The Myst

Overview & Key Facts

The Myst is City Developments Limited’s nature-themed offering in the Upper Bukit Timah corridor, comprising 408 units across two 24-storey towers on a generous 179,008 sq ft site at 800–802 Upper Bukit Timah Road. Launched in June 2023, the development was built on the former Tan Chong Industrial Park site and is expected to reach TOP by March 2029. CDL — one of Singapore’s most established developers with over 60 years and 48,000 homes to its name — is betting on the neighbourhood’s nature premium and Downtown Line connectivity.

The name itself signals intent: “The Myst” evokes the misty canopy of the Bukit Timah Nature Reserve less than 2 km away. An impressive 75% of the site is dedicated to landscaping and recreational facilities, resulting in a lush, resort-like ground plane that distinguishes The Myst from the dense urban fabric of most new launches. The development sits at the intersection of nature and transit, with Cashew MRT on the Downtown Line just 450 metres away, offering a direct 25-minute ride to the CBD.

At an average trailing PSF of $2,050, The Myst occupies an unusual niche: priced above the EC-turned-condo conversions and older stock in District 23 (Sol Acres at $1,380, Midwood at $1,728) but well below the premium RCR launches across town. For buyers who prize proximity to nature reserves and greenery corridors, The Myst is one of very few new-launch options in the Bukit Timah Nature Reserve catchment.

Location & Connectivity

The Myst sits along Upper Bukit Timah Road, with Cashew MRT (Downtown Line) approximately 450 metres away — a comfortable 6-minute walk. Bukit Panjang MRT/LRT interchange is roughly 550 metres in the other direction, providing access to the North-South Line via a transfer at Newton or the Downtown Line’s alternative routing. The DTL is the more practical commuter line, with direct access to Beauty World, Botanic Gardens, and the CBD stretch from Bugis to Expo.

Daily conveniences are anchored by HillV2 mall (800m) for boutique retail and dining, The Rail Mall (1 km) for a quirky strip of F&B and services, and Bukit Panjang Plaza (1.2 km) which houses a public library and mainstream retail. For larger grocery runs, Hillion Mall at Bukit Panjang MRT offers NTUC FairPrice and a wider retail selection. The neighbourhood is residential and green rather than bustling — buyers should expect a quieter pace of life compared to Bishan or Clementi.

School options in the immediate vicinity include Pei Hwa Presbyterian Primary (320m) and Springdale Primary (940m). The more prestigious Bukit Timah Road school belt — including Methodist Girls’ School, Nanyang Primary, and Hwa Chong Institution — is accessible within a 10-minute drive but falls outside the 1 km primary school registration zone. Driving connectivity is good via the BKE, KJE, and PIE, all within a 5-minute reach.

Schools & Education

2 primary schools within the 1 km Priority Phase balloting radius.

Facilities

With 75% of the 179,008 sq ft site given over to landscaping and amenities, The Myst offers a resort-like environment that belies its 408-unit scale. The centrepiece is a 50-metre infinity pool set against a backdrop of tropical planting, complemented by a children’s pool, Jacuzzi, and pool deck. CDL has included two clubhouses, tennis courts, a fully equipped gym, yoga pavilion, BBQ pits, and a landscaped garden with walking trails. The signature feature is a treetop walk that threads through the upper canopy of the site’s mature trees — a design flourish that reinforces the nature-immersion concept.

“We visited the showflat mainly because we wanted a nature-oriented development near the Bukit Timah Reserve. The 75% green coverage and the treetop walk concept sold us. CDL’s track record helps too — we bought at Amber Park previously and the quality was solid.”

— Buyer at launch, PropertyGuru forum, 2023

Unit Sizes & Layout

The Myst offers eight unit types: 1-Bedroom + Study (from 517 sq ft), 2-Bedroom (from 678 sq ft), 2-Bedroom + Study, 3-Bedroom (from 850 sq ft), 3-Bedroom Premium, 3-Bedroom Premium + Study, 4-Bedroom, and 5-Bedroom. The unit mix is weighted toward 2- and 3-bedroom configurations (each roughly 35% of total supply), with 4-bedrooms at 12% and 5-bedrooms at 5%. Starting prices at launch were $998,000 for a 1-bedder and $3.18 million for a 5-bedder. The 2-bedders from $1.33 million and 3-bedders from $1.708 million represent the volume segments.

