CONDODistrict 10

MILL POINT

Name: MILL POINT
Address: SG

Details

Project: MILL POINT
TOP year: 2004
Tenure: Freehold
Lease start: 1877
Total units: 108
Land size: 3,362 sqm (36,186 sqft)
Plot ratio: 2.8
Developer: Coming soon
Gross rental yield: ~2.9% · ~$1.84M (est.) · blended across all unit types
Storeys: 19
Market segment: CCR
District: 10

Nearby Schools

Nearest primaryRIVER VALLEY PRIMARY SCHOOL630 m
Nearest SAP schoolZHANGDE PRIMARY SCHOOLSAP

Nearest school of each kind — Tier-1, GEP, SAP — straight-line (“as the crow flies”) from the development per MOE’s P1 method; a school that qualifies for several kinds is listed once with all its badges. Tier-1 marks historically oversubscribed primaries; the full 1 km / 2 km priority list is below.

Unit Catalogue for MILL POINT

Total units	108
Blocks	2
Size range	527–3,326 sqft

Bedrooms	Units	Share
1-bedroom	66	42%
2-bedroom	85	54%
3-bedroom	3	2%
4-bedroom	2	1%

Gross Rental Yield by Bedroom

haio estimate — median rent ÷ modelled price (median PSF × median size), trailing 12 months. Gross only; excludes maintenance, tax and vacancy.

Bedrooms	Gross yield	Est. price	Leases (12m)
2 BR	~2.4%· low sample (2 sales)	~$2.46M	47

Relevant market insights

En-Bloc Likelihood

Very high likelihood

Ranks among the very highest for redevelopment interest among private condos.

MILL POINT is ranked for collective-sale (en-bloc) potential over the next 5 years, relative to other private condos. We show a relative tier, not a percentage — the ranking is reliable, an exact probability is not.

Driven by: 22 years old · average unit ~837 sqft · ~157 units (consent difficulty)

Based on 4 comparable past collective-sale deals (THE ARDMORE 2007, BEVERLY MAI 2006, SEVEN HOLT ROAD 2004).

A ranking signal, not advice or a prediction of any specific outcome. How this is calculated

Selling Pressure

haio estimate

Higher selling pressure

More neighbours are free — or motivated — to sell than at most comparable properties.

haio tracks 107 of 108 units at MILL POINT. 92% of tracked units are free to sell now (past the seller’s-stamp-duty window) and 67% have been held over 10 years.

92%

Free to sell now

98 of 107 tracked · past SSD

90%

Sitting on a gain

145 of 161 resales sold above cost

Price Action

Beds

Transaction History

Beds

Period

Size–sqft

Showing 10 of 259 total recorded transactions.


Feb 2026	2BR	$2,230,000	914	$2,440
Feb 2026	2BR	$2,600,000	1,324	$1,964
Jun 2025	2BR	$2,188,000	914	$2,394
May 2025	2BR	$2,120,000	914	$2,319
May 2025	1BR	$1,060,000	527	$2,011
Mar 2025	1BR	$1,150,000	527	$2,182
Aug 2024	2BR	$2,050,000	925	$2,216
Jul 2024	2BR	$2,170,000	925	$2,346
Feb 2024	1BR	$1,245,000	538	$2,314
Apr 2023	1BR	$1,088,888	538	$2,024

Nearby Transactions

DistanceWithin 300 m

Beds

Size–sqft

18 condo transactions from other properties within 300 m, newest first.

