Gerald Mugliston Estate

7 filed transactions · District 28 · OCR

Median, per square foot

1,006 psf

Observed range

$752 — $2,266 psf
S$6,000k median price

Mixed tenure · 7 filed transactions

S$6,000k

Median price

Filed transactions

150%

Spread, low to high

URA Data Service — PMI_Resi_Transaction · 2021-09 to 2026-09 · accessed 2026-09-10

Which of these are you

I’m considering buying this

What it costs on the day, at $6,000,000Loan, downpayment, the cash CPF cannot cover, and both stamp duties
Run six checks before you commitThe asking price, nearby MOP supply, land coming, and what could be built next door
What a higher floor is worth hereMeasured within this building, not across the country
What is within reach of itSchools, stations and shops, at straight-line distance
Put it beside another blockTwo or three side by side, in a link you can send to whoever else is deciding

I own this

Median price by month5 months with a sale

May '22 · S$6,750kJun '25 · S$16,700k

The transactions behind those figures7 of 7

Nothing modelled — these are the filed sales.

684.6 sqmDetached · Resale · 2025-06

S$16,700,000$2266 psf

208.2 sqmSemi-detached · Resale · 2024-03

S$2,600,000$1160 psf

434 sqmDetached · Resale · 2023-06

S$4,700,000$1006 psf

307.9 sqmSemi-detached · Resale · 2022-07

S$4,250,000$1282 psf

901.9 sqmDetached · Resale · 2022-05

S$7,300,000$752 psf

684.6 sqmDetached · Resale · 2022-05

S$6,000,000$814 psf

660.7 sqmSemi-detached · Resale · 2022-05

S$6,750,000$949 psf

Why a range, not one number. Valuation tools routinely disagree by S$15,000–S$80,000 on the same home, because none can see your floor, facing, renovation or lease. The spread above is the real one — the cheapest and dearest psf actually filed here over the period. Where your unit sits inside it depends on the things the data cannot see.

Contains information from HDB Resale Flat Prices (data.gov.sg) accessed on 2026-09-10 from data.gov.sg, made available under the Singapore Open Data Licence v1.0Contains information from URA Data Service — PMI_Resi_Transaction accessed on 2026-09-10, made available under the Singapore Open Data Licence v1.0

What the floor is worth

This project—

Not enough filed sales at both ends of this project to compare it with itself. It needs 3 or more high and 3 or more low. The figure beside this one is the town, not here.

District 28, typical project+4.6%

Middle of 3 projects in District 28 that clear the bar — half fall between +3.6% and +9.6%. None came out negative in this set.

Every band in District 28, for reference. This pools all buildings in the town, so it carries the estates as well as the storeys — a town whose tall blocks are its newest ones will show a steeper climb than height alone buys. The two figures above are the ones that hold a building constant.

Storeys	Median psf	Filed sales
01-05	S$1,204	541
06-10	S$1,414	140
11-15	S$1,473	120
16-20	S$1,565	113
21-25	S$1,548	40

URA Data Service — PMI_Resi_Transaction · accessed 2026-09-10T21:15:39.110Z. Storey bands are the source's own — no floor number is inferred from them. A premium is a median of filed transactions, not a valuation of any home.

What's around

Straight-line distance from the building — the walk is longer, and how much longer depends on what is in the way.

Nearest station

Fernvale

712m

Primary schools within 1km

nearest 583m

Primary schools · straight-line distance

Fernvale Primary School583m
Sengkang Green Primary School810m

10 more between 1km and 2km

Hougang Primary School1.0km
Anchor Green Primary School1.2km
Yio Chu Kang Primary School1.3km
Fern Green Primary School1.3km
Rosyth School1.5km
Palm View Primary School1.6km
Nan Chiau Primary School1.7km
Springdale Primary School1.7km
Xinmin Primary School1.7km
Montfort Junior School1.9km

A band is priority, not a place — and this is an indication, not MOE's answer. MOE measures home to school in a straight line, which is what is measured here. But it measures to the school's land boundary and this measures to the school's single registered coordinate, so a large campus reads as further away than MOE would find it. It also measures from the address on your child's registration, not from the block. A school near the line can fall either side of it once MOE measures it, and an oversubscribed school still ballots within a band. For the official category for a specific address, use OneMap's SchoolQuery.

Stations

Fernvale712m
Layar766m
Tongkang1.0km

Also nearby

Hawker centreFernvale Hawker Centre & Market656m
ParkLuxus Hills Park756m
Other schoolsPei Hwa Secondary School526m

Coordinates from OneMap, © Singapore Land Authority. Distances are straight-line.
Station exit locations — LTA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
School addresses — MOE School Directory and Information (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
Hawker centre locations — NEA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
Park locations — NParks (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.

What has sold nearby300m

Distance from Gerald Mugliston EstateStraight-line, not walking — what sits between two points is in no dataset here.

