Oasis @ Mulberry
Overview & Key Facts
Oasis @ Mulberry is a 77-unit freehold strata-landed cluster terrace development on Belimbing Avenue in District 13, completed in 2006 by Tan Chong Land Company. This is not a high-rise condominium — it is a private estate of freehold terrace houses with built-up areas of 1,702–2,076 sqft across three- and four-bedroom configurations, gated behind shared cluster infrastructure including a swimming pool, squash court, tennis courts, and clubhouse. The development sits in the Macpherson/Potong Pasir corridor, a neighbourhood undergoing sustained transformation driven by the Bidadari New Town development and the multi-line MRT coverage introduced by the Circle Line and North-East Line expansions.
The transaction profile is distinctive and must be read through the lens of what this product actually is. The average PSF of S$2,850 and recent transactions ranging from S$2,762–S$2,953 psf reflect strata-landed terrace pricing — land tenure, built-up area, and private cluster amenity priced at a premium over the surrounding 99-year leasehold condo market (Woodleigh Residences S$2,229 psf, Park Colonial S$2,142 psf) in a way that is justified by freehold title and the scarcity of landed product within a 1.15 km radius of four MRT stations. The ShiokNest composite of 57/100 reflects the tradeoffs: exceptional tenure and MRT access are offset by modest facilities relative to full-scale condominium competitors, a 2006 vintage that warrants refresh assessment, and a yield structure (1.91% gross) that prioritises capital preservation over income.
Buyer demographics confirm the Singapore-centric ownership profile: 98.1% Singaporean, 1.9% PR, zero foreign ownership — a cluster that reflects both the Residential Property Act restrictions on foreigners purchasing landed housing and the strong generational-hold appeal of freehold strata-landed product in an upgrading corridor.
Location & Connectivity
Belimbing Avenue is a quiet residential street connecting the Macpherson and Potong Pasir districts, flanked by low-density landed housing and the green corridor of Bidadari Park to the northwest. Oasis @ Mulberry occupies a stretch of this street in the upper D13 RCR zone — far enough from the Geylang corridor to be unambiguously residential, close enough to the Serangoon Road/Upper Serangoon arterial network to benefit from strong bus and road connectivity. The neighbourhood transformation story is anchored by the 2016–2023 Bidadari New Town development one MRT stop away at Woodleigh, which has introduced Alkaff Lake, park connectors, a new integrated school campus, and a maturing HDB ecosystem that has consistently pushed capital values north across the D13 corridor.
The school cluster anchors the family-buyer case. Red Swastika School (0.48 km) is the standout — one of the most consistently oversubscribed primary schools in the central-east catchment, with a Phase 1 and 2A allocation profile that regularly exhausts places before the open ballot. Bartley Secondary (0.97 km), Macpherson Primary (1.22 km), and Paya Lebar Methodist Girls School (1.32 km) round out a strong secondary MOE tier for older children. Day-to-day retail is served by the Macpherson estate shops, the NEX megamall at Serangoon (one MRT stop from Woodleigh NEL), and the forthcoming mixed-use nodes within Bidadari. The Upper Paya Lebar/Macpherson industrial-to-residential rezoning corridor adds medium-term neighbourhood upgrade optionality as industrial parcels progressively transition.
The Belimbing Avenue address is broadly car-optional for households with one commuting adult. The multi-line MRT perimeter means school runs, CBD commutes, and weekend outings are all executable by transit. For multi-car households, Belimbing Avenue has direct arterial access to the Pan-Island Expressway (PIE) via Bartley Road, and the Central Expressway (CTE) junction at Braddell is approximately 10–12 minutes by road.
Schools & Education
1 primary school within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Red Swastika School | primary | Within 1 km |
| Bartley Secondary School | secondary | Within 1 km |
| Macpherson Primary School | primary | ~1.2 km |
| Paya Lebar Methodist Girls' School | secondary | ~1.3 km |
| Assumption Pathway School | secondary | ~1.8 km |
| Stamford Primary School | primary | ~1.8 km |
Facilities
As a strata-landed cluster estate rather than a high-rise condominium, Oasis @ Mulberry delivers a different facilities profile than what buyers typically benchmark against. The shared amenity includes a swimming pool, squash court, tennis courts, a clubhouse, a covered car park, a playground, and 24-hour security — a credible full-facility set for a 77-unit landed cluster, covering the recreational and security infrastructure that distinguishes a managed strata estate from a standalone landed property purchase. The key advantage is that residents enjoy landed-house living (individual unit, private entrances, no shared corridors or lifts) alongside facilities infrastructure that would otherwise require membership at a private club.
“Living in Oasis @ Mulberry is genuinely the best of both worlds — we have a proper terrace house with a small garden, our own car porch, and the children can walk to the pool. We gave up the maid’s room footprint compared to a fully detached landed property, but the security and facilities management mean we can travel without worrying. Red Swastika being 5 minutes’ walk made the decision for us.”
