MOULMEIN STUDIOS 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. 0 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 MOULMEIN STUDIOS?
What is the rental yield for MOULMEIN STUDIOS?
Is MOULMEIN STUDIOS freehold or leasehold?
How far is the nearest MRT from MOULMEIN STUDIOS?
What is the tenure of MOULMEIN STUDIOS?
How does MOULMEIN STUDIOS compare to other projects in the district?
What stamp duty applies for a foreign buyer of MOULMEIN STUDIOS?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Rental data: 2 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 MOULMEIN STUDIOS
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.