Rent vs D11 -40.4%
Rents below district median
Mulberry Tree's latest 12-month median rent is $3,100 compared with the D11 median of $5,200 for the same period. Use this district check before narrowing by bedroom and area band.
Mulberry Tree rent and sale price
D11 / Watten Estate, Novena, Thomson
Address 167 Moulmein Road Mulberry Tree Singapore 308092
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Quick summary about Mulberry Tree
Mulberry Tree is a freehold apartment in D11 / Watten Estate, Novena, Thomson. The page currently tracks 80 rentals and 11 sales.
- Latest 12M median rent is $3,100 per month from 18 rentals. The bedroom and floor-area tables below show the full loaded history.
- Latest 12M median sale price is $815,000, with median sale PSF at $1,803 psf from 1 sales.
- Rent is down 2.9% over the last 3 months. Sale PSF is up 1.7% over the last 3 months.
Mulberry Tree Market Brief
Compare the project with D11 across rent, sale PSF, tenure and transaction activity.
Compared with D11
Sale PSF vs D11 -28.2%
Sale PSF below district median
Mulberry Tree's latest 12-month median sale PSF is $1,803 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 4.56%
Rent support above district screen
Gross yield is roughly 4.56% versus a D11 screen of 2.23%. Treat this as a first-pass rent support signal before costs, vacancy and financing.
Rent stability 23.8% spread
Rent has some movement
Recent rents moved enough that bedroom count, area band and latest contracts matter.
Market activity -25.0%
Activity is lighter
9 recent transactions versus 12 in the prior 6-month view.
Tenure lens Freehold
Freehold comparison needed
Freehold matters most on sale price. Compare Mulberry Tree against nearby projects with similar tenure before treating a PSF gap as cheap or expensive.
Before you decide
Latest 12M median rent $3,100
Is the asking rent fair?
$2,950 to $3,250 is the first fair-rent band to check. Above $3,250 should have a visible reason.
Latest 12M median sale PSF $1,803 psf
Is the purchase price fair?
$790,000 to $840,000 and $1,750 to $1,860 psf are the first sale checks before adjusting for floor, size, view and condition.
1 bed rent $3,000
Are similar units renting for more?
1 bed and 400 to 500 sqft give the closest unit-size checks.
Rent stability 23.8% spread
Is rent stable here?
Rent has some movement. Recent rents moved enough that bedroom count, area band and latest contracts matter.
Transaction volume -25.0%
Is activity rising?
Activity is lighter. 9 recent transactions versus 12 in the prior 6-month view.
Mulberry Tree Project Facts
Project-level details from URA records and local enrichment.
Tenure Freehold
Property type Apartment, Non-Landed Properties
Sales 11 resale transactions
Total sold value $11.0M
Mulberry Tree Data Coverage
Use this to judge whether the project has enough rent, sale and recent transaction depth for a confident comparison.
Rentals 80 Jun 2021 to Jun 2026
Sale transactions 11 Feb 2022 to Nov 2025
Rent trend -2.9% Last 3 months
Sale PSF trend 1.7% Last 3 months
Mulberry Tree 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) 0.38 km away
FARRER PARK MRT STATION (NE8) 1.05 km away
NEWTON MRT STATION (DT11) 1.07 km away
Schools nearby
FARRER PARK PRIMARY SCHOOL 0.81 km away
ANGLO-CHINESE SCHOOL (PRIMARY) 1.2 km away
CAMBERLEY INTERNATIONAL PRE-SCHOOL PRIVATE LIMITED 1.23 km away
ST. MARGARET'S SCHOOL (PRIMARY) 1.59 km away
Amenities
BENDEMEER SHOPPING MALL Mall / retail · 1.81 km away
FAIRPRICE FINEST THE CENTREPOINT Daily needs · 1.98 km away
WHAMPOA PARK CONNECTOR Park / green link · 1.23 km away
ENVIRONMENT BUILDING HAWKER CENTRE Food centre · 1.37 km away
Mulberry Tree Rent and Sale PSF Trends
Recent rent, sale PSF and contract activity for this project.
