The Myst obtained its Temporary Occupation Permit in September 2026, allowing buyers of its remaining homes to take delivery of a completed unit rather than wait through construction. The 408-unit condominium sits on a 99-year lease commencing on 11 May 2023.
Only seven developer units remain as at 1 October 2026. They consist entirely of high-floor four- and five-bedroom homes, priced from S$3.271 million to S$4.084 million.
The small remaining selection raises a useful question: how much of a premium are buyers paying for a newly completed home at The Myst compared with other large apartments around Upper Bukit Timah, Cashew, Hillview and Dairy Farm?
The Seven Remaining Units
The latest balance-unit list shows four four-bedroom homes and three five-bedroom homes:
| Unit | Type | Stated area | Price | Stated price |
|---|---|---|---|---|
| #23-03 | 4-bedroom D2 | 1,518 sq ft | S$3.271 million | S$2,155 psf |
| #24-03 | 4-bedroom D2(d) | 1,851 sq ft | S$3.415 million | S$1,845 psf |
| #22-10 | 4-bedroom D2 | 1,518 sq ft | S$3.273 million | S$2,156 psf |
| #24-10 | 4-bedroom D2(d) | 1,851 sq ft | S$3.716 million | S$2,008 psf |
| #21-16 | 5-bedroom E1 | 1,690 sq ft | S$3.626 million | S$2,146 psf |
| #23-16 | 5-bedroom E1 | 1,690 sq ft | S$3.660 million | S$2,166 psf |
| #24-16 | 5-bedroom E1(d) | 2,034 sq ft | S$4.084 million | S$2,008 psf |
At first glance, the top-floor units appear cheaper on a price-per-square-foot basis. However, their larger stated areas include strata voids.
The 1,851 sq ft four-bedroom units include approximately 31 sq m, or 334 sq ft, of strata void. The 2,034 sq ft five-bedroom includes approximately 32 sq m, or 344 sq ft, of strata void. This is the double-height volume above the living, dining, and dry-kitchen areas, rather than additional floor space where furniture can be placed.
When the void is excluded, the top-floor homes have substantially the same usable floor areas as their regular counterparts:
| Unit | Price | Stated psf | Approx. floor area excluding void | Price per usable floor area |
|---|---|---|---|---|
| #24-03 | S$3.415 million | S$1,845 psf | 1,518 sq ft | S$2,250 psf |
| #24-10 | S$3.716 million | S$2,008 psf | 1,518 sq ft | S$2,448 psf |
| #24-16 | S$4.084 million | S$2,008 psf | 1,690 sq ft | S$2,417 psf |
The lower stated psf therefore does not necessarily make these top-floor units cheaper. Buyers are paying for a 4.5m ceiling, greater internal volume, a top-floor position and potentially better views.
Recorded Transactions in Surrounding Developments
The following transactions provide a mixture of newer-project and established-resale comparisons. These are recorded prices before any lease adjustment.
| Development | Transaction | Bedrooms | Area | Recorded price | Recorded psf |
|---|---|---|---|---|---|
| The Botany at Dairy Farm | Nov 2025 | 4 | 1,292 sq ft | S$2.773 million | S$2,147 |
| Hillhaven | Dec 2025 | 4 | 1,259 sq ft | S$2.753 million | S$2,186 |
| The Botany at Dairy Farm | Apr 2024 | 4 | 1,518 sq ft | S$2.878 million | S$1,896 |
| Dairy Farm Residences | Jun 2024 | 4 | 1,335 sq ft | S$2.590 million | S$1,940 |
| Hazel Park Condominium | Sep 2026 | 4 | 1,518 sq ft | S$2.680 million | S$1,766 |
| Tree House | Oct 2025 | 4 | 1,410 sq ft | S$2.200 million | S$1,560 |
| The Botany at Dairy Farm | Aug 2024 | 5 | 1,539 sq ft | S$3.070 million | S$1,996 |
| Hillhaven | Nov 2025 | 4-bedroom large unit | 1,636 sq ft | S$3.354 million | S$2,050 |
The Botany transactions include a November 2025 sale of a 1,292 sq ft four-bedroom unit at S$2.773 million and earlier large-unit sales at approximately S$1,838 to S$2,100 psf. Its 1,539 sq ft five-bedroom units recorded prices around S$3 million.
At Hillhaven, a 1,259 sq ft unit sold for approximately S$2.753 million in December 2025, while a 1,636 sq ft unit sold for approximately S$3.354 million in November 2025. Both were high-floor new sales, making them useful comparisons with The Myst’s remaining high-floor homes.
