Existing condo

The Mezzo

Balestier Road · Novena · District 12

: Freehold · Completed 2012 (EdgeProp) · 127 homes

Recent sales, median: S$1,649; 6 sales in 12 months
Sales in 12 months: 6

PropGPT has not researched this condo the way it researches new launches: the figures here come from URA's sale and rental records, public map data and, for asking prices, EdgeProp. Visit, check the unit and the building, and ask for the management corporation's accounts before you offer.

Is it worth buying?

PropGPT financial score

68out of 100

Strong case on the numbers

Confidence: high, most figures known (100% of the weight known)

Adds up the measurable lines below: price against comparable homes, rental yield, the lease, how nearby prices moved, MRT distance and competing supply. 65 or more is a strong case on the numbers, 45 to 64 fair, under 45 weak. It leaves out what only you can judge (layout, school, the view) and is not a valuation or advice.

What makes up the score

Score parts: each part's mark out of 100, its share of the score, and why
Part	Mark	Why
Price vs similar homes nearby22% of the scoreCosts 10% less than similar homes nearby; usually 3% less.	88	Costs 10% less than similar homes nearby; usually 3% less.
Rental yield vs typical17% of the scoreRent of about 4.2% of the price a year; typical is 3.2%.	100	Rent of about 4.2% of the price a year; typical is 3.2%.
Price vs other condos in the town11% of the score13% below the typical price of other condos in the town.	94	13% below the typical price of other condos in the town.
Value lost to the lease in the next 10 years11% of the scoreFreehold or 999-year: no lease running down.	100	Freehold or 999-year: no lease running down.
Nearby homes that beat the market11% of the score3 of 28 nearby projects beat the market.	0	3 of 28 nearby projects beat the market.
This condo's own prices vs the market11% of the scoreIts prices moved +7%; the whole market moved +26%.	0	Its prices moved +7%; the whole market moved +26%.
Distance to the MRT11% of the score818 m to the nearest station.	42	818 m to the nearest station.
Competing homes finishing nearby6% of the scoreNo competing homes finishing nearby around the same time.	100	No competing homes finishing nearby around the same time.

How the score is worked out

What a property agent would weigh up, from public data. Each line gives a plain answer and what it means for you. Open “Show the calculation” on any line for the exact figures.

PropGPT compares private condos and apartments only (ECs with ECs). HDB flats and landed homes are never in these comparisons, and every price is a real sale recorded by URA, not an asking price.

In your favour 5Neutral 1Watch out 2Not known yet 0

Am I paying a fair price?

