Miro
Overview & Key Facts
MIRO is an 85-unit freehold condominium by Far East Organization, completed in 2012 and situated along Lincoln Road in District 11 — one of Singapore's most coveted Core Central Region addresses. The development takes its name from the Spanish surrealist artist Joan Miró, and its architectural philosophy embraces a clean contemporary modernism that carries through the building facade, communal spaces, and interior design language. Lincoln Road itself is the quiet residential spine of the Newton-Novena corridor: mature tree-lined streetscapes, low-traffic land use, and a distinctly unhurried residential character that contrasts sharply with the high-density commercial fabric of Orchard and Novena just minutes away.
Far East Organization needs no introduction in the Singapore private residential market. Founded in 1960, it is Singapore's largest private property developer, with a CCR portfolio spanning Districts 9, 10, and 11 that few developers can rival in breadth or depth. Their developments are known for durable construction, thoughtful common area programming, and a brand credibility that consistently attracts quality tenants and owner-occupiers. MIRO sits within a distinguished Far East lineage of boutique CCR freehold products — and at $1,624 PSF, it is priced at one of the most competitive entry points in the Far East D11 portfolio relative to its vintage and location credentials.
Market positioning is where MIRO's story becomes genuinely interesting. At a median transacted price of $2.1 million and $1,624 PSF, it sits below Soleil @ Sinaran — a 99-year leasehold D11 development — at $1,970 PSF. In other words, MIRO offers freehold D11 Lincoln Road ownership at a lower PSF than a same-district leasehold competitor. This structural pricing anomaly is one of the most compelling value propositions currently available in the D11 resale market and is the primary reason the development merits serious attention from freehold-seeking CCR buyers.
The location fundamentals underpin the value case with exceptional consistency. Newton MRT interchange (NS21/DT11) — offering dual North-South Line and Downtown Line access — is 480 metres from the development. St Margaret Primary School is 160 metres away, a proximity that places MIRO among the closest private condominiums in all of D11 to a major MOE primary school. Walkability scores 86 out of 100, among the highest in the district. Gross yield of 3.43% is meaningfully above the D11 CCR average for freehold stock, supported by 147 recorded rental transactions across just 85 units — a rental turnover rate of 1.7x that signals genuine and deep market demand.
Location & Connectivity
Lincoln Road is the defining residential address of the Newton-Novena CCR corridor. Flanked by low-rise housing, mature roadside trees, and predominantly residential land use, it is one of the few streets in District 11 that combines genuine urban quiet with exceptional connectivity infrastructure. Unlike many D9 and D10 addresses where lifestyle amenity and ambient commercial activity trade off against residential tranquility, Lincoln Road sits in a neighbourhood equilibrium: close enough to the Novena mall cluster, Newton Food Centre, and the Orchard retail belt to benefit from all their amenities, yet sufficiently insulated from their noise and foot traffic to function as a genuine residential retreat.
Newton MRT interchange (NS21/DT11) at 480 metres is the headline connectivity asset. As a full interchange station, it provides simultaneous access to the North-South Line — connecting residents to Orchard (1 stop), City Hall (3 stops), and Woodlands — and the Downtown Line, which runs east to Stevens, Botanic Gardens, Bugis, and Bayfront. This dual-line configuration from a single interchange, at under a 10-minute walk, is a connectivity profile that many significantly more expensive D9 and D10 addresses cannot match. Novena MRT (NS20) at 740 metres offers a secondary North-South Line option for residents who prefer a shorter walk to the less busy station.
The school cluster surrounding MIRO is among the most concentrated and sought-after in the entire district. St Margaret Primary School is 160 metres away — a proximity that is effectively doorstep for a major MOE primary school, and one that is nearly unmatched in the D11 private residential market. Singapore Chinese Girls School (Primary) is 730 metres away, ACS Primary is 800 metres away, CHIJ Our Lady Queen of Peace is 910 metres away, ACS Junior is 1 kilometre away, and St Joseph Institution is 1.29 kilometres away. The full D11 school belt — one of the most competitive primary school catchments in Singapore — is accessible within a 1.3-kilometre radius of Lincoln Road.
Daily life infrastructure reinforces the walkability score of 86 out of 100. Newton Food Centre — arguably Singapore's most iconic and beloved hawker centre, with queues that regularly attract both residents and visitors — is within 500 metres. The Novena mall cluster (Velocity, Square 2, Novena Medical Centre, United Square) is a 10-minute walk. Mount Elizabeth Novena Hospital is nearby for the medical tenant and owner-occupier segment that constitutes a meaningful share of D11 rental demand.
