Moonstone View
Overview & Key Facts
Moonstone View is a compact freehold boutique development tucked along Moonstone Lane in District 12, just off Upper Serangoon Road in the Potong Pasir neighbourhood. Completed in 2000 by City Developments Limited, it comprises 76 units across a small low-rise footprint — a sharp contrast to the mega-developments that dominate newer launches in the RCR.
For buyers who prioritise the quiet of a small estate, the permanence of freehold tenure, and the relative affordability of D12 over the more expensive D9/D10/D11 core, Moonstone View sits in a sweet spot. Its recent transaction history shows an average PSF of around S$1,496 in the last 12 months, with median prices near S$1,205,000 — entry pricing that remains rare for freehold RCR condos within walking distance of an MRT station.
The development’s age (roughly 26 years post-TOP) means buyers should expect renovations rather than new-build polish. But its small unit count, mature landscaping, and direct proximity to Potong Pasir MRT give it a character that newer 300-unit launches in the same corridor struggle to replicate.
Location & Connectivity
Moonstone View’s strongest locational asset is Potong Pasir MRT on the North-East Line, roughly 580 metres away — an 8 to 10 minute walk. That single-stop connection gives residents a direct ride into Dhoby Ghaut (5 stops, ~10 minutes) and Harbourfront, while Geylang Bahru and Boon Keng stations on the Downtown and North-East Lines are also within a kilometre for households who prefer alternative routing.
Drivers get the better of both worlds: the Central Expressway (CTE) is minutes from the doorstep via Braddell Road, putting the CBD within a 10–15 minute commute in off-peak conditions. Orchard Road is similarly close, and the Kallang-Paya Lebar Expressway opens access to the eastern corridor.
For daily amenities, NEX at Serangoon is two MRT stops away — one of Singapore’s strongest suburban malls, with FairPrice Xtra, a public library, cinemas and a broad F&B mix. Closer to home, the shophouses along Upper Serangoon Road and the Sennett Estate hawker area offer the everyday coffee-shop fabric that residents of the area tend to value. The Woodleigh Village and Bidadari precinct, currently building out, will add meaningful retail within a 15-minute walk as those projects complete.
Schools & Education
2 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Bendemeer Secondary School | secondary | Within 1 km |
| Bendemeer Primary School | primary | Within 1 km |
| Stamford Primary School | primary | Within 1 km |
| Assumption Pathway School | secondary | Within 1 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 |
Facilities
Moonstone View is a 76-unit boutique development — and buyers should calibrate expectations accordingly. The facility set is the classic compact configuration: a swimming pool, a small gym, a BBQ area, and basic landscaping. There is no clubhouse, no tennis court, no function room suite, and no children’s water playground of the kind found in mega-developments like Eight Riversuites or Gem Residences across the district.
What small developments trade away in amenity breadth, they often recover in density and privacy. With only 76 units sharing the pool and gym, waiting times are essentially non-existent and the atmosphere tends toward a low-key, residential feel rather than a resort experience. For singles, couples, and empty-nesters who use facilities casually rather than daily, this trade is frequently worthwhile.
Maintenance fees at small developments often run higher on a per-unit basis simply because the fixed costs of security and landscaping are spread over fewer households. Prospective buyers should request the latest management-corporation financials to confirm the current monthly fee and any upcoming sinking-fund contributions — a 26-year-old development will have accumulated capex items worth understanding.
Unit Sizes & Layout
With only 76 units, Moonstone View’s stack variety is limited, and the majority of transactions historically have been for mid-sized 2- and 3-bedroom configurations suited to small families, couples, and downsizers. The average transacted size and pricing pattern — median around S$1,205,000 — suggests typical units in the 900–1,200 sqft range for the 3-bedroom layouts that dominate the recent sales mix.
Unit orientation is the key variable for prospective buyers to scrutinise. Stacks facing the internal pool and landscaping offer the quietest environment and best long-term outlook; stacks facing Moonstone Lane or Upper Serangoon Road will carry more road-noise exposure, which should be stress-tested during evening viewings rather than assumed away.
Interiors reflect the development’s 2000 completion: buyers should expect to budget S$60,000–S$120,000 for a proper renovation to bring kitchens, bathrooms and flooring up to current standards. The structural bones of CDL-built developments of this vintage are generally sound, but fittings and finishes will need refresh work, and the cost of that refresh should be netted against the headline PSF when comparing to newer stock.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 7 | $1,400 | $1,154,841 |
| 3 BR | 6 | $1,350 | $1,532,667 |
Pricing & Market Position
Based on 13 recorded transactions, sale prices range from $1,060,000 to $1,820,000, averaging $1,329,222 (~$1,496 psf).
Rents range from $1,650 to $5,500 per month across 110 rental transactions. Current rental yield sits at approximately 3.6%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 17.4% (from $1,297 to $1,522 psf).