18projects within 300m

$1,027–$1,754the middle half, per sq ft

$1,174median of those sales

From 59 filed sales — the 20 most recent at each project, which is all this index keeps. 1 of them is at that limit, so it has sold more than is counted here.

Project	Away	Filed	Floor	Size	PSF
Landed · Mugliston Gardens	135m	2026-08	—	179 sqm	$2,333
Seletar Springs Condominium	244m	2026-08	01-05	124 sqm	$1,199
Seletar Springs Condominium	244m	2026-07	01-05	121 sqm	$1,136
Seletar Springs Condominium	244m	2026-07	01-05	145 sqm	$1,153
Landed · Lorong Buang Kok	258m	2026-07	—	186 sqm	$1,840
Landed · Mugliston Park	138m	2026-06	—	405 sqm	$1,459
Kechubong Terrace	242m	2026-06	—	208 sqm	$2,062
Seletar Springs Condominium	244m	2026-06	01-05	145 sqm	$1,082
Seletar Springs Condominium	244m	2026-05	01-05	192 sqm	$1,040
Seletar Springs Condominium	244m	2026-05	01-05	121 sqm	$1,217
Landed · Gerald Park	205m	2026-04	—	359 sqm	$1,435
Seletar View	214m	2026-04	—	306 sqm	$1,008
Landed · Mugliston Gardens	135m	2026-03	—	376 sqm	$1,360
Landed · Gerald Crescent	126m	2025-12	—	174 sqm	$2,056
Landed · Gerald Drive	142m	2025-11	—	277 sqm	$1,754
Green Springs	109m	2025-08	—	150 sqm	$2,354
Landed · Mugliston Gardens	135m	2025-07	—	178 sqm	$2,346
Landed · Gerald Crescent	126m	2025-06	—	2,962 sqm	$690
Landed · Gerald Drive	142m	2025-06	—	266 sqm	$1,696
The Gardens at Gerald	46m	2025-02	—	310 sqm	$1,034
Summer Villas	175m	2025-02	01-05	328 sqm	$886
Landed · Jalan Kechubong	114m	2025-01	—	307 sqm	$1,934

The 22 most recent are listed, out of 59 in the index at this radius. The floor band is what URA and HDB publish; neither feed carries a unit number.

The afternoon sun, and what is approved in it247°–293°

Seen from here, the sun sets at 247° (WSW) in December and 293° (WNW) in June — a swing of 47° across the year. A window on one of those bearings takes the low sun for part of the year and none of it for the rest.

Today the sun drops below 15° at 06:04 pm and sets at 07:00 pm, arriving from 273° (W). Above that angle it is over the roof rather than through the window; near the equator the midday sun is almost overhead, which is why this is only ever about the last hour.

Which way does the unit face?

Nothing published says which way a unit points — not URA, not HDB. You are the one standing in it, or holding the plan. If the floor plan carries a north arrow, the plan reader will read it off and say so when it cannot.

9 permitted planning decisions sit on those bearings within 400m. What it means depends entirely on which:

Approved	Away	Bearing	Height	What
2026-02-09	239m	288° WNW	3 storeys	Proposed reconstruction to an existing 3-storey envelope control detached dwelling house with a new attic and a new li…
2024-03-28	277m	291° WNW	3 storeys	Proposed new erection of a pair of 3-storey envelope control semi-detached dwelling houses, each with mezzanine and at…
2024-08-19	277m	291° WNW	—	Subdivision of land into 2 plots
2024-03-07	286m	288° WNW	—	Subdivision of land into 2 plots
2024-06-04	324m	273° W	2 storeys	Proposed erection of a 2-storey envelope control detached dwelling house with an attic, a basement, and a swimming poo…
2025-01-15	324m	273° W	2 storeys	Proposed amendment to approved erection of a 2-storey envelope control detached dwelling house with an attic, a baseme…

This does not tell you whether anything is blocked. A shadow needs the height and footprint of every building between you and the sun, and no public dataset here carries them — so none is drawn. What is above is the bearing the sun arrives on, which is astronomy, and what has been permitted along it, which is a filed decision with a reference number. Joining the two is yours. Bearings and distances are straight-line. A decision is permission to build, not a building: some are never started, and heights come from URA’s own wording, which states one about four times in five.

Where the money actually goes

Drag the sale price. Everything moves.

Cash

Loan

CPF principal

CPF interest

Fees

Sale price · S$6,000,000

Outstanding loan

CPF principal used

Years held

Agent fee %

Sale priceS$6,000,000

Outstanding loan−S$180,000

CPF principal refundBack into your CPF, not lost−S$150,000

CPF accrued interestCPF OA rate, compounded over 12 years−S$52,416

Agent fee (2% + GST) and legal−S$133,600

Cash in handS$5,483,984

S$202,416 returns to your CPF, not your pocket — still yours, and it can fund the next purchase. The accrued interest alone is S$52,416, and it grows every year you hold. HDB concessionary loan interest is 2.6% p.a.; CPF Ordinary Account accrues at 2.5%.

Look up somewhere else

Any HDB block or private project in Singapore.