Room For Every Generation, On Freehold Land
Room For Every Generation, On Freehold Land
*Images used are for illustration purposes only
Register your interest today to get the full details on 31 Mugliston Road, and a personalised landed property consultation!
Register your interest today to get the full details on 31 Mugliston Road, and a personalised landed property consultation!
About 31 Mugliston Road
Set among the quiet landed streets of Joo Chiat in District 15, 31 Mugliston Road is a freehold corner terrace with seven en-suite bedrooms across four levels. Peranakan shophouses still line Joo Chiat Road, the terraces of Koon Seng Road still wear their pastel fronts, and the residential roads behind them have kept their character while taller estates went up all around. Freehold landed homes here change hands rarely, and corner plots more rarely still.
The everyday sits close to the front gate. Katong Shopping Centre is a short walk away, just across Mountbatten Road, and Tanjong Katong Primary School and Haig Girls' School are both within walking distance. Parkway Parade and East Coast Park are each a short drive off, one for the weekly shop and the other for a Sunday morning by the sea.
The house has just been rebuilt from the ground up. Inside, roughly 10,000 square feet of living space is built up over four levels on a 3,900 square foot plot. That holds seven bedrooms, each with its own bathroom, along with a maid's room, balconies and a view over greenery. It comes fully furnished and untenanted, so a family can settle in without waiting out anyone else's lease.
*Images used are for illustration purposes only
The asking price is $12,888,888, or $3,304 per square foot of land. We won't pretend it is the cheapest terrace in District 15. What it buys is a combination that gets harder to find every year: freehold land, a corner plot, room for an extended family, and a neighbourhood that has held on to its character. For a family that intends to stay, that combination is the whole point.
Main Selling Points
No.1ROOM FOR EVERY GENERATION
Seven en-suite bedrooms across four levels means the grandparents, the children and the parents can each take a floor, with a bathroom nobody else has to share. That separation is what decides whether three generations under one roof still feels pleasant after the first month. A maid's room keeps the help living in, and the balconies give everyone somewhere to step out for air without leaving the house. This one already has the room, so the household can grow, shrink and grow again without the house having to change around it.
*Images used are for illustration purposes only
No.2FREEHOLD, ON A CORNER
The land under this house is freehold, so it belongs to the family that buys it, with no lease counting down underneath. Most of the new homes going up along the East Coast are leasehold condominiums, and the freehold landed streets of District 15 are not being added to. The corner plot gives the house two street faces, a wider frontage and daylight from more than one side. It does trade away some of the privacy an inner terrace enjoys, but most who choose a corner do it for the light and the sense of space it brings.
*Images used are for illustration purposes only
No.3EASY EVERYDAY LIVING
Katong Shopping Centre is a short walk across Mountbatten Road, so everyday errands rarely need the car. Tanjong Katong Primary School and Haig Girls' School are both a short walk away, and Tao Nan School and CHIJ (Katong) Primary are under 2 km off. Marine Parade MRT on the Thomson-East Coast Line is under 1.5 km away, a short drive, and the CBD is within easy reach along the East Coast Parkway. Days here run on short trips, and the time that would otherwise go to traffic goes back to the family.
This Looks Great, But What If It Isn't The One For Me?
That's a fair question, and a common one. A seven-bedroom corner terrace is exactly right for some families and more house than others need. Landed homes come in many shapes, from freehold to leasehold and from inter-terraces to detached houses, and the right one depends on your household, your budget and how long you plan to stay.
Mugliston Road is one of several landed homes we're marketing right now. Others include, subject to availability:
- An inter-terrace on Joo Chiat Place, District 15
- A home on Jalan Baiduri, District 15
- A freehold home on Boon Teck Road
- An inter-terrace on Onan Road
- A detached house on Siglap Road
- An inter-terrace on Jalan Sankam, District 23
Between them they run from $6.2 million to $16.5 million. And if none of them fits, we'll help you find the one that does.
*Images used are for illustration purposes only
From HDB Owners To Landed Homeowners
Hello! We’re Jessie and Benson, a husband-and-wife team at PropNex with nearly 30 years of combined real estate experience. We help landed property buyers identify their perfect home before making an offer, preventing the regret that often comes after the keys are handed over. Having built our own landed home, we don't just sell landed homes, we’ve lived and breathed every step of the process 😎
*Images used are for illustration purposes only
But the greatest lesson wasn't the increase in value. It was seeing how the right land, a well-planned rebuild and a long-term property plan can change what a home is able to do for a family. Whether you're looking to buy a landed home, buy an older one to rebuild, sell, or reposition your property, that first-hand experience is what we bring to the table, so every decision you make is a better-informed one.
How We Help You Buy Landed
No. 1
Homes That Truly Fit
We start with your household, not with listings: how many generations will live under the roof, how long you plan to stay, your comfortable budget once stamp duties and renovation are counted in, and the neighbourhoods your daily life runs through. Then we shortlist the homes that match, so your weekends go to viewing the right homes rather than all of them.
No. 2
Tenure And Type, Explained
Freehold, 999-year and 99-year leasehold. Terrace, corner terrace, semi-detached and detached. Each has its own price logic, its own rules on what can be built, and its own trade-offs in land, privacy and upkeep. We walk you through them in plain language, against your own plans, so you know exactly what you're paying for.
No. 3
Reading The Land
The house you see today may not be the house you live in ten years from now, but the land will be the same. We look at land size, frontage and shape, whether renovation or a full rebuild makes more sense, and the total cost of owning the home over the years you plan to stay.