The most directly size-matched resale is arguably Hazel Park’s September 2026 transaction. Its 1,518 sq ft four-bedroom unit sold for S$2.68 million, or S$1,766 psf. Hazel Park is a 999-year development close to Cashew MRT and The Myst.
Tree House provides an older leasehold comparison. A 1,410 sq ft four-bedroom unit sold for S$2.2 million, or S$1,560 psf, in October 2025. Its lease commenced in November 2009.
*Prices extracted from PropNex Investment Suite. Contact us to understand unit level and facing.
How the Bala Adjustment Was Calculated
Bala’s Table expresses a leasehold interest as a percentage of freehold land value. For example:
- 99 years: 96.0%
- 96 years: 95.7%
- 95 years: 95.6%
- 90 years: 94.6%
- 85 years: 92.9%
- 83 years: 92.2%
- 82 years: 91.8%
Singapore government agencies have historically used the table to compare land values across different lease periods.
As at 1 October 2026, The Myst has approximately 95.6 years remaining. Interpolating between the 95- and 96-year entries produces a Bala relativity of approximately 95.66%.
Each comparable was converted to an equivalent The Myst lease using:
Adjusted psf = Recorded psf x (The Myst Bala Relativity/Comparable Bala Relativity)
For example, Tree House had approximately 83 years remaining at the time of its October 2025 transaction. Its adjusted price is therefore:
S$1,560 x (95.66%/92.2%) = $1,618 psf
Hazel Park’s 999-year tenure is treated as approximately 100% of freehold value:
S$1,766 x (95.66%/100%) = $1,689 psf
This reduces Hazel Park’s price to the equivalent of a property with The Myst’s remaining tenure.
Lease-Adjusted Comparison
The adjusted figures below place each comparable on approximately the same 95.6-year tenure as The Myst.
| Development and unit | Raw psf | Approx. Bala relativity | Adjusted to The Myst’s lease | The Myst premium* |
|---|---|---|---|---|
| Hillhaven, 1,259 sq ft | S$2,186 | 95.72% (from 2023) | S$2,185 psf | −1% |
| The Botany, 1,292 sq ft | S$2,147 | 95.66% (from 2022) | S$2,147 psf | Less than 1% |
| Hillhaven, 1,636 sq ft | S$2,050 | 95.73% (from 2023) | S$2,049 psf | 5% |
| The Botany, 1,539 sq ft | S$1,996 | 95.79% (from 2022) | S$1,993 psf | 8% |
| Dairy Farm Residences, 1,335 sq ft | S$1,940 | 95.30%Â (from 2018) | S$1,947 psf | 11% |
| The Botany, 1,518 sq ft | S$1,896 | 95.82% (from 2022) | S$1,893 psf | 14% |
| Hazel Park, 1,518 sq ft | S$1,766 | Approx. 100% (999-Year) | S$1,689 psf | 28% |
| Tree House, 1,410 sq ft | S$1,560 | Approx. 92.2% (from 2009) | S$1,618 psf | 33% |
*The premium uses approximately S$2,156 psf for The Myst’s regular 1,518 sq ft four-bedroom and 1,690 sq ft five-bedroom units.
What the Comparisons Reveal
The Myst is close to the newer-project price ceiling
The regular four-bedroom units at The Myst cost approximately S$2,155 to S$2,156 psf. That is close to the S$2,147 psf recorded for a smaller four-bedroom at The Botany and slightly below Hillhaven’s S$2,186 psf compact four-bedroom transaction.
On a pure psf basis, The Myst’s regular units do not sit far above the newest projects in the wider Hillview and Dairy Farm market.
The difference appears in the purchase quantum. The Myst provides 1,518 sq ft rather than approximately 1,259 to 1,292 sq ft, pushing the total price above S$3.27 million.
The premium becomes clearer when unit sizes are more closely matched
Against The Botany’s 1,518 sq ft transaction, The Myst carries a lease-adjusted premium of approximately 14%.
Against Hillhaven’s 1,636 sq ft high-floor unit, the premium falls to approximately 5%. The latter may be a more relevant size comparison for The Myst’s 1,690 sq ft five-bedroom homes, although Hillhaven labels the unit as a four-bedroom.
The Myst’s regular five-bedroom units at approximately S$2,156 psf are also around 8% above The Botany’s lease-adjusted five-bedroom benchmark of approximately S$1,993 psf.