Neighbourhood Comparison
Within D12, the honest comparison set is a mix of leasehold mega-developments and newer launches. Gem Residences (99-year from 2015, 578 units) transacts around S$1,832 psf — roughly 22% above Moonstone View with a younger lease and far broader facilities, but without freehold tenure. Trevista (99-year from 2008, 590 units) sits at S$1,698 psf with a similar trade-off. Eight Riversuites at S$1,642 psf offers 843 units of scale at the Kallang River.
Verticus is the most direct tenure comparable — a 162-unit freehold at roughly S$2,122 psf. The S$600+ psf gap to Moonstone View reflects Verticus’s newer TOP, modern specs, and richer facility set. A buyer choosing between the two is really choosing whether to pay a 40% premium for fresh build-quality or to accept the renovation work and capture the pricing gap at an older freehold.
The Orie, the newest 99-year launch at S$2,730 psf, sets the ceiling for the district. Moonstone View’s headline PSF sits at 55% of that number with stronger tenure — a stark illustration of how much buyers currently pay for new-build finish and warranty in the RCR.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| MOONSTONE VIEW | Freehold | 2000 | 76 | $1,496 |
| THE ORIE | 99 yrs lease commencing from 2024 | 2025 | 52 | $2,730 |
| EIGHT RIVERSUITES | 99 yrs lease commencing from 2011 | 2016 | 843 | $1,643 |
| GEM RESIDENCES | 99 yrs lease commencing from 2015 | — | 578 | $1,838 |
| TREVISTA | 99 yrs lease commencing from 2008 | — | 590 | $1,702 |
| VERTICUS | Freehold | 2021 | 162 | $2,122 |
ShiokNest Scores
Our proprietary scoring system evaluates MOONSTONE VIEW across multiple dimensions.
What Residents Say
Public resident commentary on Moonstone View is sparse — a natural consequence of its 76-unit footprint. Review platforms like EdgeProp and PropertyGuru carry basic listings and transaction histories but limited written reviews, reflecting a pattern common across boutique developments.
What emerges from the transaction data itself tells a coherent story: rental demand is healthy (108 rental records with median rent of S$3,600 driving a gross yield of around 3.59%), suggesting the location-and-tenure combination resonates with tenants. The skew toward tenanted units is consistent with a small freehold asset near an MRT station — investors and rental-focused owners tend to hold longer, which limits resale turnover but supports pricing stability.
Prospective buyers are strongly encouraged to visit the development at multiple times of day, speak with residents at the pool or void deck, and request recent management-corporation meeting minutes to get a concrete read on neighbour mix, facility condition, and any pending capex items. The online review signal is thin for a reason — it does not substitute for on-site due diligence.
Strengths & Weaknesses
- Freehold tenure — rare at this price point in the RCR
- Potong Pasir MRT under 10 minutes walk (~580m)
- Boutique 76-unit scale — quiet, private, low congestion
- Strong gross rental yield of ~3.59% at current pricing
- CTE access for fast CBD / Orchard commute by car
- Meaningful PSF discount vs newer leasehold neighbours
- Bidadari precinct maturing nearby — medium-term upside
- 8 schools within 1.6km including Bendemeer Primary & Secondary
- Developed by CDL — proven build quality and track record
- Stable rental demand (108 historical rental records)
- Minimal facilities — no tennis court, clubhouse, or function rooms
- 26-year-old building — renovation budget required (S$60k–S$120k)
- Thin resale liquidity — only 13 recent sales on record
- Maintenance fees likely high per-unit due to small base
- Small unit count limits stack variety and view options
- No dedicated kids water-play — weak fit for young families
- Older fixtures and specifications vs newer launches
- Road-facing stacks exposed to Upper Serangoon Road noise
- Limited public review signal — harder to pre-qualify fit
- Sinking-fund capex items likely at this building age
Verdict
Moonstone View is best understood as a value play on freehold tenure and Potong Pasir MRT access, wrapped in a small, quiet boutique package. For the right buyer — a couple, small family, or downsizer who values freehold permanence, an 8-minute walk to the MRT, and the calm of a 76-unit estate over the amenity breadth of a 500-unit development — it punches above its weight at current pricing. The headline PSF of roughly S$1,496 is meaningfully below neighbouring leasehold condos like Gem Residences and Trevista, and sits at less than 55% of The Orie’s launch PSF of S$2,730 despite offering the stronger tenure.
The honest weaknesses are equally clear. Facilities are minimal. The development is 26 years old and will need renovation spend. The small unit count creates liquidity risk — only 13 sales in recent records means pricing benchmarks are thin, and exits may take longer than in mega-developments with hundreds of comparable transactions a year.
For own-stay buyers with a 10+ year horizon who value the freehold stamp and don’t need resort-style facilities, the math works well. For short-horizon investors counting on rapid flips or relying on deep resale liquidity, better-traded developments nearby will serve better despite weaker tenure. And for families who want water playgrounds and function rooms, the fit is honestly poor — no amount of pricing advantage compensates for an amenity mismatch.