Price vs similar resale homes nearby · In your favour
Costs about 10% less than similar homes nearby
Condos usually sell for about 3% less than similar homes nearby (the middle figure of 1,298 existing condos PropGPT checked). This one is cheaper than usual for the area.
This condo
S$1,649 psf
Usual for a condo here
S$1,789 psf
Similar homes nearby
S$1,837 psf
Based on 290 resales, Nov 2025 to Nov 2026 · a rough guide only
Show the calculationHide the calculation
What it compares
Each of this condo's own resales (its own 6 resales in the last 12 months) against resale condos and apartments within 1.5 km of a similar size (within 20%), sold Nov 2025 to Nov 2026. Each resale price is scaled to this condo's lease, and to its building age (completed 2012) where the resale's completion year is known. Not included: HDB flats, landed homes, homes resold before completion (sub-sales), and this condo itself.
The figures
This condo: S$1,649 psf, the median of its own 6 resales in the last 12 months.
Nearby resale: 6 of its 6 own sales are each compared with the median of nearby sales within 20% of its size, after the lease adjustment (290 nearby sales in all). The gap is the median of these per-sale gaps; S$1,837 psf is the nearby price that gap implies.
Lease adjustment, for example: a freehold resale at S$2,000 psf counts as about S$1,920 against a new 99-year lease (96% of freehold); a 99-year resale with 70 years left at S$1,500 psf counts as about S$1,646.
Age adjustment: 286 of 290 nearby sales are also scaled to this condo's age (completed 2012), about 0.9% per year of difference. For example, a resale in a building 10 years older at S$1,500 psf counts as about S$1,648. The other 4 have no known completion year and are not age-adjusted.
Gap: S$1,649 psf ÷ S$1,837 psf − 1 = −10%. Usual gap (the middle of 1,298 existing condos): −3%. In your favour when this gap is 5 percentage points or more below the usual gap; watch out when 5 or more above.
How fair is this comparison?
A rough guide only. Existing homes against existing homes, lease and building age adjusted, each sale against homes of its own size; but neighbours differ in condition, size of development and facilities.
What this check cannot see
Building age is adjusted at one average rate, about 0.9% a year (measured from 10,793 private resales in 1,531 condos, Oct 2025 to Oct 2026). Real prices fall faster in a building's first 15 years and slower after, faster for 99-year leases than freehold, and upkeep differs between buildings.
The lease adjustment uses the SLA leasehold table (Bala's Table), which values land, not the building; on very old leases it may over-adjust.
Floor level, view and facing are not adjusted. A condo whose recent sales were mostly high floors looks dearer.
1.5 km in a straight line can reach across an expressway, river or park into a different market.
URA gives one map point per project, so large projects are measured from a single spot.
How PropGPT works out every line
Price vs other existing condos in Novena · In your favour
About 13% below the typical price of other existing condos in Novena
Cheaper than most of the homes you are likely to compare it with.
This condo
S$1,649 psf
Typical in Novena
S$1,900 psf
Based on 74 condos · a rough guide only
Show the calculationHide the calculation
What it compares
Each of this condo's own resales (its own 6 resales in the last 12 months) against resales in other existing condos in the same town (URA planning area) of a similar size (within 20%), sold in the same period, each scaled to this condo's lease, and to its building age (completed 2012) where the other condo's completion year is known.
The figures
This condo: S$1,649 psf
6 of its 6 own sales are each compared with the median of sales of a similar size in 74 other existing condos in Novena. The gap is the median of these per-sale gaps; S$1,900 psf is the town price that gap implies.
Age adjustment: 72 of the 74 other condos are also scaled to this condo's age (completed 2012), about 0.9% per year of difference. The other 2 have no known completion year and are not age-adjusted.
In your favour when 10% or more below the typical price; watch out when 10% or more above.
How fair is this comparison?
A rough guide only. Same town, lease and building age adjusted, each sale against homes of its own size; but condition and distances to the MRT differ within a town.
What this check cannot see
Building age is adjusted at one average rate, about 0.9% a year (measured from 10,793 private resales in 1,531 condos, Oct 2025 to Oct 2026). Real prices fall faster in a building's first 15 years and slower after, faster for 99-year leases than freehold, and upkeep differs between buildings.
How PropGPT works out every line

Can it earn or hold its value?