These figures suggest a newer large-unit market around S$2,000 to S$2,185 psf, depending on project, floor, layout and transaction date.
Lease adjustment does not close the gap with older resales
Tree House has a shorter remaining lease, so its S$1,560 psf transaction rises to approximately S$1,618 psf after the Bala adjustment. Even then, The Myst retains a premium of about 33%.
Hazel Park has a much longer tenure. At S$1,766 psf, it falls to about S$1,689 psf when converted to The Myst’s tenure. This produces a premium of about 28% for The Myst.
The premium over older projects is therefore not explained by lease length alone. Buyers are also paying for a newly completed home, modern facilities, newer specifications, a high-floor unit and the ability to move in without a major renovation overhaul.
The Top-Floor Units Require a Different Comparison
The top-floor units should not be assessed using their published psf alone.
For #24-03, the price is only S$144,000, or approximately 4.4%, above #23-03 in the same stack. Both have essentially the same floor footprint, but #24-03 gains the double-height volume.
That relatively modest quantum difference may be more meaningful than the apparently low S$1,845 psf.
The position is different in Stack 10. Unit #24-10 costs S$443,000, or approximately 13.5%, more than #22-10. Its estimated price based on usable floor area reaches about S$2,448 psf.
For the five-bedroom stack, #24-16 costs S$424,000, or approximately 11.6%, more than #23-16. Excluding the void, its price works out to approximately S$2,417 psf of usable floor area.
Buyers must therefore decide how much value they place on ceiling height, visual volume and top-floor exclusivity. The additional strata area cannot be treated as conventional usable space.
Limitations of the Bala Comparison
Bala’s Table provides a consistent way to isolate differences in remaining tenure, but it does not produce a definitive private-home valuation.
First, the table was designed primarily to compare leasehold land interests. A condominium price also includes the building, fittings, facilities, landscaping and the condition of the individual unit. Applying the land-based ratio to the full apartment price is an analytical assumption.
Second, the adjustment does not account for building age. Hazel Park and Tree House may have longer or shorter leases, but their buildings, facilities, and internal specifications reflect different development periods.
Third, large-unit transactions are infrequent. One sale can be affected by its facing, floor, condition, renovation, urgency of sale or purchaser preferences.
Fourth, the comparison uses transactions from April 2024 to September 2026 without applying a separate market-index adjustment. Older transactions at The Botany and Dairy Farm Residences may understate what equivalent units would command in late 2026.
Finally, all seven remaining units at The Myst are on the 21st to 24th floors. Several resale comparisons are on lower floors, so part of the measured premium may be attributable to elevation and views.
Is The Myst’s Premium Excessive?
The answer depends on which market segment you use as the benchmark.
Against smaller units in the newest surrounding developments, The Myst’s regular four- and five-bedroom homes are broadly within the prevailing range of approximately S$2,150 psf. Its larger layouts create a higher purchase quantum, but the psf premium is limited.
Against more closely size-matched newer homes, The Myst’s lease-adjusted premium is approximately 5% to 14%.
Against older resale developments, the premium expands to approximately 28% to 33%, even after allowing for differences in remaining lease.
That gap reflects the combined value of newness, immediate occupation, high-floor positioning, modern facilities, the Cashew MRT location, and developer branding. Bala’s Table can isolate the tenure component, but it cannot determine how much buyers should pay for those other qualities.
The regular 1,518 sq ft and 1,690 sq ft units provide the best comparisons. The three double-height top-floor homes require a separate judgement because a meaningful part of their stated strata area is void space. Their apparent psf discount disappears once the analysis is based on usable floor area.
Disclaimer: This article is provided for general information and market commentary only. It does not constitute financial, investment, legal or property advice, nor an offer or recommendation to buy or sell any property.
Prices, unit availability and transaction records may change and should be independently verified. Comparisons may involve differences in location, age, floor level, orientation, condition, layout, facilities and transaction date.
Bala’s Table is an official reference for comparing leasehold land values. Its application to private residential transactions in this article is an analytical estimate and should not be treated as a formal valuation. Calculated figures are based on stated assumptions and may differ from valuations by banks or professional valuers.
 Past transactions and price trends do not guarantee future performance.
Article contributed by Jerry Wong.
Jerry Wong is a realtor at Propnex Realty, bringing a rich background in interior and lighting design to his work. He loves exploring diverse spaces and observing the transformative power of real estate. Beyond his professional role, Jerry finds his greatest fulfillment in connecting people with the right properties, gaining immense satisfaction from helping clients achieve their dreams.
