Moulmein Studios
Overview & Key Facts
Moulmein Studios is a 13-unit boutique condominium on Moulmein Road in District 11 (CCR), positioned in the Newton-Novena residential belt with Novena MRT (North-South Line) at 450 metres. The NSL from Novena connects toward Newton (NSL+DTL interchange), Orchard (NSL+TEL), Toa Payoh, and the full north-south NSL corridor; southward toward Bishan, Ang Mo Kio, and the Yishun terminus.
The rental dataset is the most anomalous in the Batch D cohort: 2 transactions with a median of S$45,000 across 13 units. At S$45,000/month, these rental records are not standard residential condominium lettings. Possible explanations include: (1) an entire floor or multiple units let to a single corporate tenant at a whole-floor commercial rate; (2) URA data capturing a serviced residence or corporate housing arrangement rather than individual unit residential tenancy; (3) the development operating as or transitioning to a boutique hotel or short-term business accommodation model; or (4) a data recording anomaly in the URA dataset. Buyers must investigate the actual tenancy structure directly with the MCST and building management before treating the S$45,000 figure as a standard residential rental benchmark. CHIJ Our Lady Queen of Peace at 170 metres is the most notable school credential for the Moulmein Road address.
The Novena NSL sub-500m access and the CHIJ OLQP 170m proximity are the two strongest verifiable locational credentials. The S$45,000 rental anomaly must be resolved via direct investigation before any acquisition.
Location & Connectivity
Moulmein Road is a quiet residential street in the Newton-Novena D11 CCR belt, running between Thomson Road and the Newton Road roundabout. The D11 CCR Novena character is one of Singapore’s most consistent mid-CCR residential precincts — mature condominiums, private hospitals (Novena Medical Centre, Mount Elizabeth Novena), international schools, and the Goldhill-Newton landed enclave. The precinct is quieter than the Orchard-River Valley D9 axis while retaining full CCR address credentials and NSL access.
Novena MRT (North-South Line) at 450 metres provides NSL access. Southward from Novena: Newton (NSL+DTL interchange, 1 stop — critical multi-line hub), Orchard (NSL+TEL, 2 stops), Somerset (3 stops), Dhoby Ghaut (NSL+NEL+CCL, 4 stops). Northward: Toa Payoh (2 stops), Bishan (NSL+CCL interchange, 4 stops), and the northern NSL corridor.
CHIJ Our Lady Queen of Peace at 170 metres is one of the closest school-to-development distances in the D11 CCR corridor, providing a Phase 2B alumni/Phase 2C 1km advantage for primary school ballot. Novena Medical Centre, Mount Elizabeth Hospital Novena, and Tan Tock Seng Hospital are all within 1km, creating a significant medical-professional tenant population in the broader Novena precinct. United Square shopping mall is adjacent to Novena MRT.
Schools & Education
2 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| CHIJ Our Lady Queen of Peace | primary | Within 1 km |
| St. Margaret's Secondary School | secondary | Within 1 km |
| St. Margaret's Primary School | primary | Within 1 km |
| 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 |
Facilities
At 13 units with an unconfirmed TOP year, Moulmein Studios’ in-development facility profile is minimal for a D11 CCR boutique — likely basic common area amenities, parking, and security as the primary shared infrastructure. The “Studios” designation in the development name may indicate compact studio or 1BR format units, which would be consistent with the anomalous rental records if those records reflect whole-building corporate tenancy rather than individual unit standard residential lettings.
The Novena-Moulmein external amenity layer is excellent: United Square mall at Novena MRT, Novena Medical Centre and Mount Elizabeth Novena Hospital within 800 metres (medical-staff tenant anchor), Newton Food Centre hawker at 800 metres (NSL/DTL interchange), and the full Singapore private medical belt of the Thomson-Newton-Novena corridor.
Neighbourhood Comparison
D11 CCR boutique comparables in the Novena-Moulmein corridor include Peppermint Grove (Newton Road, 15 units, 99yr/70yr, Novena NSL 360m, 21 rentals median S$3,350), which provides the closest standard-residential peer comparison for the same Novena NSL sub-500m catchment. The S$3,350 median at Peppermint Grove versus the S$45,000 anomaly at Moulmein Studios confirms that the Moulmein Studios rental data does not reflect the standard residential market — a well-let D11 CCR boutique at equivalent Novena NSL distance trades at S$3,000–S$6,000/month for standard residential units.
If Moulmein Studios is confirmed as standard residential and the URA records are explained by a data anomaly, the correct benchmark rental is the S$3,500–S$5,500/month range for a compact D11 CCR 1BR-2BR at Novena NSL sub-500m — a coherent proposition at D11 RCR-CCR boutique pricing. The CHIJ OLQP 170m position is stronger than any D11 CCR peer in the Batch D cohort on school proximity.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| MOULMEIN STUDIOS | — | 13 | — | |
| 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 MOULMEIN STUDIOS across multiple dimensions.
What Residents Say
“Moulmein Road is a quiet D11 CCR street between Thomson and Newton Road — very residential, mature trees, low traffic. Novena NSL at 450 metres gives you Newton interchange in 1 stop and Orchard in 2 stops. CHIJ OLQP at 170 metres is essentially doorstep for the primary school ballot. The rental anomaly in the URA data needs to be explained before any investor acts on it.”
— Moulmein Road area resident via Singapore Expats forum
“S$45,000/month on two transactions across 13 residential units is not a retail rental rate — it is almost certainly a corporate whole-floor or serviced-residence let. Investors must establish whether Moulmein Studios has URA residential or commercial planning approval, and whether the MCST by-laws permit the apparent tenancy structure. Resolve this before viewing, let alone bidding.”
— D11 CCR investment analyst via EdgeProp research
Strengths & Weaknesses
- Novena MRT (NSL) at 450m — sub-500m North-South Line access; Newton DTL+NSL interchange 1 stop south
- CHIJ Our Lady Queen of Peace (OLQP) at 170m — effectively doorstep Phase 2C Group 1 primary school ballot
- D11 CCR Newton-Novena residential belt — private hospital cluster, established precinct
- United Square mall at Novena MRT — retail and F&B directly at the transit node
- Newton Food Centre hawker at ~800m (Newton MRT interchange) — accessible by 1 NSL stop
- ANOMALOUS RENTAL DATA: S$45,000/month median (2 records) — not standard residential; investigate tenancy model urgently
- Verify URA planning status (residential vs. commercial) and MCST by-laws before any viewing
- Tenure unknown — SLA title search essential for lease, CPF eligibility, and financing confirmation
- 13 units, studio/compact format implied by name — limited secondary market and buyer pool
- No resale data — acquisition price requires independent valuation
- Novena NSL at 450m — not sub-400m; 6-minute walk to platform
- TOP year unconfirmed — building age and structural condition inspection required
Verdict
Moulmein Studios on Moulmein Road presents a D11 CCR boutique profile anchored by Novena NSL sub-500m access, CHIJ Our Lady Queen of Peace at 170 metres, and the established Newton-Novena medical and residential precinct. The rental dataset (2 records, S$45,000 median) is definitively anomalous and requires direct investigation before any yield modelling. The S$45,000 figure is not a residential market rent — it is a signal that the development may operate under a non-standard tenancy model.
For buyers who complete the due diligence (MCST investigation, URA planning status, current occupancy model) and confirm the development operates as standard residential strata, the Novena NSL sub-500m and CHIJ OLQP 170m credentials are genuine D11 CCR assets. For buyers unable to resolve the tenancy model before commitment, the risk profile is too uncertain for a conventional yield-based acquisition decision.