Lincoln Road benefits from a connectivity configuration that is unusual even within District 11: Newton MRT interchange (NSL/DTL) at 480 metres to the south, and Novena MRT (NSL) at 740 metres to the north. Rather than being bracketed by a single line, Lincoln Road residents have genuine 5-to-8 minute walking access to two separate stations serving different routing preferences. Travellers heading to Orchard or City Hall can use Newton (NSL) directly. Travellers heading to Botanic Gardens, Stevens, or the Downtown Line eastern corridor use Newton (DTL). Travellers preferring a quieter, less-transfer experience on the NSL can use Novena. This optionality — two stations, two lines, within 740 metres — is a commuting luxury that Lincoln Road residents take for granted but that most Singapore addresses simply do not possess.
Schools & Education
5 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| St. Margaret's Primary School | primary | Within 1 km |
| St. Margaret's Secondary School | secondary | Within 1 km |
| Singapore Chinese Girls' School (Primary) | primary | Within 1 km |
| Anglo-Chinese School (Primary) | primary | Within 1 km |
| CHIJ Our Lady Queen of Peace | primary | Within 1 km |
| ACS (Junior) | primary | Within 1 km |
| St. Anthony's Primary School | primary | ~1.1 km |
| St. Joseph's Institution | secondary | ~1.3 km |
Facilities
MIRO is an 85-unit Far East Organization boutique — and the facilities package reflects the considered, quality-over-breadth approach that characterises Far East Organisation CCR developments at this scale. The development offers a swimming pool, gymnasium, barbecue area, and function room: a focused amenity set that covers the practical needs of the resident profile without overbuilding for a site footprint that does not require resort-scale infrastructure. Far East Organisation's maintenance standards are consistently regarded as above-average in the Singapore private residential market; owners and tenants at their developments routinely report responsive management and well-kept common areas, and MIRO, at 12 years old in 2024, remains a development that presents well for its vintage.
The rental data provides the clearest independent validation of MIRO's liveability. With 147 recorded rental transactions across 85 units, the development has generated a rental turnover rate of 1.7x — meaning every unit has, on average, been rented out nearly twice over the development's rental history. Average monthly rent of $6,433 against a median of $6,000 points to a broad and diverse tenant base: Newton-Novena professionals, medical sector workers from the nearby hospital cluster, and the family rental segment drawn to St Margaret Primary 160 metres away and the full D11 school corridor. A gross yield of 3.43% for a D11 CCR freehold development is genuinely above the district average and reflects the structural depth of this rental demand.
"Newton MRT is genuinely 5 minutes on foot — I timed it. And St Margaret Primary is 2 minutes from the front gate. We had concerns about whether a 2012 Far East building would show its age, but the pool and common areas are maintained to a high standard. The management is responsive and the building feels looked after."
— Owner-occupier family, purchased for school access and MRT proximity
Newton Food Centre, operated by NEA and one of Singapore's most visited and celebrated hawker centres, is approximately 500 metres from MIRO. Open daily from late afternoon through the early hours of the morning, it offers dozens of stalls spanning char kway teow, satay, oyster omelette, barbecue seafood, and a full range of Singaporean hawker classics. For MIRO residents, this is not merely a casual dining option — it functions as a social anchor for evening meals, a venue for entertaining visiting family and overseas guests, and a daily reminder of the irreplaceable neighbourhood character that Lincoln Road carries. The proximity to Newton Food Centre is an amenity no new-launch development in Singapore can replicate simply by specifying a larger clubhouse.
Unit Sizes & Layout
MIRO's 85-unit count and average transacted price of $2,311,626 against a median of $2,100,000 indicate a unit mix spread across 1-bedroom, 2-bedroom, and 3-bedroom configurations, with the gap between average and median reflecting the influence of larger 3-bedroom transactions on the mean. At $1,624 PSF, the implied quantum for a 1,200 square foot 2-bedroom unit is approximately $1.95 million, while a 1,400 square foot 3-bedroom unit sits at approximately $2.27 million — consistent with the median price point. These quantum levels position MIRO as accessible for D11 CCR freehold buyers relative to many peers: the $2.1 million median entry compares favourably against new-launch or recently TOP'ed CCR alternatives at $3,000 PSF and above.
