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District 12 · Singapore

The Mezzo

Private residential property research, grounded in recorded Singapore transactions.

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Fair value & asking price

A 840 sq ft home in The Mezzo

Comparable sales
Comparable-sale benchmarkS$1,428,888

S$1,410,000 – S$1,484,000

Middle 50% of recorded prices
7 comparable sales over 24 months

2.7% above the benchmarkS$39,112 more than comparable median
Recent comparable saleS$1,468,000
Comparable medianS$1,428,888
S$0Both bars use the same price scaleS$2,300,000
Below rangeUnder S$1,410,000
Within rangeS$1,410,000–1,484,000
Above rangeOver S$1,484,000

Recorded sale from 2026-04. Add an asking price above to compare a home you are considering. The shaded range covers the middle 50% of similar-sized resale prices. The benchmark is their median, not an adjusted or bank valuation.

Median price / sq ft
S$1,702
Comparable sales
7Past 24 months
Recorded PSF change
Limited historyNeeds five sales in each year
Recorded tenure
Freehold

Recorded prices over time

Individual recorded sales per sq ft for the selected size band

2021-09–2026-05
20 individual recorded sales in the selected size band. Dots are actual prices, not a price trend or valuation. 1,3281,5001,6731,8452,018 2021-09: S$1,476 / sq ft · S$1,238,888 · 840 sq ft2021-10: S$1,477 / sq ft · S$1,240,000 · 840 sq ft2021-10: S$1,523 / sq ft · S$1,278,888 · 840 sq ft2021-11: S$1,531 / sq ft · S$1,285,000 · 840 sq ft2022-01: S$1,548 / sq ft · S$1,300,000 · 840 sq ft2022-06: S$1,545 / sq ft · S$1,297,000 · 840 sq ft2022-08: S$1,572 / sq ft · S$1,320,000 · 840 sq ft2022-08: S$1,572 / sq ft · S$1,320,000 · 840 sq ft2023-03: S$1,644 / sq ft · S$1,380,000 · 840 sq ft2023-05: S$1,652 / sq ft · S$1,280,000 · 775 sq ft2023-10: S$1,608 / sq ft · S$1,350,000 · 840 sq ft2024-04: S$1,667 / sq ft · S$1,400,000 · 840 sq ft2024-04: S$1,639 / sq ft · S$1,375,800 · 840 sq ft2024-10: S$1,667 / sq ft · S$1,400,000 · 840 sq ft2024-10: S$1,702 / sq ft · S$1,428,888 · 840 sq ft2025-03: S$1,654 / sq ft · S$1,388,888 · 840 sq ft2025-04: S$1,787 / sq ft · S$1,500,000 · 840 sq ft2025-12: S$1,834 / sq ft · S$1,540,000 · 840 sq ft2026-01: S$1,691 / sq ft · S$1,420,000 · 840 sq ft2026-04: S$1,748 / sq ft · S$1,468,000 · 840 sq ft 2021-092026-04

Each dot is a completed sale. There are too few sales per period for a supported median trend, so no trend line or growth rate is inferred. View the recorded prices and sizes.

Price versus other developments

District 12 · Freehold

The MezzoS$1,702

7 sales · This development

Regent ResidencesS$1,685

8 sales

The InterweaveS$1,643

5 sales

VerticusS$2,323

7 sales

Median resale PSF over 24 months, using the same size band. Peers need five sales and are ordered by price proximity. Location, lease age, floor and condition are not adjusted.

Where the price sits

Against other district 12 transactions

LowerHigher70 / 100

Price percentile

3.4% above the district 12 median of S$1,646 / sq ft.

Based on 76 other sales. A lower relative price does not by itself establish that a property is undervalued.

Price versus the local market

The distribution of district 12 resale prices for similar-sized homes

76 transactions
Recorded resale prices per square foot, with a marker for the market median and this development.S$1,206–1,341 / sq ft: 5 salesS$1,341–1,476 / sq ft: 9 salesS$1,476–1,611 / sq ft: 14 salesS$1,611–1,746 / sq ft: 31 salesS$1,746–1,881 / sq ft: 4 salesS$1,881–2,016 / sq ft: 2 salesS$2,016–2,151 / sq ft: 4 salesS$2,151–2,286 / sq ft: 2 salesS$2,286–2,421 / sq ft: 4 salesS$2,421–2,556 / sq ft: 1 salesS$1,206S$2,556 / sq ft
The Mezzo: S$1,702 / sq ftMarket median: S$1,646 / sq ft

Bar height shows the number of other transactions in each price band. Same district where published, tenure group, 24-month window and ±15% size band. This development is excluded from the market sample.

