Overview & Key Facts
D'MIRA is a freehold condominium at BOON TECK ROAD in District 12 (RCR), developed by MCL LAND DEVELOPMENT PTE LTD, comprising 65 units, completed in 2013.
Location & Connectivity
D'MIRA is approximately 660m from Toa Payoh MRT station, with 3 stations within 1.5 km.
Schools & Education
22 schools within 2 km (5 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Beatty Secondary School | Secondary | 470m |
| CHIJ Secondary (Toa Payoh) | Secondary | 630m |
| School of Science and Technology | Jc | 640m |
| Balestier Hill Primary School | Primary | 920m |
| CHIJ Our Lady Queen of Peace | Primary | 970m |
| Pei Chun Public School | Primary | 1.2 km |
| Manjusri Secondary School | Secondary | 1.3 km |
| First Toa Payoh Primary School | Primary | 1.3 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 5 | $1,464 psf | $1,600,378 |
| 4 BR | 5 | $1,546 psf | $2,329,000 |
Market Position
D'MIRA has recorded 10 sales at an average price of $1,964,689.
Rental Yield by Bedroom Type
Blended yield hides the spread between unit sizes — smaller units at D'MIRA typically rent harder per dollar of purchase price:
| Type | Avg Rent | Avg Price | Gross Yield |
|---|---|---|---|
| 3 BR | $4,300/mo | $1,600,378 | 3.22% |
| 4 BR | $5,205/mo | $2,329,000 | 2.68% |
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Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 4 | $1,359 psf | — |
| 2022 | 3 | $1,452 psf | ↑ 6.8% |
| 2024 | 1 | $1,810 psf | ↑ 24.7% |
| 2025 | 1 | $1,725 psf | ↓ 4.7% |
| 2026 | 1 | $1,719 psf | ↓ 0.4% |
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D'MIRA prices have cooled 5.1% from the 2024 peak, yet remain 26.4% above where the series began in 2021.
Price Index Check
The ShiokNest Price Index for District 12 reads 136.8 as of May 2026 — down 6.2% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
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Neighbourhood Comparison
| Condo | Tenure | Avg PSF | Sales |
|---|---|---|---|
| THE ORIE | 99 yrs lease commencing from 2024 | $2,730 psf | 741 |
| EIGHT RIVERSUITES | 99 yrs lease commencing from 2011 | $1,649 psf | 311 |
| GEM RESIDENCES | 99 yrs lease commencing from 2015 | $1,843 psf | 200 |
| TREVISTA | 99 yrs lease commencing from 2008 | $1,709 psf | 149 |
| VERTICUS | Freehold | $2,126 psf | 130 |
What Could Work Against You
- Only 2 transactions were recorded in the past 12 months, so the price figures here rest on a thin sample — a single outlier deal can move the averages.
- At 65 units, this is a boutique development — fewer comparable sales to anchor valuations, and maintenance costs spread across a smaller fee base.
Best suited for
Who This Actually Suits
The profile fits car-owning households, long-term hold (10+ yr), freehold / generational hold and boutique low-density (<100 units) best. At ~662m from the nearest MRT, this property suits households with a car who value arterial road access over transit proximity.
first-time hdb upgraders should treat this as a shortlist candidate, not a default choice.
yield-focused investors should probably look elsewhere. RCR (Rest of Central Region) location with rental demand profile worth running through our Rental Yield Calculator.
Verdict
D'MIRA is a freehold development in District 12 (RCR), with 65 units, offering a gross yield of 2.6%.
At ~$1,722 psf, it sits at a city-fringe price point balancing accessibility and value.
Explore the full D'MIRA dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing D'MIRA against staying public? These HDB towns sit within walking or short-drive distance:
- Kallang/whampoa — 4-room average $882,887 (150m away), an upgrader gap of about $1,100,000
- Toa Payoh — 4-room average $929,793 (470m away), an upgrader gap of about $1,050,000
- Bishan — 4-room average $791,445 (1.9 km away), an upgrader gap of about $1,150,000
FAQ
What is the average PSF for D'MIRA?
Is D'MIRA freehold?
What is the rental yield for D'MIRA?
Which MRT is nearest to D'MIRA?
Sources & Next Steps
- D'MIRA Dashboard — Live charts and analytics
- URA REALIS — Official transaction data
- District 12 (Toa Payoh, Serangoon, Balestier) — District 12 neighbourhood guide
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 10 transactions
- Rental data: 106 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Apr 2026 · 10 records analysed · Source: URA private-sale caveats