The rental profile confirms that unit sizes are well-calibrated to the Newton-Novena professional tenant market. Average monthly rent of $6,433 against a median of $6,000 implies a tenant base that values the dual-MRT access and the school proximity over unit square footage as the primary drivers of leasing decisions. The yield of 3.43% is a direct function of this rental depth: even at $2.1 million median purchase price, monthly rent of $6,000 sustains a gross yield that exceeds the typical D11 CCR freehold benchmark of 2.5% to 3.0%. For investor-buyers, this is the arithmetic that makes MIRO distinctive in the current D11 market.
Lincoln Road is a low-traffic residential street with minimal vehicular noise during the day and near-silence at night — which inverts the typical convention of favouring rear-facing stacks. Front-facing units on Lincoln Road benefit from a pleasant street-level aspect overlooking the tree-lined road, while potentially offering better natural light and ventilation than units facing internal development areas. Buyers should request floor plans and confirm which stacks have Lincoln Road frontage versus internal courtyard or service-facing aspects, as the boutique 85-unit site means orientation and floor level both materially affect daily liveability and natural light access.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 11 | $1,588 | $2,004,545 |
| 4 BR | 4 | $1,495 | $2,213,000 |
| 5 BR | 4 | $1,675 | $3,254,722 |
Pricing & Market Position
Based on 19 recorded transactions, sale prices range from $1,700,000 to $3,500,000, averaging $2,311,626 (~$1,615 psf).
Rents range from $3,200 to $17,000 per month across 149 rental transactions. Current rental yield sits at approximately 3.4%.
Price Appreciation
From 2021 to 2025, the average PSF has appreciated by 7.7% (from $1,509 to $1,624 psf).
Neighbourhood Comparison
The most instructive comparison for MIRO is The Lincoln Modern — the neighbouring SC Global development on the same Lincoln Road address, completed in 2003 and currently trading at approximately $2,076 PSF. MIRO, as the newer development by nine years, trades at $1,624 PSF — a $452 PSF discount despite offering a more recent vintage, equivalent location, and the same freehold tenure. The gap reflects the market premium assigned to SC Global's boutique luxury brand positioning over Far East Organization's institutional quality positioning, a premium that has no bearing on land title, school proximity, or MRT access. Buyers who evaluate on fundamentals rather than brand will find MIRO the more rational purchase at this price spread. The situation is analogous to paying $452 PSF extra on a neighbouring D11 street for a nine-year-older building because of developer branding.
Against Soleil @ Sinaran ($1,970 PSF, 99-year leasehold, 2006, 417 units), MIRO presents the starkest structural anomaly: it is freehold, six years newer, and available at $346 PSF less. Soleil is a larger, higher-density development with more extensive facilities, but the freehold versus leasehold differential alone typically justifies a 15–20% PSF premium for the freehold asset. MIRO effectively delivers the inverted outcome — freehold at a lower PSF — which is a direct function of Soleil's prime Sinaran Drive location adjacent to Novena Square and the higher commercial visibility that carries a scarcity premium in its own right. For buyers who are specifically targeting freehold tenure and are not committed to a Sinaran Drive address, MIRO's pricing is the better entry. Against Peak Residence (FH, $2,489 PSF, 90 units) and Pullman Residences Newton (FH, $3,075 PSF, 340 units, 2020 vintage), MIRO offers the same freehold D11 corridor at $865 to $1,451 PSF less — with the yield differential between MIRO's 3.43% and the sub-3% returns typical of the higher-PSF peers making the income case compelling for yield-focused buyers.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| MIRO | Freehold | 2012 | 85 | $1,615 |
| PULLMAN RESIDENCES NEWTON | Freehold | 2021 | 340 | $3,074 |
| WATTEN HOUSE | Freehold | 2023 | 180 | $3,236 |
| SOLEIL @ SINARAN | 99 yrs lease commencing from 2006 | 2011 | 417 | $1,970 |
| PEAK RESIDENCE | Freehold | 2021 | 90 | $2,489 |
| AMARYLLIS VILLE | 99 yrs lease commencing from 1997 | 2004 | 311 | $1,903 |
ShiokNest Scores
Our proprietary scoring system evaluates MIRO across multiple dimensions.
What Residents Say
"St Margaret Primary is 2 minutes from the front door of the development. Our daughter has never been late to school and we have never had to arrange school transport. In D11, having a top primary school at 160 metres is a combination that is almost impossible to find. We looked at six other condominiums before choosing MIRO and nothing else came close on school proximity."