Latest median rent $3,300 29 rentals in view
Latest median sale PSF $1,803 psf 1 sales in view
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
Jun 2026 2 $3,300 0 - -
May 2026 1 $3,300 0 - -
Mar 2026 2 $3,000 0 - -
Feb 2026 1 $3,400 0 - -
Jan 2026 1 $3,100 0 - -
Dec 2025 2 $3,700 0 - -
Nov 2025 1 $3,200 1 $1,803 psf $815,000
Sept 2025 2 $2,925 0 - -
Aug 2025 3 $3,000 0 - -
Jul 2025 3 $3,100 0 - -
Jun 2025 1 $3,700 0 - -
May 2025 1 $3,700 0 - -
Projects Similar to Mulberry Tree
Same district, ranked by similar rent, sale PSF and transaction depth.
Freehold 8 Bassein 0.6 km away 228 transactions
- Median rent
- $2,900
- Median sale PSF
- $1,856 psf
- Median rent
- $3,000
- Median sale PSF
- $1,893 psf
- Median rent
- $3,100
- Median sale PSF
- $1,616 psf
- Median rent
- $3,400
- Median sale PSF
- $2,148 psf
- Median rent
- $3,300
- Median sale PSF
- $1,749 psf
- Median rent
- $3,400
- Median sale PSF
- $1,674 psf
Mulberry Tree Rent by Bedrooms
Monthly rent by recorded bedroom count.
Bedrooms Median rent Average rent Transactions
1 bed $3,000 $2,971 56
2 bed $3,961 $3,978 24
Mulberry Tree Rent by Size
Monthly rent by recorded URA floor area band.
Area band Median rent Average rent Transactions
400 to 500 sqft $3,000 $2,912 34
500 to 600 sqft $2,725 $2,758 6
600 to 700 sqft $3,400 $3,404 25
700 to 800 sqft $3,840 $3,713 6
1,000 to 1,100 sqft $4,150 $4,150 2
1,200 to 1,300 sqft $4,600 $4,370 7
Mulberry Tree Sale PSF by Floor
Median sale price and PSF by recorded floor band.
Floor band Median sale Median PSF Transactions
01 to 05 $1,050,000 $1,767 psf 11
Mulberry Tree 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
Mulberry Tree shows a latest 12-month median monthly rent of $3,100 across 18 rentals. Use that as the first anchor, then check the bedroom and floor-area bands before accepting an asking rent.
Latest 12M median rent $3,100
Rentals in period 18
Rent signal Strong
- 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 Mulberry Tree show a median price of $815,000 and $1,803 psf. Treat those as the first comparable range, then adjust for floor, size, condition and tenure.
Latest 12M median sale $815,000
Latest 12M median PSF $1,803 psf
Sale signal Moderate
- 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. Mulberry Tree has 11 sales on this page, so pricing should be checked against actual recent contracts before listing.
Sale signal Moderate
Total sold value $11.0M
Latest record Jun 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 Mulberry Tree numbers
Start with the project benchmarks, then adjust the calculator assumptions for the unit you are considering.
Rental yield $3,100/mo Test gross and net yield against typical rent. Buy vs rent $815.0K Compare ownership cost against renting. Mortgage $815.0K Estimate monthly payment from the sale price. Stamp duty $1,803 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 Mulberry Tree 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.
Mulberry Tree FAQ
Quick answers for renters, buyers and owners comparing this project.
What is the typical rent at Mulberry Tree?
Mulberry Tree has a latest 12-month median monthly rent of $3,100 across 18 rentals in that period.
What is the typical sale price at Mulberry Tree?
The latest 12-month median sale price for Mulberry Tree is $815,000, based on 1 sales in that period.
What is the median sale PSF at Mulberry Tree?
The latest 12-month median sale price per square foot for Mulberry Tree is $1,803 psf. The average for the same period is $1,803 psf.
Is Mulberry Tree freehold or leasehold?
Mulberry Tree is listed as Freehold. Tenure is tied to the project and is most relevant when reviewing sale transactions.
Where is Mulberry Tree located?
Mulberry Tree is located at 167 Moulmein Road Mulberry Tree Singapore 308092 in D11 / Watten Estate, Novena, Thomson.
How current is the Mulberry Tree 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.