Overview & Key Facts
MUGLISTON HILL is a 999 yrs lease commencing from 1886 condominium at MUGLISTON PARK in District 28 (OCR), developed by .
Location & Connectivity
MUGLISTON HILL is approximately 600m from Layar MRT station, with 6 stations within 1.5 km.
Schools & Education
14 schools within 2 km (4 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| North Vista Primary School | Primary | 230m |
| North Vista Secondary School | Secondary | 230m |
| Chongfu School | Primary | 690m |
| Fernvale Primary School | Primary | 720m |
| Presbyterian High School | Secondary | 1.2 km |
| Nan Chiau Primary School | Primary | 1.3 km |
| Anchor Green Primary School | Primary | 1.4 km |
| Sengkang Secondary School | Secondary | 1.5 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 4 BR | 9 | $1,809 psf | $3,339,756 |
| 5+ BR | 7 | $1,480 psf | $4,481,270 |
Market Position
MUGLISTON HILL has recorded 16 sales at an average price of $3,839,168.
Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 3 | $1,384 psf | — |
| 2022 | 3 | $1,554 psf | ↑ 12.3% |
| 2023 | 2 | $1,715 psf | ↑ 10.3% |
| 2024 | 5 | $1,865 psf | ↑ 8.8% |
| 2025 | 3 | $1,690 psf | ↓ 9.4% |
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MUGLISTON HILL prices have cooled 9.4% from the 2024 peak, yet remain 22.0% above where the series began in 2021.
Price Index Check
The ShiokNest Price Index for District 28 reads 163.6 as of June 2026 — down 1.7% 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 |
|---|---|---|---|
| PARC GREENWICH | 99 yrs lease commencing from 2020 | $1,234 psf | 496 |
| HIGH PARK RESIDENCES | 99 yrs lease commencing from 2014 | $1,486 psf | 418 |
| THE TOPIARY | 99 yrs lease commencing from 2012 | $1,224 psf | 403 |
| PARC BOTANNIA | 99 yrs lease commencing from 2016 | $1,595 psf | 214 |
| SELETAR HILLS ESTATE | 999 yrs lease commencing from 1879 | $1,507 psf | 203 |
What Could Work Against You
- Only 0 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.
Best suited for
Who This Actually Suits
Buyers most likely to be happy here: p1 school balloting families, long-term hold (10+ yr) and freehold / generational hold. Sits within the 1km MOE catchment of one or more popular primary schools — confirm exact distance for your target school.
yield-focused investors and short-term flippers (<5 yr) should probably look elsewhere. OCR (Outside Central Region) location with rental demand profile worth running through our Rental Yield Calculator.
One caution flagged here: avoid if mrt-dependent — MRT access is meaningfully constrained — transit-dependent buyers should consider better-connected alternatives.
Verdict
MUGLISTON HILL is a 999 yrs lease commencing from 1886 development in District 28 (OCR), offering a gross yield of 1.5%.
At ~$1,690 psf, it represents a competitive entry point in the OCR segment.
Explore the full MUGLISTON HILL dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing MUGLISTON HILL against staying public? These HDB towns sit within walking or short-drive distance:
FAQ
What is the average PSF for MUGLISTON HILL?
Is MUGLISTON HILL freehold?
What is the rental yield for MUGLISTON HILL?
Which MRT is nearest to MUGLISTON HILL?
Sources & Next Steps
- MUGLISTON HILL Dashboard — Live charts and analytics
- URA REALIS — Official transaction data
- District 28 (Seletar) — District 28 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: 16 transactions
- Rental data: 18 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: May 2025 · 16 records analysed · Source: URA private-sale caveats