Mulberry Tree
Overview & Key Facts
Mulberry Tree is a small, freehold boutique development tucked along Moulmein Road in the Novena health and medical precinct — part of District 11, one of Singapore’s most established core-central neighbourhoods. Completed in 2011 by Bravo Building Construction, the project comprises just 32 units across a single low-rise block, which places it firmly in the boutique rather than mega-condo category.
The appeal here is straightforward: freehold tenure in prime District 11, walking distance to Novena MRT, and a price point that — by CCR standards — still looks reasonable. Recent EdgeProp data shows transacted PSF in the S$1,700–S$1,800 range, a notable discount to newer launches in the same district such as Pullman Residences Newton (around S$3,000+ psf) and Peak Residence (around S$2,500 psf).
Mulberry Tree is not a development that tries to sell itself on facilities or resort living. With 32 units on a compact plot, the amenity list is deliberately modest. What buyers are really paying for is the postcode, the lease (freehold in perpetuity), and quiet tenancy in a pocket of Moulmein Road flanked by hospitals, international schools, and landed housing.
Location & Connectivity
Location is the single strongest argument for Mulberry Tree. Novena MRT on the North-South Line is approximately 370 metres away — a genuinely walkable 4 to 5 minutes, rather than the aspirational 10-minute walks that some Singapore listings describe. Newton MRT (NSL and Downtown Line interchange) and Farrer Park MRT (NEL) are both just over 1 km away, giving residents a choice of three MRT lines within a comfortable cycling radius.
The medical precinct surrounding the development is one of the densest concentrations of healthcare infrastructure in Southeast Asia — Tan Tock Seng Hospital, Mount Elizabeth Novena, Thomson Medical Centre, and the emerging Health City Novena masterplan all sit within a kilometre. This makes the address particularly attractive to medical professionals, consultants, and patients on extended treatment cycles — a tenant pool that tends to be stable and willing to pay a premium for proximity.
For daily retail, Velocity@Novena Square and Square 2 are both a short walk away, with a FairPrice Finest, food court, cinema, and Novena MRT connected via sheltered underpass. United Square and Novena Medical Centre round out the nearby options. Orchard Road is two MRT stops (Newton interchange) or a 10-minute drive, and the CBD is reachable in roughly 15 minutes off-peak via the CTE.
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 |
| Singapore Chinese Girls' School (Primary) | primary | ~1.1 km |
| Farrer Park Primary School | primary | ~1.2 km |
| Anglo-Chinese School (Primary) | primary | ~1.3 km |
| St. Joseph's Institution | secondary | ~1.3 km |
| LASALLE College of the Arts | tertiary | ~1.5 km |
Facilities
Let’s set expectations honestly: a 32-unit boutique condo on a compact CCR plot does not deliver the sprawling facilities menu you’d find at a 1,000-unit suburban development. Mulberry Tree offers the essentials — a lap pool, a modestly equipped gym, a small communal deck, and basic 24-hour security. There is no clubhouse, no tennis court, no function room cluster, no onsen spa.
For the right buyer, this is a feature rather than a bug. Maintenance fees stay manageable because there’s simply less to maintain. The pool is rarely crowded. There’s no management drama around booking slots. And because the development sits in a walking-distance cluster with Novena Square, United Square, and Velocity, residents effectively outsource their “facilities” to the neighbourhood — gyms, cafes, supermarkets, clinics are all a few minutes away on foot.
Buyers who want resort-style facilities should look elsewhere in the district — Soleil @ Sinaran or Pullman Residences Newton offer a far richer amenity experience. Buyers whose priority is a freehold CCR address with a sensible monthly outgoing will find Mulberry Tree’s lean approach appropriate to the product’s ambitions.
Unit Sizes & Layout
With only 32 units, Mulberry Tree’s unit mix skews toward compact and mid-sized layouts designed for singles, couples, small families, and investor-landlords serving the medical-precinct tenant pool. Typical layouts range from one-bedroom apartments around 500–600 sqft up to three-bedroom units in the 1,100–1,400 sqft range, with a handful of larger stacks for family buyers.
Because the block is low-rise and the plot is compact, stack selection matters less than in a mega-development. What does matter is orientation relative to Moulmein Road itself — front-facing stacks pick up some traffic noise during peak hours, while units facing the interior landed enclave are noticeably quieter. Buyers doing viewings should come back at 7–9am or 6–8pm to hear the road at realistic noise levels.
Finishings at TOP were mid-market rather than luxury — standard marble or homogeneous-tile flooring, laminate joinery, and mainstream sanitaryware brands. Units that have been renovated since 2015 will show a significant step up; untouched original units will read as dated by 2026 standards and should be priced accordingly.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 0 BR | 4 | $1,798 | $803,250 |
| 1 BR | 6 | $1,712 | $1,093,000 |
| 2 BR | 1 | $1,689 | $1,200,000 |
Pricing & Market Position
Based on 11 recorded transactions, sale prices range from $780,000 to $1,230,000, averaging $997,364 (~$1,803 psf).
