Rent vs D11 -8.7%
Rents near district median
Moulmein Court's latest 12-month median rent is $4,750 compared with the D11 median of $5,200 for the same period. Use this district check before narrowing by bedroom and area band.
Moulmein Court rent and sale price
D11 / Watten Estate, Novena, Thomson
Address 91 Moulmein Road Moulmein Court Singapore 308078
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Quick summary about Moulmein Court
Moulmein Court is a freehold apartment in D11 / Watten Estate, Novena, Thomson. The page currently tracks 6 rentals and 1 sales.
- Latest 12M median rent is $4,750 per month from 2 rentals. The bedroom and floor-area tables below show the full loaded history.
- Latest 12M median sale price is $2,550,000, with median sale PSF at $1,548 psf from 1 sales.
- Rent is up 40.6% over the last 3 months. Sale PSF is flat over the last 3 months.
Moulmein Court Market Brief
Compare the project with D11 across rent, sale PSF, tenure and transaction activity.
Compared with D11
Sale PSF vs D11 -38.4%
Sale PSF below district median
Moulmein Court's latest 12-month median sale PSF is $1,548 psf versus the D11 median of $2,511 psf for the same period. A premium should be explained by tenure, condition, floor, view or scarcity.
Rent support 2.24%
Rent support near district screen
Gross yield is roughly 2.24% versus a D11 screen of 2.23%. Treat this as a first-pass rent support signal before costs, vacancy and financing.
Rent stability 72.5% spread
Rent is uneven
Recent median rents vary a lot, usually because unit mix differs month to month.
Market activity 7
Volume still building
7 transactions were recorded in the latest 6-month view.
Tenure lens Freehold
Freehold comparison needed
Freehold matters most on sale price. Compare Moulmein Court against nearby projects with similar tenure before treating a PSF gap as cheap or expensive.
Before you decide
Latest 12M median rent $4,750
Is the asking rent fair?
$4,500 to $5,000 is the first fair-rent band to check. Above $5,000 should have a visible reason.
Latest 12M median sale PSF $1,548 psf
Is the purchase price fair?
$2,470,000 to $2,630,000 and $1,500 to $1,590 psf are the first sale checks before adjusting for floor, size, view and condition.
Unknown bedroom rent $4,000
Are similar units renting for more?
Unknown bedroom and 1,600 to 1,700 sqft give the closest unit-size checks.
Rent stability 72.5% spread
Is rent stable here?
Rent is uneven. Recent median rents vary a lot, usually because unit mix differs month to month.
Transaction volume 7
Is activity rising?
Volume still building. 7 transactions were recorded in the latest 6-month view.
Moulmein Court Project Facts
Project-level details from URA records and local enrichment.
Tenure Freehold
Property type Apartment, Non-Landed Properties
Sales 1 resale transaction
Total sold value $2.6M
Moulmein Court Data Coverage
Use this to judge whether the project has enough rent, sale and recent transaction depth for a confident comparison.
Rentals 6 Jun 2021 to Dec 2025
Sale transactions 1 Jan 2026 to Jan 2026
Rent trend 40.6% Last 3 months
Sale PSF trend 0.0% Last 3 months
Moulmein Court Location
Nearest transport, schools and daily conveniences around the project.
Project MRT School Amenities
Nearby
Approximate distance from the project. Walking, driving and transit routes may differ.
Closest MRT
NOVENA MRT STATION (NS20) 0.72 km away
FARRER PARK MRT STATION 0.82 km away
FARRER PARK MRT STATION (NE8) 0.86 km away
Schools nearby
FARRER PARK PRIMARY SCHOOL 0.73 km away
BENDEMEER SECONDARY SCHOOL 1.37 km away
ANGLO-CHINESE SCHOOL (PRIMARY) 1.61 km away
CAMBERLEY INTERNATIONAL PRE-SCHOOL PRIVATE LIMITED 1.65 km away
Amenities
BENDEMEER SHOPPING MALL Mall / retail · 1.4 km away
WHAMPOA PARK CONNECTOR Park / green link · 0.93 km away
ENVIRONMENT BUILDING HAWKER CENTRE Food centre · 1.76 km away
Moulmein Court Rent and Sale PSF Trends
Recent rent, sale PSF and contract activity for this project.
Latest median rent $5,500 6 rentals in view
Latest median sale PSF $1,548 psf 1 sales in view
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
Jan 2026 0 - 1 $1,548 psf $2,550,000
Dec 2025 1 $5,500 0 - -
Jul 2025 1 $4,000 0 - -
Dec 2024 1 $4,500 0 - -
Jun 2023 2 $3,800 0 - -
Jun 2021 1 $2,600 0 - -
Projects Similar to Moulmein Court
Same district, ranked by similar rent, sale PSF and transaction depth.