— Owner-occupier perspective on strata-landed lifestyle, via PropertyGuru community discussion
Against full-scale condo competitors in the D13 corridor, the facilities footprint is more modest in aggregate — no multiple pools, no gymnasium, no function rooms, no lap pool alongside a leisure pool. The estate was designed for landed-lifestyle utility rather than resort-style amenity depth. Buyers comparing directly against The Woodleigh Residences or Park Colonial on facilities breadth will find those high-rise condominiums to be better-specified on the amenity checklist — the trade-off is that Oasis @ Mulberry delivers actual terrace-house units, private car porches, and freehold tenure that the condo competitors cannot match.
Unit Sizes & Layout
The 77 strata terrace houses at Oasis @ Mulberry span built-up areas of 1,702–2,076 sqft in three- and four-bedroom configurations — generous by Singapore standards at a time when new-launch high-rise condominiums in the same district are regularly delivering two-bedroom units below 900 sqft. The terrace-house format means individual unit entries, private car porches accommodating one vehicle, small rear or front garden allocations, and multi-storey internal layouts (typically three storeys plus roof terrace). This is a fundamentally different product category to an apartment: buyers are acquiring the living format of a landed property with the convenience of managed shared infrastructure, not the density footprint of a condo stack.
The 2006 vintage warrants a renovation assessment at the individual unit level. Ground-floor and second-floor finishes, kitchen and bathroom configurations, and M&E services are typically 18–20 years old by 2026 and may benefit from S$150,000–300,000 of structural or cosmetic upgrade work depending on the specific unit’s transaction and maintenance history. Buyers should commission a detailed building survey and budget accordingly — a well-maintained and recently renovated unit in this cluster commands a rental premium and a materially faster sale timeline versus a unit presented in original 2006 condition. The rental transaction dataset (10 transactions, S$7,500 median per month) confirms that tenant demand for quality D13 landed housing is active and price-accepting.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 4 BR | 7 | $2,634 | $4,484,984 |
| 5 BR | 3 | $1,850 | $4,162,963 |
Pricing & Market Position
Based on 10 recorded transactions, sale prices range from $3,230,000 to $5,028,888, averaging $4,388,378 (~$2,850 psf).
Rents range from $5,000 to $9,500 per month across 10 rental transactions. Current rental yield sits at approximately 1.9%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 59.4% (from $1,853 to $2,953 psf).
Neighbourhood Comparison
Direct product comparison against the D13 RCR high-rise condo stock requires framing the fundamental category difference first. The Woodleigh Residences (S$2,229 psf, 99yr leasehold) is an integrated development directly above Woodleigh NEL — maximum MRT convenience, full resort facilities, and a commercial podium, but a depreciating 99-year tenure and apartment-format living. Park Colonial (S$2,142 psf, 99yr) and The Tre Ver (S$1,919 psf, 99yr) are both large-format 99-year leasehold condominiums at Potong Pasir and Macpherson/Kallang respectively, delivering full condo facilities and transaction liquidity at approximately 25–35% below Oasis @ Mulberry in PSF terms. Bartley Ridge (S$1,703 psf, 99yr) and The Poiz Residences (S$1,867 psf, 99yr) round out the leasehold condo cohort at the value end.
The PSF premium Oasis @ Mulberry commands — S$620–1,150 psf above leasehold condo peers — is the market’s pricing of three distinct factors: (a) freehold tenure (no lease-decay risk on a 20-year hold), (b) unit format (terrace house versus apartment: private car porch, garden, multi-storey layout, no shared lobbies), and (c) the Residential Property Act restricted supply of landed stock in this MRT catchment. Buyers who value tenure purity and landed-lifestyle format above facilities breadth and market liquidity will find the premium to be structurally justified. Buyers who prioritise facilities depth, transaction liquidity for exit, or income yield should anchor to the leasehold condo cohort and avoid the premium altogether.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| OASIS @ MULBERRY | Freehold | 2006 | 77 | $2,850 |
| THE WOODLEIGH RESIDENCES | 99 yrs lease commencing from 2017 | 2021 | 667 | $2,229 |
| THE TRE VER | 99 yrs lease commencing from 2018 | 2021 | 729 | $1,919 |
| BARTLEY RIDGE | 99 yrs lease commencing from 2012 | 2018 | 868 | $1,703 |
| PARK COLONIAL | 99 yrs lease commencing from 2017 | 2021 | 805 | $2,142 |
| THE POIZ RESIDENCES | 99 yrs lease commencing from 2014 | 2019 | 731 | $1,867 |
ShiokNest Scores
Our proprietary scoring system evaluates OASIS @ MULBERRY across multiple dimensions.
What Residents Say
“We bought in Oasis @ Mulberry specifically for Red Swastika — at 480 metres we are well within Phase 2C distance and our elder child got in without difficulty. The cluster estate model suits us better than a standalone landed property because we travel frequently for work and the security team manages the perimeter. Four MRT stations in walking distance sounds like a marketing claim until you actually use all four of them.”