Project	Distance	Date	Type	Beds	Price (SGD)	Area (sqft)	PSF
Melrose Park	50 m	May 2026	Resale	4BR	$4,620,000	1,700	$2,718
Melrose Park	50 m	May 2026	Resale	3BR	$3,800,000	1,345	$2,825
Valley Park	159 m	May 2026	Resale	3BR	$4,648,000	1,808	$2,571
Valley Park	159 m	May 2026	Resale	2BR	$2,680,000	1,173	$2,285
Valley Park	159 m	May 2026	Resale	3BR	$4,150,000	1,700	$2,441
Rv Residences	275 m	Apr 2026	Resale	2BR	$1,720,000	688	$2,500
Rv Residences	275 m	Apr 2026	Resale	2BR	$1,980,000	904	$2,190
Kellock Lodge	236 m	Mar 2026	Resale	2BR	$1,800,000	893	$2,016
Tiara	267 m	Mar 2026	Resale	3BR	$3,880,000	1,506	$2,576
Tiara	267 m	Mar 2026	Resale	3BR	$3,760,000	1,506	$2,497
Melrose Park	50 m	Feb 2026	Resale	4BR	$4,882,800	1,700	$2,872
Kellock Lodge	236 m	Feb 2026	Resale	3BR	$2,380,000	1,205	$1,975
Tiara	267 m	Feb 2026	Resale	3BR	$3,260,000	1,302	$2,504
Rv Residences	275 m	Jan 2026	Resale	2BR	$1,736,888	699	$2,485
Kellock Lodge	236 m	Oct 2025	Resale	2BR	$1,730,000	893	$1,937
Zenith	33 m	Sep 2025	Resale	1BR	$975,000	473	$2,061
Zenith	33 m	Jun 2025	Resale	2BR	$1,750,000	742	$2,358
Zenith	33 m	Apr 2025	Resale	1BR	$1,048,000	473	$2,216

Stack View

Every unit in the project — floors top to bottom, stacks left to right, tinted by bedroom type. Tap a unit to see its transactions. for MILL POINT

Beds

	01	02	03	04	06
19	#19-011,3242BR	#19-021,3242BR	#19-032,0674BR
18	#18-019152BR	#18-029152BR	#18-035271BR	#18-045271BR
17	#17-019262BR	#17-029262BR	#17-035381BR	#17-045381BR
16	#16-019152BR	#16-029152BR	#16-035271BR	#16-045271BR
15	#15-019152BR	#15-029152BR	#15-035271BR	#15-045271BR
14	#14-019152BR	#14-029152BR	#14-035271BR	#14-045271BR
13	#13-019152BR	#13-029152BR	#13-035271BR	#13-045271BR
12	#12-019262BR	#12-029262BR	#12-035381BR	#12-045381BR
11	#11-019152BR	#11-029152BR	#11-035271BR	#11-045271BR
10	#10-019262BR	#10-029262BR	#10-035381BR	#10-045381BR
09	#09-019152BR	#09-029152BR	#09-035271BR	#09-045271BR
08	#08-019152BR	#08-029152BR	#08-035271BR	#08-045271BR
07	#07-019152BR	#07-029152BR	#07-031,0122BR
06	#06-011,0442BR	#06-021,0122BR	#06-031,2062BR		#06-063,3263BR

1BR2BR3BR4BR· tile shows strata sq ft

Profit & Loss

haio estimate

16 realized resale exits at MILL POINT over the 5y window — 16 profitable, 0 at a loss, averaging 3.71%/yr.

Profit Distribution

Unit Type	Volume	Holding (avg)	Annualised (avg)
1BR	4	22y 1m	3.05%
3BR	10	21y 5m	4.07%
4BR	2	21y 5m	3.24%
Total	16	21y 7m	3.71%

Loss Distribution

No loss-making resales in this window — every matched exit sold above its matched entry price.

Realized resales: each resale / sub-sale (the exit) is matched to a comparable new-sale (the entry) at the same project by floor band and strata area, then the annualised return is (exit ÷ entry) ^ (1 ÷ years held) − 1. URA caveats only. haio estimate — URA masks unit numbers after May 2021, so entries are matched by area + floor, not exact unit. Executive Condos are shown as a separate segment.

RadiusWithin 4.0 km

Buyer Demand vs Competing Supply

haio estimate

x.x×demand vs supply · this year

Demand

xx,xxx

Nearby upgraders becoming able to buy a unit like yours this year

xx,xxx in the standing upgrader pool today

Supply

xx,xxx

Competing units coming up for sale nearby this year

xx,xxx competing units in the standing pool today

xx% demandxx% supply

xx,xxx HDB households within 4km of MILL POINT. xx,xxx are in the addressable upgrader pool — MOP-eligible blocks, net of recent resale resets.

xx,xxx sellable now+xx,xxx on resale clock+xx,xxx future MOP=xx,xxx total

xx,xxx households are in past-MOP blocks but were resold in the last 5 years — the new buyer's own MOP restarted, so these are excluded from the sellable-now pool.

