Mosella
Mosella is a freehold condominium in District 13 (Macpherson, Braddell), within Singapore's Outside Central Region (OCR). Completed in 2013, the development comprises 7 units. Sale and rental figures on this page are compiled from URA transaction records. Nearby developments in District 13 can be compared on ShiokNest's district analytics pages.
Overview & Key Facts
MOSELLA is a freehold condominium at MUSWELL HILL in District 13 (OCR), developed by COUNTRY LAND PTE LTD, comprising 7 units, completed in 2013.
Location & Connectivity
MOSELLA is approximately 840m from Lorong Chuan MRT station, with 4 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Lorong Chuan | Circle Line | 840m |
| Woodleigh | North-East Line | 1.1 km |
| Serangoon | North-East Line | 1.4 km |
| Serangoon | Circle Line | 1.4 km |
Schools & Education
18 schools within 2 km (3 within 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 |
Market Position
MOSELLA has recorded 2 sales at an average price of $3,062,500.
Neighbourhood Comparison
| Condo | Tenure | Avg PSF | Sales |
|---|---|---|---|
| THE WOODLEIGH RESIDENCES | 99 yrs lease commencing from 2017 | $2,234 psf | 401 |
| THE TRE VER | 99 yrs lease commencing from 2018 | $1,922 psf | 301 |
| BARTLEY RIDGE | 99 yrs lease commencing from 2012 | $1,719 psf | 280 |
| PARK COLONIAL | 99 yrs lease commencing from 2017 | $2,151 psf | 251 |
| THE POIZ RESIDENCES | 99 yrs lease commencing from 2014 | $1,878 psf | 226 |
What Could Work Against You
- With just 0 sales in the trailing year, pricing signals are indicative rather than definitive; expect wider bid-ask spreads when you negotiate.
- The 7-unit size cuts both ways: exclusivity, but thinner resale liquidity and higher per-unit maintenance contributions than larger estates.
Best suited for
Who This Actually Suits
The profile fits families with young children, car-owning households, quiet sanctuary seekers and long-term hold (10+ yr) best. Family-suitable layout and OCR (Outside Central Region) location with established school catchments nearby.
For first-time hdb upgraders, it can work — but weigh the trade-offs before committing.
short-term flippers (<5 yr) should probably look elsewhere. TOP 2013 keeps the SSD window in mind for buyers exploring the 3-5 year resale-arbitrage strategy.
One caution flagged here: avoid if mrt-dependent — MRT access is meaningfully constrained — transit-dependent buyers should consider better-connected alternatives.
Verdict
MOSELLA is a freehold development in District 13 (OCR), with 7 units, offering a gross yield of 3.1%.
Explore the full MOSELLA dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing MOSELLA against staying public? These HDB towns sit within walking or short-drive distance:
FAQ
What is the average PSF for MOSELLA?
Is MOSELLA freehold?
What is the rental yield for MOSELLA?
Which MRT is nearest to MOSELLA?
Sources & Next Steps
- MOSELLA Dashboard — Live charts and analytics
- URA — Official transaction data
- District 13 (Macpherson, Braddell) — District 13 neighbourhood guide
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
- Rental data: 4 leases
- Source: URA
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: May 2021 · 2 records analysed · Source: URA private-sale caveats