Mulberry Tree
Mulberry Tree is a freehold condominium located in District 11 (Watten Estate, Novena, Thomson), part of the Core Central Region (CCR). The development was completed in 2011 and comprises 32 units. This page tracks recorded sale prices, rental contracts and yield trends from URA data.
Overview & Key Facts
MULBERRY TREE is a freehold condominium at MOULMEIN ROAD in District 11 (CCR), developed by BRAVO BUILDING CONSTRUCTION PTE LTD, comprising 32 units, completed in 2011.
Location & Connectivity
MULBERRY TREE is approximately 370m from Novena MRT station, with 6 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Novena | North-South Line | 370m |
| Newton | North-South Line | 1 km |
| Newton | Downtown Line | 1 km |
| Farrer Park | North-East Line | 1.1 km |
| Little India | North-East Line | 1.4 km |
| Little India | Downtown Line | 1.4 km |
Schools & Education
20 schools within 2 km (3 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| CHIJ Our Lady Queen of Peace | Primary | 300m |
| St. Margaret's Secondary School | Secondary | 610m |
| St. Margaret's Primary School | Primary | 650m |
| 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 |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| Studio | 4 | $1,798 psf | $803,250 |
| 1 BR | 6 | $1,712 psf | $1,093,000 |
| 2 BR | 1 | $1,689 psf | $1,200,000 |
Market Position
MULBERRY TREE has recorded 11 sales at an average price of $997,364.
Rental Yield by Bedroom Type
Blended yield hides the spread between unit sizes — smaller units at MULBERRY TREE typically rent harder per dollar of purchase price. The final column shows monthly rent per $100,000 invested, so unit sizes compare on equal capital:
| Type | Avg Rent | Avg Price | Gross Yield | Rent per $100k |
|---|---|---|---|---|
| 1 BR | $2,942/mo | $1,093,000 | 3.23% | $269/mo |
| 2 BR | $3,883/mo | $1,200,000 | 3.88% | $324/mo |
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Price Appreciation
| Year | Sales | Avg PSF | Change |
|---|---|---|---|
| 2022 | 5 | $1,731 psf | — |
| 2023 | 4 | $1,744 psf | ↑ 0.8% |
| 2024 | 1 | $1,716 psf | ↓ 1.6% |
| 2025 | 1 | $1,803 psf | ↑ 5.0% |
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The latest reading marks the highest point in this series — MULBERRY TREE prices have climbed 4.1% since 2022.
Price Index Check
The ShiokNest Price Index for District 11 reads 119.0 as of June 2026 — down 0.1% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
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Neighbourhood Comparison
| Condo | Tenure | Avg PSF | Sales |
|---|---|---|---|
| PULLMAN RESIDENCES NEWTON | Freehold | $3,074 psf | 288 |
| WATTEN HOUSE | Freehold | $3,236 psf | 180 |
| SOLEIL @ SINARAN | 99 yrs lease commencing from 2006 | $1,979 psf | 96 |
| PEAK RESIDENCE | Freehold | $2,489 psf | 90 |
| AMARYLLIS VILLE | 99 yrs lease commencing from 1997 | $1,909 psf | 74 |
What Could Work Against You
- With just 1 sale in the trailing year, pricing signals are indicative rather than definitive; expect wider bid-ask spreads when you negotiate.
- The 32-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 mrt-walkable commuters, p1 school balloting families, yield-focused investors and freehold / generational hold best. Located ~370m from Novena MRT, this property is a comfortable daily walk for transit commuters.
For long-term hold (10+ yr) and foreign / absd-aware buyers, it can work — but weigh the trade-offs before committing.
It is a weaker fit for short-term flippers (<5 yr) and resort facilities — other options likely serve them better. TOP 2011 keeps the SSD window in mind for buyers exploring the 3-5 year resale-arbitrage strategy.
Verdict
MULBERRY TREE is a freehold development in District 11 (CCR), with 32 units, offering a gross yield of 3.9%.
At ~$1,803 psf, it reflects its premium CCR positioning.
Explore the full MULBERRY TREE dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing MULBERRY TREE against staying public? These HDB towns sit within walking or short-drive distance:
- Kallang/whampoa — 4-room average $882,887 (310m away), an upgrader gap of about $100,000
- Central Area — 4-room average $1,088,814 (1.2 km away)
- Toa Payoh — 4-room average $929,793 (1.4 km away), an upgrader gap of about $50,000
FAQ
What is the average PSF for MULBERRY TREE?
Is MULBERRY TREE freehold?
What is the rental yield for MULBERRY TREE?
Which MRT is nearest to MULBERRY TREE?
Sources & Next Steps
- MULBERRY TREE Dashboard — Live charts and analytics
- URA — Official transaction data
- District 11 (Watten Estate, Novena, Thomson) — District 11 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: 11 transactions
- Rental data: 85 leases
- Source: URA
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Nov 2025 · 11 records analysed · Source: URA private-sale caveats