View price bands
Price / sq ftRecorded sales
S$1,206–1,3415
S$1,341–1,4769
S$1,476–1,61114
S$1,611–1,74631
S$1,746–1,8814
S$1,881–2,0162
S$2,016–2,1514
S$2,151–2,2862
S$2,286–2,4214
S$2,421–2,5561

What traded in this development

Unit sizes in recorded resales over the past 12 months

Under 750 sq ft: 2 sales (40.0%)750–1,199 sq ft: 3 sales (60.0%)1,200–1,799 sq ft: 0 sales (0.0%)1,800 sq ft and above: 0 sales (0.0%)5recorded sales
Under 750 sq ft
240.0%
750–1,199 sq ft
360.0%
1,200–1,799 sq ft
00.0%
1,800 sq ft and above
00.0%

Completed resale activity across all sizes, not the mix of homes currently for sale. Bedroom counts are not inferred from floor area.

The sales behind the comparison

714–966 sq ft · Past 24 months

MonthSizeFloor bandRecorded pricePrice / sq ft
2026-04840 sq ft11–15S$1,468,000S$1,748
2026-01840 sq ft16–20S$1,420,000S$1,691
2025-12840 sq ft21–25S$1,540,000S$1,834
2025-04840 sq ft21–25S$1,500,000S$1,787
2025-03840 sq ft16–20S$1,388,888S$1,654
2024-10840 sq ft26–30S$1,400,000S$1,667
2024-10840 sq ft21–25S$1,428,888S$1,702

Up to eight recent matching sales shown; the recent comparison contains 7 matching sales in this window. The history chart also includes older matching sales. View all 29 published sales across all sizes. Source dates have month precision.

How to read this analysis

The comparable range contains the middle 50% of observed prices; it is not a forecast or a confidence interval. Floor, condition, facing and remaining lease can materially change a home’s value. A price below a benchmark is a reason to investigate, not proof of a bargain.

Source: URA. Transaction records are subject to corrections and rolling five-year coverage. Last checked 6 Sep 2026, 16:03 SGT. Source documentation · Licence / terms · Full methodology

All recorded resales in The Mezzo 29 · All published history

Resale price history

2021-09–2026-05 · All unit sizes in the current published URA dataset. Older sales provide historical context and do not extend the recent valuation window.

Scroll the table horizontally on smaller screens. Prices are completed transactions, in SGD.

MonthBlock / developmentTypeAreaFloor bandRecorded pricePrice / sq ft
2026-05The MezzoApartment52 m²11–15S$885,000S$1,581
2026-04The MezzoApartment78 m²11–15S$1,468,000S$1,748
2026-03The MezzoApartment52 m²16–20S$900,000S$1,608
2026-01The MezzoApartment78 m²16–20S$1,420,000S$1,691
2025-12The MezzoApartment78 m²21–25S$1,540,000S$1,834
2025-08The MezzoApartment151 m²26–30S$1,700,000S$1,046
2025-04The MezzoApartment78 m²21–25S$1,500,000S$1,787
2025-03The MezzoApartment78 m²16–20S$1,388,888S$1,654
2024-10The MezzoApartment78 m²21–25S$1,428,888S$1,702
2024-10The MezzoApartment78 m²26–30S$1,400,000S$1,667
2024-06The MezzoApartment52 m²6–10S$860,000S$1,536
2024-04The MezzoApartment78 m²21–25S$1,400,000S$1,667
2024-04The MezzoApartment78 m²11–15S$1,375,800S$1,639
2024-02The MezzoApartment52 m²16–20S$920,000S$1,644
2024-02The MezzoApartment52 m²16–20S$885,000S$1,581
2023-11The MezzoApartment52 m²21–25S$898,000S$1,604
2023-10The MezzoApartment78 m²6–10S$1,350,000S$1,608
2023-05The MezzoApartment72 m²21–25S$1,280,000S$1,652
2023-03The MezzoApartment94 m²6–10S$1,480,000S$1,463
2023-03The MezzoApartment78 m²16–20S$1,380,000S$1,644

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What’s around The Mezzo — before you book a viewing.

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URA project coordinates. The pin marks the development reference point. Get directions.

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Parks & green spaces

Food & markets

Nearby places within 3 km. Distances are approximate straight-line measurements from the development point, not walking routes or entrance-to-entrance distances. Schools: MOE directory matched to SLA OneMap postcodes. Check MOE’s home–school distance rules for admission eligibility. MRT points do not establish entrance access or current service status. Catalogue checked 6 Sep 2026. Sources and coverage.

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