— Owner-occupier family on school catchment and security, via 99.co community discussion
“The Bidadari transformation has been dramatic. When we moved in, the area felt quiet and slightly off the radar. Now Woodleigh MRT has the integrated mall and the park connector network is essentially finished — our morning run goes through Alkaff Lake and back along Bidadari Park. The PSF appreciation has been strong and I think there is more to come as the Upper Paya Lebar rezoning completes.”
— Long-term resident on Bidadari neighbourhood uplift, via EdgeProp community comments
“Renting a unit here for two years now. We pay S$7,500 for a 4-bedroom that gives the whole family actual separate bedrooms, a garden for the dog, and a private car porch. The equivalent square footage in a condo would cost the same or more and we would be in a tower block. The commute via Mattar CCL is simple — Paya Lebar in two stops. We would buy here in a heartbeat if the Residential Property Act allowed it.”
— Expat tenant on value-vs-condo comparison, via SRX rental listings discussion
Strengths & Weaknesses
- Freehold tenure — no lease-decay risk on any holding period, structural advantage vs all five leasehold condo competitors in D13
- Strata terrace-house format — private car porches, individual entrances, small gardens, multi-storey layouts across 1,702–2,076 sqft built-up
- Red Swastika School at 0.48 km — one of the most competitive primary school catchments in central-east Singapore
- Four MRT stations within 1.15 km: Mattar CCL (0.92km), Potong Pasir NEL (1.03km), Woodleigh NEL (1.04km), Bartley CCL (1.05km)
- Strong PSF appreciation: S$1,853 to S$2,953 over four years (+59%) — reflects freehold landed scarcity in multi-line MRT catchment
- Bidadari/Woodleigh neighbourhood uplift in progress — Alkaff Lake, park connectors, Woodleigh integrated mall all active
- Cluster amenity infrastructure: pool, squash court, tennis courts, clubhouse, 24-hour security — managed estate removes standalone landed management burden
- 98.1% Singaporean ownership — strong owner-occupier base, community stability, no overseas investor overhang
- Multi-line MRT redundancy: CCL for Paya Lebar/Bishan/Serangoon, NEL for Dhoby Ghaut/Outram Park — true two-direction CBD access
- Upper Paya Lebar industrial-to-residential rezoning corridor adds medium-term neighbourhood upgrade optionality
- Gross yield 1.91% — below Singapore landed-housing income average; this is a capital-appreciation and lifestyle asset, not an income-yield play
- 2006 vintage — individual units may require S$150,000–300,000 refurbishment; building survey and renovation budget essential before purchase
- S$4.3M average transaction price — high absolute quantum, limiting buyer pool to upgraders and existing property owners
- Residential Property Act restrictions — foreigners and PRs face eligibility hurdles for landed housing; ownership pool is effectively Singaporeans only
- Facilities are cluster-estate standard, not full condo resort-spec — no gymnasium, no function rooms, no multiple pool configurations
- Limited transaction liquidity — 10 sales transactions in 12 months from a 77-unit cluster means exit options are narrower than a 300+ unit high-rise
- No MRT station is within easy walking distance (nearest is Mattar CCL at 0.92 km, approximately 12 minutes on foot)
- Strata-landed ownership carries MCST governance obligations — collective decision-making on major repairs and shared infrastructure expenditure
Verdict
Oasis @ Mulberry is the right product for a precise buyer: a Singapore-resident household seeking freehold strata-landed terrace-house living in an improving inner-ring D13 neighbourhood, with Red Swastika School at 0.48 km, four MRT stations within 1.15 km, and a capital appreciation trajectory (+59% in four years) that reflects the structural scarcity of landed product in the CCL/NEL multi-line catchment. The S$4.3M average transaction price is a meaningful commitment, but what is being purchased is categorically different from a D13 apartment — the buyer is acquiring freehold land, a terrace-house lifestyle, and a cluster infrastructure model that transfers management obligations to the strata committee while retaining the private-home living format.
The case for careful underwriting centres on two factors. Yield at 1.91% gross is below the Singapore landed-housing rental market average — this is a capital-appreciation and lifestyle asset, not an income-yield play. The renovation assessment at the individual unit level is critical: 2006-vintage terrace houses without substantive refresh in the last decade will carry a material refurbishment cost that should be factored into acquisition pricing. Buyers who negotiate a price that accounts for renovation work and hold the asset across the next Bidadari/Upper Paya Lebar infrastructure cycle are likely to find the capital thesis compelling. Buyers seeking income-first underwriting should look at the leasehold condo stock in the corridor instead.
The ShiokNest composite score of 57/100 reflects a premium-tenure landed product in a strong upgrading corridor, appropriately marked down for modest gross yield and the renovation-vintage consideration. The standout sub-scores are lease (10.0/10 — freehold), MRT access (8.0/10 — four stations within 1.15 km), and value (7.5/10 — PSF premium is warranted versus 99-year leasehold competitors). Neighbourhood (7.5/10) reflects the improving Bidadari-driven D13 corridor. Facilities (5.5/10) and unit quality (6.5/10) reflect the 2006 vintage and the managed-estate rather than full-condo amenity model. For owner-occupier landed buyers with a Red Swastika or Phase 2A school balloting priority, the score undersells the lifestyle case considerably.