MUGLISTON HILL is a 999 yrs lease commencing from 1886 development along MUGLISTON PARK in District 28 (Seletar / Yio Chu Kang), part of the OCR segment of Singapore's private residential market. The project comprises a compact unit count and is an established secondary-market project.
This profile draws on 16 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 28 (Seletar / Yio Chu Kang), the immediate context for MUGLISTON HILL 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 16 sales and 18 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the MUGLISTON HILL dashboard.
- Average sale price: $3,839,168 across 16 transactions
- Estimated gross rental yield: 1.5%
- District 28 PSF ranking: Premium tier (top 22%)
- 999 yrs lease commencing from 1886 · OCR · D28
About MUGLISTON HILL
MUGLISTON HILL is a 999 yrs lease commencing from 1886 condominium, located at MUGLISTON PARK in District 28 (Seletar) (Outside Central Region).
Unit Mix Distribution
Transaction data breakdown by bedroom type at MUGLISTON HILL:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 4 BR | 9 | $1,809 psf | $3,339,756 |
| 5+ BR | 7 | $1,480 psf | $4,481,270 |
Sales Market Overview
MUGLISTON HILL has recorded 16 sale transactions with an average transaction price of $3,839,168, ranging from $2,500,000 to $6,000,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 3 | $1,384 psf | $2,561,667 | — |
| 2022 | 3 | $1,554 psf | $4,349,333 | ↑ 12.3% |
| 2023 | 2 | $1,715 psf | $4,705,000 | ↑ 10.3% |
| 2024 | 5 | $1,865 psf | $3,896,738 | ↑ 8.8% |
| 2025 | 3 | $1,690 psf | $3,933,333 | ↓ 9.4% |
MUGLISTON HILL ranks in the top 22% of condos in District 28 by average PSF.
Compared to the OCR average of $1,550 psf, MUGLISTON HILL trades 7.4% above the segment benchmark.
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Rental Market Overview
MUGLISTON HILL has recorded 18 rental transactions with monthly rents averaging $4,786/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 18 | $4,786/mo | $3,050/mo | $6,900/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 1 | $3,050/mo |
| 2022 | 8 | $3,938/mo |
| 2023 | 3 | $5,199/mo |
| 2024 | 1 | $6,200/mo |
| 2025 | 5 | $5,960/mo |
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Investment Analysis
Based on average rents and sale prices, MUGLISTON HILL delivers an estimated gross rental yield of 1.5%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
Competing Condos in District 28
Side-by-side comparison against the most actively traded condos in District 28 (Seletar):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| PARC GREENWICH | 99 yrs lease commencing from 2020 | 496 | $1,234 psf | 496 |
| HIGH PARK RESIDENCES | 99 yrs lease commencing from 2014 | 1376 | $1,481 psf | 406 |
| THE TOPIARY | 99 yrs lease commencing from 2012 | 700 | $1,219 psf | 397 |
| PARC BOTANNIA | 99 yrs lease commencing from 2016 | 735 | $1,592 psf | 206 |
| SELETAR HILLS ESTATE | 999 yrs lease commencing from 1879 | — | $1,494 psf | 194 |
Location Map
Map shows MUGLISTON HILL (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- MUGLISTON HILL
- Layar MRT
- Fernvale MRT
- Tongkang MRT
- Renjong MRT
- Thanggam MRT
- North Vista Primary School
- North Vista Secondary School
- Chongfu School
Nearby MRT Stations
MUGLISTON HILL is 600m from Layar MRT (Sengkang LRT), with 6 stations within 1.5 km.
Nearby Schools
There are 14 schools within 2 km of MUGLISTON HILL, including 4 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| North Vista Primary School | Primary | 230m |
| North Vista Secondary School | Secondary | 230m |
| Chongfu School | Primary | 690m |
| Fernvale Primary School | Primary | 720m |
| Presbyterian High School | Secondary | 1.2 km |
| Nan Chiau Primary School | Primary | 1.3 km |
| Anchor Green Primary School | Primary | 1.4 km |
| Sengkang Secondary School | Secondary | 1.5 km |
| Townsville Primary School | Primary | 1.5 km |
| Seng Kang Primary School | Primary | 1.7 km |
| Compassvale Primary School | Primary | 1.9 km |
| Compassvale Secondary School | Secondary | 1.9 km |
Walking-distance MRT. Layar is about 0.60km — 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.
School-belt proximity. North Vista Primary School sits about 0.23km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Mature streetscape and amenity coverage. The immediate neighbourhood has the daily-living amenity profile of an established residential precinct — hawker centres, supermarkets, clinics, parks within a short walk or drive. The convenience compounds over a hold, even if no single amenity is a headline feature.
Thin transaction history. With only 16 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": "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": "green",
"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: MUGLISTON HILL 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. 16 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 MUGLISTON HILL?
What is the rental yield for MUGLISTON HILL?
Is MUGLISTON HILL freehold or leasehold?
How far is the nearest MRT from MUGLISTON HILL?
What is the tenure of MUGLISTON HILL?
How does MUGLISTON HILL compare to other projects in the district?
What stamp duty applies for a foreign buyer of MUGLISTON HILL?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 16 transactions analysed
- Rental data: 18 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 MUGLISTON HILL
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.