Rents range from $2,050 to $4,751 per month across 82 rental transactions. Current rental yield sits at approximately 3.7%.
Price Appreciation
From 2022 to 2025, the average PSF has appreciated by 4.1% (from $1,731 to $1,803 psf).
Neighbourhood Comparison
Within District 11, the competitive set divides cleanly into three tiers. At the top, Pullman Residences Newton (PSF ~S$3,075, freehold, 340 units) and Watten House (PSF ~S$3,236, freehold, 180 units) represent the new-launch premium — fresh lease, modern facilities, and branded developer pedigree at roughly 1.7x Mulberry Tree’s price. In the middle, Peak Residence (~S$2,489 psf, freehold, 90 units) offers a more recent boutique freehold alternative. At Mulberry Tree’s price point, the closest comparables are leasehold — Soleil @ Sinaran (~S$1,970 psf, 99-year from 2006) and Amaryllis Ville (~S$1,899 psf, 99-year from 1997).
The clearest trade-off is Mulberry Tree vs. Soleil @ Sinaran. Soleil sits closer to Novena MRT, has a larger and more varied facilities deck, and currently trades at a meaningful premium despite having a 99-year lease from 2006 (leaving roughly 79 years). Mulberry Tree buyers get freehold tenure at a lower PSF, but accept older finishes, fewer facilities, and thinner liquidity. Over a 20-year hold, the freehold advantage compounds; over a 5-year flip, Soleil’s transaction depth is the safer bet. Neither is objectively “better” — they solve different problems for different buyers.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| MULBERRY TREE | Freehold | 2011 | 32 | $1,803 |
| 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 MULBERRY TREE across multiple dimensions.
What Residents Say
“Quiet, freehold, walkable to Novena MRT. For a boutique development this size, that’s the main story — and it delivers on all three.”
— Owner comment via PropertyGuru
“Facilities are basic but maintenance stays low. If you want a clubhouse and tennis court, this isn’t for you. If you want to walk to MRT in a freehold unit in D11, it works.”
— Resident feedback via EdgeProp
The reviewer consensus is consistent with what the numbers suggest: residents value the location, MRT proximity, and quietness, and accept the limited facilities as the price of a boutique development on a compact plot. Complaints, where they appear, tend to focus on traffic noise from Moulmein Road for front-facing stacks and the expected age-related wear of an original fit-out that is now over a decade old. The small size of the management corporation means decisions happen quickly when they need to, but also that any single owner’s disagreement can loom larger than in a 1,000-unit scheme.
Strengths & Weaknesses
- Freehold tenure in District 11 — rare at this price point
- Novena MRT (NSL) walkable in ~5 minutes (370m)
- Three MRT lines within 1.4 km (NSL, DTL, NEL)
- Strong school catchment — CHIJ OLQP + St. Margaret's within 1 km
- Rental-friendly — medical precinct tenant base, 3.66% gross yield
- Boutique scale (32 units) keeps maintenance fees manageable
- Walking distance to Velocity@Novena, Square 2, United Square
- Core-central address with genuine CBD + Orchard proximity
- Steep discount vs. new launches in the same district (40–60% cheaper PSF)
- Quiet residential pocket flanked by landed housing
- Very thin transaction liquidity — only 11 sales in 12 months
- Minimal facilities — no tennis court, clubhouse or function room
- TOP 2011 — original units now feel dated without renovation
- Front-facing stacks exposed to Moulmein Road traffic noise
- Small 32-unit MCST means single-owner dynamics carry weight
- Limited unit-mix variety for larger families
- Price discovery volatile — one outlier transaction moves the average
- Mid-market original finishings — budget for renovation on older stacks
Verdict
Mulberry Tree sits in an unusual sweet spot: a freehold, MRT-adjacent, school-rich CCR address at a PSF that still starts with a “1”. That combination is increasingly rare in District 11, where new launches routinely clear S$2,500–S$3,000 psf. For buyers willing to trade facilities breadth and building age for tenure, location, and a reasonable entry price, the value case is genuine.
The honest counter-argument: 32 units means limited transaction liquidity. With only 11 sales in the last 12 months, price discovery is thinner than at larger developments, and a seller in a hurry may need to accept a discount simply because the next buyer hasn’t appeared yet. Investors underwriting a 3- to 5-year exit should model this carefully.
For own-stay buyers with a 10+ year horizon — particularly medical professionals working in the Novena cluster, or families drawn to the school catchment — Mulberry Tree offers something that newer, bigger projects simply can’t replicate at this price: freehold tenure in the core central region, steps from an NSL MRT station, in a quiet residential pocket surrounded by some of the country’s best schools and hospitals.