Supply vs Demand Eligibility Pool by year within 4km · actual

In plain English: what’s free to sell right now — units that have already cleared their SSD/MOP lock-up.

Actual= booked supply only — real resale caveats coming off their seller’s stamp duty (SSD) holding period (3 or 4 years, by purchase date) plus GLS-awarded new launches. Every figure is a recorded transaction or an awarded parcel: what is genuinely on the SSD/MOP clock today. The demand:supply ratio (top row) is computed on this booked supply.

Neutral read: a higher ratio = demand outweighs supply; the trend shows if it’s tightening or easing. A haio estimate.

MOP estimated as HDB completion year + 5 (standard scheme); +10 for Plus/Prime/PLH blocks. Able-to-sell figure nets out resale transactions in the last 5 years (those buyers' own MOP restarted). haio estimate — not guaranteed to reflect individual flat eligibility.

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Exit Audience is a haio+ feature

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Exit Risk

haio unit-level records

MILL POINThas had fewer than 3 resales in the last 12 months, so there is no honest “today’s price” to score against. Where current owners entered is still on record below — n=107 traced current owners, 100.0% unit-exact.

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the Exit-Risk band is a haio+ feature

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The headline share is an exact count over haio’s unit-level records — one entry price per traced current owner. “Today’s price” is the last-12-months resale median, an anchor, not a valuation. In appreciated projects most owners naturally hold cheaper — long holders rarely sell low, so read it with the SSD-free share. Not advice. How this is calculated

West Sun Exposure

When direct sun lands on a West-facing window at MILL POINT, for the date you pick.

Unit facing (your selection)

Date

6 am9 am12 pm3 pm6 pm8 pm

Direct sun on this facing
Worst window (overlaps 2–6 pm peak heat)

Direct sun on a West-facing window: 2:02 pm – 7:14 pm (5 h 12 m total). Worst stretch: 2:02 pm – 6:00 pm (falls in the 2–6 pm peak-heat band).

Sun at 3:30 pm on 2026-07-11: azimuth 304° (NW), elevation 50°.

Estimated from solar geometry — nearby buildings and blockage are not modelled.

Where Else You Can Buy

Anchored to this project's estimated price (~S$2.1M, the median of recent sale transactions at MILL POINT) — drag to explore what else that budget buys across Singapore.

Nearby Condos

172 within 1 km

Lowest

$1,025

psf

Average

$2,333

psf

Highest

$5,937

psf

This propertyNearby condo


33 m	Zenith	FH	2011	$2,147
50 m	Melrose Park	FH	2000	$2,647
159 m	Valley Park	FH	1997	$2,194
236 m	Kellock Lodge	FH	1997	$1,960
267 m	Tiara	FH	1995	$2,476
275 m	Rv Residences	FH	2015	$2,320
309 m	The Trillium	FH	2010	$2,700
320 m	River Valley Apartments	FH	—	—
322 m	Rv Suites	FH	2012	$1,929
326 m	Stellar Rv	FH	2015	$1,914

Project-level medians from haio’s own transaction data — median sale $ psf (last 2 years) and, in each pin, median monthly rent $ psf. Distances are straight-line from this property. Blank where there are no recent sales.

Primary Schools Within 1 km / 2 km

River Valley Primary School≤ 1 km605 m
Alexandra Primary School≤ 1 km690 m
Zhangde Primary School1–2 km1.09 km
Gan Eng Seng Primary School1–2 km1.85 km
CHIJ (Kellock)Within 2 km of block 3 only1–2 km2 km

Distances are measured per block (straight-line, MOE method) and the nearest block’s distance is shown; where blocks differ, the qualifying blocks are named. The balloting distance is from your exact unit’s block. Distance sets priority within each registration phase; balloting still applies — see .

Amenities

MOE Primary One priority (1 km / 2 km) is measured from your home’s postal address — see the full Valuation Report for your unit.