— Owner-occupier parent, purchased for St Margaret Primary P1 access
"I bought MIRO as a rental investment because the Far East brand consistently attracts professional tenants and the Newton MRT interchange is genuinely walkable. The yield has held at above 3.4% since I purchased. A freehold D11 property returning 3.43% gross when the D11 CCR average is closer to 2.5% is not something that comes along often. The tenant quality has been consistently strong — medical professionals, finance sector workers, and families targeting the school belt."
— Investor-owner, renting continuously since 2020
"Full transparency: the building is 12 years old and certain finishes show their vintage. If you are comparing MIRO to a 2022 or 2023 launch, the specification difference will be apparent. But the Newton MRT access and the school proximity are not things you can upgrade or refurbish — they are fixed location advantages that newer launches in D11 at $3,000 PSF cannot take away. The cost-per-advantage calculation still favours MIRO for buyers who are rational about the trade-offs."
— Long-term resident, owner since 2016
Strengths & Weaknesses
- Far East Organization developer — Singapore's largest private developer, unmatched CCR D11 portfolio pedigree
- Freehold D11 Lincoln Road at $1,624 PSF — cheaper on a PSF basis than Soleil @ Sinaran 99-year leasehold at $1,970 PSF
- Newton MRT interchange (NSL/DTL) at 480m — dual-line access, 5-minute walk to City Hall and Downtown Line
- St Margaret Primary at 160m — among the closest major MOE primary schools to any private condominium in D11
- Walkability 86/100 — among D11's highest walkability scores
- Gross yield 3.43% — significantly above D11 CCR freehold average of 2.5%–3.0%
- 147 rental transactions for 85 units — 1.7x rental turnover confirming deep and consistent rental demand
- 2012 vintage — newer than The Lincoln Modern (2003) on the same Lincoln Road at a $452 PSF discount
- SCGS Primary 730m, ACS Primary 800m, CHIJ OLQP 910m, ACS Junior 1km — full D11 school belt within 1km
- Newton Food Centre approximately 500m — Singapore's most iconic hawker centre at walkable distance
- Profitability N/A — no profitability score data available (data limitation, not a structural concern)
- Investment score 57/100 — moderate for a premium D11 CCR address; limited near-term capital appreciation catalyst
- En-bloc score 44/100 — below the threshold for a realistic near-term collective sale event at 85 units
- $1,624 PSF is cheaper than 99-year leasehold Soleil @ Sinaran at $1,970 PSF — pricing anomaly may reflect residual market perception discount vs SC Global neighbour
- Average price $2.31M vs median $2.1M — gap indicates some high-value unit transactions pulling the mean above the typical purchase quantum
- 2012 vintage building showing 12 years of age — finishes and fittings will not match 2020+ new-launch specifications
Verdict
MIRO by Far East Organization is one of the most coherent value propositions in the D11 CCR resale market today. The combination of Far East Organization developer pedigree, freehold title, Newton MRT interchange at 480 metres, walkability 86 out of 100, St Margaret Primary at 160 metres, and a gross yield of 3.43% is exceptionally difficult to assemble in a single D11 address. Each of these factors individually commands a premium in the CCR market; their simultaneous presence in an 85-unit boutique at $1,624 PSF is the anomaly that makes MIRO worth scrutinising carefully.
The most striking element of MIRO's value case is the PSF inversion relative to nearby leasehold peers. Soleil @ Sinaran — a 99-year leasehold 2006 D11 development — trades at $1,970 PSF. MIRO is freehold, newer by six years, on the same Lincoln Road corridor, and available at $346 PSF less. In a market where freehold status routinely commands a 15–20% PSF premium over comparable leasehold stock, this inversion is structurally anomalous. The most likely explanation is that MIRO's Far East Organization brand carries a modest discount relative to luxury boutique developers (such as SC Global's The Lincoln Modern next door at $2,076 PSF) — but for buyers prioritising the economics of freehold ownership over brand prestige, the anomaly is a genuine buying opportunity.
The trade-offs should be stated plainly. The investment score of 57 out of 100 is moderate, indicating limited near-term capital appreciation catalysts relative to newer or more brandname CCR developments. The en-bloc score of 44 out of 100 is below the threshold that would make collective sale a realistic near-term event. Profitability data is not available for this development, which is a minor informational gap rather than a structural concern. The building is 12 years old, and while Far East Organisation maintenance standards are above average, buyers should conduct a thorough inspection and factor in potential upgrading costs. For buyers who accept these trade-offs and are seeking a well-located, income-generating, freehold D11 asset at a rational price, MIRO presents a case that is difficult to dismiss.