Rental yield · In your favour
About 4.2% of the price a year in rent, before costs
More than the typical 3.2% for existing condos, so rent would cover more of your costs if you let it out.
This condo
4.2%
Typical for existing condos
3.2%
Based on 3,106 rental contracts, Q1 2026 to Q3 2026
Show the calculationHide the calculation
What it compares
Rents of condos and apartments of similar size within 1.5 km (URA rental contracts, last 4 quarters), per sq ft, × 12, against this condo's price per sq ft.
The figures
Nearby rent: S$5.79 per sq ft a month, median of 3,106 contracts (URA, Q1 2026 to Q3 2026)
Yield = S$5.79 × 12 ÷ S$1,649 psf = 4.2%. In your favour when 0.3 percentage points or more above the typical yield; watch out when 0.3 or more below.
How fair is this comparison?
Fair. Rents of similar homes nearby, not of this condo.
What this check cannot see
Gross yield: property tax, maintenance fees, agent fees and empty months usually take 1 to 2 percentage points off.
URA records rented sizes as ranges (for example 900–1,000 sq ft); PropGPT uses the middle.
Building age is not adjusted: a 25-year-old condo and a 3-year-old one count the same, so part of any gap is simply new against old.
How PropGPT works out every line
Lease · In your favour
Freehold
No lease runs down, so the home does not lose value as the years pass. Buyers usually pay more for this.
Based on URA's title record
Show the calculationHide the calculation
What it compares
The title's tenure, as recorded by URA.
How fair is this comparison?
Very fair. A fact about this home.
What this check cannot see
Freehold land does not protect the building: it still ages, and an en bloc sale needs most owners to agree.
How PropGPT works out every line
How nearby homes' prices moved · Watch out
3 of 28 nearby projects rose faster than the whole market
Homes around here have done worse than the market in recent years. Past results do not guarantee future ones.
Based on 28 nearby projects, sales from Oct 2021 · a rough guide only
Show the calculationHide the calculation
What it compares
For each project within 1.5 km with enough sales: the median price of its first 12 months of sales in PropGPT's data against its resales in the last 12 months, at least 2 years apart, compared with URA's private non-landed price index over the same quarters.
The figures
OKIO (198 m): +5% from 2022-Q3 to 2026-Q2; market +16%
CITYSCAPE @FARRER PARK (294 m): +13% from 2022-Q3 to 2026-Q1; market +16%
MONTEBLEU (446 m): +17% from 2021-Q4 to 2026-Q2; market +25%
PRESTIGE HEIGHTS (534 m): +8% from 2021-Q4 to 2026-Q2; market +25%
THE INTERWEAVE (545 m): +2% from 2022-Q1 to 2026-Q2; market +25%
PAVILION 11 (619 m): +15% from 2022-Q1 to 2026-Q2; market +25%
In your favour when 60% or more of nearby projects beat the market; watch out at 40% or fewer.
How fair is this comparison?
A rough guide only. Each project against itself over time, so like for like within a project; but the projects are not this one.
What this check cannot see
PropGPT's sales data starts in October 2021, so an older project's 'first year' is a resale year, not its launch.
A project's early sales may be small units and later ones large, or the other way round.
Past price moves do not predict future ones.
How PropGPT works out every line
How this condo's prices moved · Watch out
Prices moved +7% from 2022-Q1 to 2026-Q1; the whole market moved +26%
It has lagged the private market.
Based on 8 early and 6 recent sales
Show the calculationHide the calculation
What it compares
This condo's median resale price per sq ft in its first 12 months in PropGPT's data (from October 2021) against its last 12 months, compared with URA's private non-landed price index over the same quarters.
The figures
+7% against the market's +26%.
In your favour when 5 percentage points or more ahead of the market; watch out when 5 or more behind.
How fair is this comparison?
Fair. The same condo at two times, but not the same units: the mix of sizes and floors sold differs.
What this check cannot see
A short period: from late 2021 at the earliest.
As the lease runs down, a leasehold condo is expected to lag freehold homes in the index.
Past price moves do not predict future ones.
How PropGPT works out every line
MRT · Neutral
818 m to Farrer Park MRT Station
A walk of several minutes to the station.
Based on LTA station exits and URA Master Plan 2019, worked out 4 Nov 2026
Show the calculationHide the calculation
What it compares
Straight-line distance from the project's map point to the nearest MRT or LRT exit in service (LTA), and to the nearest planned station (URA Master Plan 2019).
The figures
Nearest planned station: Mount Pleasant (planned), 2,139 m
In your favour within 500 m of a station in service or planned; watch out over 1 km from both.
How fair is this comparison?
Very fair. A fact about this location.
What this check cannot see
Straight-line distance: walking routes are longer, often by a third.
Planned stations can be years away and dates change.
How PropGPT works out every line

What could go wrong?

Competing homes finishing nearby · In your favour
No other unfinished projects within 1.5 km due around the same time
No competition from other new homes when you want to rent out or sell.
Based on URA's list of projects not yet completed, worked out 4 Nov 2026
Show the calculationHide the calculation
What it compares
Homes in other private projects within 1.5 km that URA lists as not yet completed, due in the next few years.
The figures
URA pipeline of private homes not yet completed.
In your favour when there are none; watch out at 1,000 homes or more.
How fair is this comparison?
Fair. Counts homes, not who will sell or rent them.
What this check cannot see
Completion years in URA's pipeline often shift by a year or more.
Land sold but not yet in URA's pipeline is not counted.
1.5 km in a straight line can reach across an expressway, river or park into a different market.
How PropGPT works out every line
Cost to buy, hold and sell · Fact
S$21,240 in stamp duty for the estimated price
Profit only starts after these costs are covered.
Based on today's IRAS stamp duty rates
Show the calculationHide the calculation
What it compares
Stamp duties under the current IRAS rates for the price shown.
The figures
Stamp duty on S$888K: S$21,240 (assumes a Singapore citizen buying a first home)
Selling within 4 years of buying costs seller's stamp duty of 16% falling to 4%; buying now, that ends around Nov 2030.
A completed home: the full loan starts at once, and a buyer's agent fee (often 1%) is usual if you use one.
How fair is this comparison?
Very fair. Worked out for this price.
What this check cannot see
Assumes a Singapore citizen buying a first home until you add your details.
How PropGPT works out every line