No. 4
Negotiating With Evidence
Landed homes rarely have an obvious comparable next door. We bring recent transactions, land attributes and current buyer demand to the table, so every offer rests on evidence rather than a feeling about the asking price. We then handle the viewings, the negotiation and the paperwork through to completion, leaving you free to focus on the home itself.
No. 1
Homes That Truly Fit
We start with your household, not with listings: how many generations will live under the roof, how long you plan to stay, your comfortable budget once stamp duties and renovation are counted in, and the neighbourhoods your daily life runs through. Then we shortlist the homes that match, so your weekends go to viewing the right homes rather than all of them.
No. 2
Tenure And Type, Explained
Freehold, 999-year and 99-year leasehold. Terrace, corner terrace, semi-detached and detached. Each has its own price logic, its own rules on what can be built, and its own trade-offs in land, privacy and upkeep. We walk you through them in plain language, against your own plans, so you know exactly what you're paying for.
No. 3
Reading The Land
The house you see today may not be the house you live in ten years from now, but the land will be the same. We look at land size, frontage and shape, whether renovation or a full rebuild makes more sense, and the total cost of owning the home over the years you plan to stay.
No. 4
Negotiating With Evidence
Landed homes rarely have an obvious comparable next door. We bring recent transactions, land attributes and current buyer demand to the table, so every offer rests on evidence rather than a feeling about the asking price. We then handle the viewings, the negotiation and the paperwork through to completion, leaving you free to focus on the home itself.
Why The Cheapest Landed Home May Not Be The Best Value
Two landed homes at the same price can be very different purchases. One may sit on a wider plot with a usable frontage and room to rebuild; the other may have a bigger house on narrower land that will be harder to change later. A lower asking price can hide a layout that needs reworking, a plot that limits what you can build, or a location that suits your family for five years rather than twenty. That's why we compare homes side by side on land, frontage, layout, location and rebuilding feasibility before you make an offer, so that when you buy, you know exactly why it's the right home for you.
Already Own A Landed Home?
If you're deciding whether to renovate, rebuild or sell, or how to free up the wealth tied up in a house that grew too big once the children left, The Landed Wealth Strategy™ is built for you. We start with a clear, realistic read of what your home would achieve today, then work through upgrading, right-sizing or staying put, so whichever you choose, you choose it with the numbers in front of you.
How We've Helped Other Families
*Images used are for illustration purposes only
The Right Home In Under Two Weeks
A couple got in touch with Jessie after picking up one of her property flyers, with a clear budget and a clear list of what they needed. Instead of lining up every listing in District 15, she shortlisted only the homes that matched and arranged the viewings straight away. They found their home in under two weeks, and Jessie negotiated a better purchase price for them directly with the developer. Today they're planning their next step with her: selling in the next few years and moving up to a landed home of their own.
One Landed Sale, Two New Homes
A family wanted to sell their 99-year leasehold inter-terrace, a house facing the expressway that they knew would not be the easiest to market. Benson built the marketing around it and found a buyer within two months, at a result the family was pleased with. He then negotiated their purchase of a freehold semi-detached house. Looking across their whole portfolio, he also helped them sell a one-bedroom condo and move up to a four-bedroom unit, planned around their family's timeline and finances. It's the kind of move that only works when the selling, the buying and the financing are planned together from the start.
Our track record
Jessie Tan & Benson Fong, with a proven track record since 2012:
Yearly Top Producer Award in PropNex, 2012 to 2025
Multiple Platinum Achievers, 2012 to 2026
Millionaire Achievers, 2020, 2021, 2022, 2023, 2024 and 2025
Top Group District Director, 2017 to 2025
PropNex Top 5 Top Producer, Couple Award (2021)
Next Steps
There's no cost and no obligation. Here's what happens once you register:
1. Tell us what you're looking for:
Your household, your timeline, your budget and the areas you'd consider.
2. We sit down together:
Both of us, not a junior agent handed your file. We go through tenure, land and costs, and shortlist the homes that genuinely fit, Mugliston Road included if it suits you.
3. We view, compare and negotiate alongside you:
Side by side and with evidence, until you've found the right home, or decided the right move is to wait.
The Catch?
There is none!
There are no obligations and no cost in registering your interest today. Your information is kept safe and you have no obligations to engage our services in the future.
You can rest assured that we won't hard sell you, spam you or ask you to make a decision you are not entirely sure of.
All you'll get out of this is a full look at one of the more quietly held freehold addresses in Joo Chiat, and a clearer read on your landed search, without any obligations whatsoever.
Click the button below to get started!
Copyright 2026 - 31 Mugliston Road - All Rights Reserved
PropNex Realty Pte Ltd · Jessie Tan Chieh Shih · CEA Registration No. R043817D · Benson Fong · CEA Registration No. R026451F · Agency Licence L3008022J
This listing and its particulars are provided for general information only and do not constitute an offer or contract. All measurements, prices and particulars are indicative and subject to change without notice. This advertisement has not been reviewed by the Council for Estate Agencies.
Copyright 2026 - 31 Mugliston Road - All Rights Reserved
PropNex Realty Pte Ltd · Jessie Tan Chieh Shih · CEA Registration No. R043817D · Benson Fong · CEA Registration No. R026451F · Agency Licence L3008022J
This listing and its particulars are provided for general information only and do not constitute an offer or contract. All measurements, prices and particulars are indicative and subject to change without notice. This advertisement has not been reviewed by the Council for Estate Agencies.