Pricing & Market Position

Across 390 recorded transactions (all-time), sale prices range from $998,000 to $3,574,000, averaging $1,899,015.

Over the last 12 months, transactions averaged $2,047 psf.

Price Appreciation

From 2023 to 2026, the average PSF has declined by 0.9% (from $2,082 to $2,063 psf).

Neighbourhood Comparison

In the Upper Bukit Timah–Bukit Panjang corridor, The Myst competes across a wide price spectrum. Sol Acres ($1,380 PSF, 1,327 units) is the budget anchor — an EC-turned-condo with a $670 PSF discount but significantly older stock and no nature premium. Midwood ($1,728 PSF, 564 units) by Hong Leong offers a closer comparison as a DTL-adjacent development, but with a smaller site and fewer facilities. Dairy Farm Residences ($1,659 PSF, 460 units) shares the nature-adjacent positioning at a $391 PSF discount, making it the value alternative for buyers who prioritise green surroundings over CDL’s brand.

The most direct new-launch peer is Botany at Dairy Farm ($2,053 PSF, 386 units), which trades at virtually the same PSF. The choice between them comes down to micro-location preference and developer brand: Botany by Sim Lian vs The Myst by CDL. Both target the nature-lifestyle segment, but The Myst’s larger site (179,008 vs ~130,000 sq ft) allows for more expansive landscaping and the signature treetop walk that has become its marketing centrepiece.

Lease Decay Analysis

The 99-year lease runs from 2023, meaning approximately 3 years have already been consumed. Roughly 96 years remain — still comfortably within the range where most banks will offer full financing without restrictions.

For a buyer purchasing today with a 10-year horizon (exit around 2036), the lease situation is essentially a non-issue — you’d be selling a property with ~86 years remaining, which is still very bankable. The risk profile changes for longer holds.

ShiokNest Scores

Our proprietary scoring system evaluates THE MYST across multiple dimensions.

What Residents Say

“The nature factor is what drew us. We’re trail runners and having Dairy Farm Nature Park and the Rail Corridor within walking distance was the deciding factor. Cashew MRT is a quick walk. The trade-off is that shopping options are limited — you need to drive or take the MRT to Bukit Panjang for anything serious.”

— Buyer, PropertyGuru forum, 2024

“CDL developments tend to hold value well, and The Myst’s 75% landscaping ratio is genuinely impressive for a new launch. The 50m infinity pool with the forest backdrop is what sealed it for us. We don’t have school-age kids, so the limited nearby school options don’t matter to us.”

— Buyer review, Home & Decor Singapore, 2024

“I looked at both The Myst and Dairy Farm Residences. The Myst won on facilities and CDL’s quality, but it is about $400 PSF more expensive. For budget-conscious buyers, Dairy Farm Residences offers a similar nature vibe at a lower entry point. It comes down to how much you value the brand and the treetop walk experience.”

— Market observer, PLB Insights forum, 2024

Strengths & Weaknesses

Verdict

The Myst is a niche play that appeals to a specific buyer profile: those who value proximity to nature, a quieter residential environment, and CDL’s build quality, and who are willing to accept the trade-offs of an OCR District 23 address. At $2,050 PSF, it is neither cheap nor outrageously priced — meaningfully above the older stock in the area (Sol Acres $1,380, Midwood $1,728) but below the premium that true Bukit Timah Road addresses command.

The investment case is moderate. PSF movement has been relatively flat in the $2,050–$2,118 range since launch, suggesting the market has found its equilibrium rather than offering early-mover gains. With no rental data yet (TOP 2029), yield projections are speculative. The 96 years remaining on the lease provides comfort, and Cashew MRT at 450m is a genuine strength. However, the neighbourhood’s limited retail options and the absence of marquee schools within walking distance are honest limitations.

The Myst works best for owner-occupiers who want resort-style living wrapped in nature — the 75% green coverage, treetop walk, and proximity to Dairy Farm Nature Park create a lifestyle proposition that very few new launches can match. For pure investors or families whose school priorities centre on the Bukit Timah belt, there may be better-positioned options closer to the action. CDL’s brand provides downside protection, but this is a hold-and-enjoy purchase rather than a flip-for-profit play.