Good to know (not judged)

Sales in the last 12 months · Fact
6 resales
More sales mean a clearer price and an easier sale later. Few sales make every figure here less certain.
Based on URA sales, Nov 2025 to Nov 2026
Completed · Fact
2012
Older buildings need more upkeep; very old ones may be en bloc candidates.
Show the calculationHide the calculation
The figures
From EdgeProp, checked 2026-10-22.
How PropGPT works out every line

PropGPT calculations from URA and data.gov.sg, updated 3 Nov 2026. PropGPT is not a licensed estate agency and does not act for buyers or sellers. These figures are not a valuation, a forecast or financial advice, and past results nearby do not predict future returns. How each line is worked out

What it costs

Estimates from what homes here actually sold for. URA records each home's size, not its bedrooms, so the bedroom count is a guess from floor area.

Size (bedrooms, a guess)	Typical size	Median price	Range	Sales
1-bedroom under 650 sq ft	560 sq ft	S$888K	S$885K to S$900K	3 in 12 months
2-bedroom 650–999 sq ft	840 sq ft	S$1.47M	S$1.42M to S$1.54M	3 in 12 months
4-bedroom 1,400–1,899 sq ft	1,625 sq ft	S$1.70M	S$1.70M	1 in 24 months

Asking prices now

1-bedroomS$895K S$1,598 psf
2-bedroomS$1.43M S$1,845 psf

A sample of listings on EdgeProp, checked 2026-10-22. Asking prices are what sellers hope for; homes usually sell for less. Listings may have sold since.

See current listings on EdgeProp, 99.co or PropertyGuru.

Stamp duty on S$888,000: S$21,240 (assumes a Singapore citizen buying a first home). A completed home: the full loan starts at once.

Recent sales

Every resale and sub-sale recorded by URA, newest first. URA gives floors as a range of five.

Month	Size	Floor	Price	PSF
Oct 2026	560 sq ft	16-20	S$888,000	S$1,586
May 2026	560 sq ft	11-15	S$885,000	S$1,580
Apr 2026	840 sq ft	11-15	S$1,468,000	S$1,748
Mar 2026	560 sq ft	16-20	S$900,000	S$1,607
Jan 2026	840 sq ft	16-20	S$1,420,000	S$1,690
Dec 2025	840 sq ft	21-25	S$1,540,000	S$1,833
Aug 2025	1,625 sq ft	26-30	S$1,700,000	S$1,046
Apr 2025	840 sq ft	21-25	S$1,500,000	S$1,786
Mar 2025	840 sq ft	16-20	S$1,388,888	S$1,653
Oct 2024	840 sq ft	26-30	S$1,400,000	S$1,667
Oct 2024	840 sq ft	21-25	S$1,428,888	S$1,701
Jun 2024	560 sq ft	06-10	S$860,000	S$1,536
Apr 2024	840 sq ft	21-25	S$1,400,000	S$1,667
Apr 2024	840 sq ft	11-15	S$1,375,800	S$1,638
Feb 2024	560 sq ft	16-20	S$885,000	S$1,580
Feb 2024	560 sq ft	16-20	S$920,000	S$1,643
Nov 2023	560 sq ft	21-25	S$898,000	S$1,604
Oct 2023	840 sq ft	06-10	S$1,350,000	S$1,607
May 2023	775 sq ft	21-25	S$1,280,000	S$1,652
Mar 2023	1,012 sq ft	06-10	S$1,480,000	S$1,462

Location

Nearest mrt station: Farrer Park MRT Station; 818 m · ~11 min walk
Nearest school: Northlight School; 401 m · ~6 min walk
Nearest park: Pek Kio Park; 576 m · ~8 min walk
Nearest supermarket: Semper Fidelis Fine Foods Private Limited (Okio); 198 m · ~3 min walk

The MezzoMRT stationSchoolParkSupermarket

URA gives one map point per condo. Open data from LTA, NParks, MOE and SFA (data.gov.sg). Map: OpenFreeMap, OpenStreetMap contributors.

What next?

Compare The Mezzo with other condos in Find the best buys. Before you make an offer, view the unit and check the price against the recent sales above.

Sign in to start buying a home hereEvery step from the option to purchase to completion, with deadlines and amounts. You do not need an agent of your own.