Freehold Kheam Hock Gardens 3.5 km away 31 transactions
- Median rent
- $4,900
- Median sale PSF
- $1,517 psf
- Median rent
- $4,400
- Median sale PSF
- $1,720 psf
- Median rent
- $3,900
- Median sale PSF
- $1,641 psf
- Median rent
- $3,400
- Median sale PSF
- $1,486 psf
- Median rent
- $4,800
- Median sale PSF
- $1,878 psf
- Median rent
- $4,150
- Median sale PSF
- $1,844 psf
Moulmein Court Rent by Bedrooms
Monthly rent by recorded bedroom count.
Bedrooms Median rent Average rent Transactions
Unknown $4,000 $4,033 6
Moulmein Court Rent by Size
Monthly rent by recorded URA floor area band.
Area band Median rent Average rent Transactions
1,500 to 1,600 sqft $4,500 $4,500 1
1,600 to 1,700 sqft $4,000 $3,940 5
Moulmein Court Sale PSF by Floor
Median sale price and PSF by recorded floor band.
Floor band Median sale Median PSF Transactions
06 to 10 $2,550,000 $1,548 psf 1
Moulmein Court Latest Transactions
Most recent URA rentals and sales for this project.
Rentals
Sales
How to use this data
Practical guidance for renters, buyers and sellers. This is not a valuation, it is a starting point for comparing real transactions.
Rent negotiation
If you are renting
Moulmein Court shows a latest 12-month median monthly rent of $4,750 across 2 rentals. Use that as the first anchor, then check the bedroom and floor-area bands before accepting an asking rent.
Latest 12M median rent $4,750
Rentals in period 2
Rent signal Thin
- If the asking rent is above the median, look for a clear reason such as larger size, newer condition, furnishings or a better stack.
- If it is below the median, check whether the unit is smaller, older, lower floor or has a shorter lease term.
Offer check
If you are buying
Latest 12M sales at Moulmein Court show a median price of $2,550,000 and $1,548 psf. Treat those as the first comparable range, then adjust for floor, size, condition and tenure.
Latest 12M median sale $2,550,000
Latest 12M median PSF $1,548 psf
Sale signal Thin
- Compare the unit against the sale by floor table before deciding whether a premium makes sense.
- Freehold should be part of the buying decision, especially when comparing against newer leasehold or nearby freehold projects.
Listing position
If you are selling
For sellers, the cleanest starting point is the project median PSF, then the latest sales and nearby project comps. Moulmein Court has 1 sales on this page, so pricing should be checked against actual recent contracts before listing.
Sale signal Thin
Total sold value $2.6M
Latest record Jan 2026
- Use the latest sales table to avoid anchoring to stale prices when the most recent month moved differently.
- If you want to price above recent PSF, the listing needs a visible reason such as renovation, view, layout, floor or scarcity.
Run Moulmein Court numbers
Start with the project benchmarks, then adjust the calculator assumptions for the unit you are considering.
Rental yield $4,750/mo Test gross and net yield against typical rent. Buy vs rent $2.6M Compare ownership cost against renting. Mortgage $2.6M Estimate monthly payment from the sale price. Stamp duty $1,548 psf Estimate buyer stamp duty before offer math. Purchase timeline Offer steps Map the option fee, exercise date, stamp duty and completion.
District context
Use D11 to compare Moulmein Court against the wider area.
About this data
How to read the rental and sale figures on this page.
Rental figures come from URA private residential rent data. Rent is shown as monthly rent.
Sale figures come from private residential sale data. PSF and total selling value are shown where the needed fields are available.
Rental floor level is not available from this source, so rental analysis is split by bedroom count and floor area band.
Sale floor band is available for many sale transactions, so sale prices can be grouped by recorded floor band.
Moulmein Court FAQ
Quick answers for renters, buyers and owners comparing this project.
What is the typical rent at Moulmein Court?
Moulmein Court has a latest 12-month median monthly rent of $4,750 across 2 rentals in that period.
What is the typical sale price at Moulmein Court?
The latest 12-month median sale price for Moulmein Court is $2,550,000, based on 1 sales in that period.
What is the median sale PSF at Moulmein Court?
The latest 12-month median sale price per square foot for Moulmein Court is $1,548 psf. The average for the same period is $1,548 psf.
Is Moulmein Court freehold or leasehold?
Moulmein Court is listed as Freehold. Tenure is tied to the project and is most relevant when reviewing sale transactions.
Where is Moulmein Court located?
Moulmein Court is located at 91 Moulmein Road Moulmein Court Singapore 308078 in D11 / Watten Estate, Novena, Thomson.
How current is the Moulmein Court transaction data?
The project page uses the latest records currently loaded on PropertySmartSG. Treat it as research evidence and check the latest transaction rows before using it for pricing.