Prices quoted are nett pricing after developer discounts, released directly by CDL Aries Pte. Ltd., a wholly-owned subsidiary of City Developments Limited. Our sales representatives are remunerated by the developer, so there is no buyer’s commission at any point.

Last Updated: 7th October 2026

Understanding The Myst Pricing

The Myst spans fifteen unit types across eight bedroom configurations, from a 517 sqft 1-Bedroom + Study to a 2,034 sqft top-floor 5-Bedroom, distributed over seventeen stacks in two blocks of 24 storeys. The unit mix leans towards the middle of the range rather than the extremes: 48 units of 1-Bedroom + Study, 97 of 2-Bedroom, 48 of 2-Bedroom + Study, 47 of 3-Bedroom, 48 of 3-Bedroom Premium, 48 of 3-Bedroom Premium + Study, 49 of 4-Bedroom and 23 of 5-Bedroom. At 97 units the 678 sqft 2-Bedroom is the single largest group, while the 5-Bedroom is the scarcest at 23. Two of the fifteen types exist as a single unit each in the entire development. Sizes and layouts by type are on the floor plan page.

The Land Cost Behind the Price

The site was not a Government Land Sales parcel and not a collective sale. It is the former Tan Chong Industrial Park, and CDL Aries was granted a call option in November 2021 to acquire the property, plant and equipment from a wholly-owned subsidiary of Tan Chong International for $126.3 million. The assets had been assessed at a collective fair value of $95.9 million as at the end of that June. A fresh 99-year lease now runs from 11 May 2023, so buyers start from a full term rather than a partially run-down one.

That acquisition cost sits on a 16,630.30 sqm (179,008 sqft) site with a plot ratio of just 2.1, which is modest by new-launch standards. The ratio caps the development at 408 units and permits only two 24-storey blocks, leaving roughly 75% of the ground as landscape against about 25% building footprint. The land cost and the low density together underpin the pricing shown above rather than a marketing premium layered on a cheaper base, and they are also the reason the 47-facility, four-pool, two-clubhouse programme reads as generous rather than stretched across the unit count.

Upper Bukit Timah adds a supply-side element to the same picture. The precinct is bounded by nature reserves, park land, the protected Rail Corridor and an established Good Class Bungalow area, all of which structurally limit how much new private housing can be added here. New launch sites in this pocket appear infrequently, and that is a planning constraint rather than a marketing claim.

Why Top-Floor Areas Are Measured Differently

Every 24th-storey unit at The Myst is larger on paper than the identical unit below it, by between 140 and 344 sqft depending on type. None of that difference is usable floor area. What the top floor gains is a strata void: the ceiling above the living and dining area, and above the dry kitchen on the Premium types, opens up to 4.5m instead of the standard 2.85m, and that empty volume counts into the stated strata area. The void allocations run 13 sqm on the 1-Bedroom + Study, 14 sqm on the 2-Bedroom + Study and the 915 sqft 3-Bedroom, 15 sqm on the 2-Bedroom, 16 sqm on the 850 sqft 3-Bedroom, 18 sqm on the 3-Bedroom Premium, 20 sqm on the 3-Bedroom Premium + Study, 31 sqm on the 4-Bedroom and 32 sqm on the 5-Bedroom.

What a top-floor buyer gets is a genuinely dramatic double-height living space and considerably more natural light. The trap is arithmetic. A 24th-storey price per square foot is not measuring the same thing as a typical-floor price per square foot, so a top-floor figure should only ever be compared against another top-floor figure. The same caution applies in the other direction to 1st-storey units, which carry a Private Enclosed Space rather than a balcony.

What the Price Includes

One brand set runs across the whole development, so the price of a smaller unit is not buying a stepped-down set of names. What does vary by unit type is the cooking and hot water arrangement, and the Specifications of the Building set that out in two schemes rather than one.

• Kitchen appliances: Bosch and Smeg on every unit type, each with a cooker hood, built-in oven, fridge and washer cum dryer. The hob and water heater split two ways: an induction hob with an electric water heater on the 1-Bedroom + Study, both 2-Bedroom bands and the 850 sqft 3-Bedroom (Type C1); a gas hob with a gas water heater and town gas to the wet kitchen on the 915 sqft 3-Bedroom (Type C2), the 3-Bedroom Premium, the 3-Bedroom Premium + Study, the 4-Bedroom and the 5-Bedroom.
• Sanitary wares and fittings: Geberit, Kohler, Hansgrohe and Franke, development-wide. Master and Junior Master baths take a shower mixer set with an overhead rain shower; common baths take the shower mixer set. Quartz countertops on the kitchen cabinetry and the vanity counters.
• Air-conditioning: wall-mounted split systems to the living and dining areas, bedrooms and study, with smart controls on every unit.
• Interior scheme: the Hazel palette of white ash, earthy stone and champagne metal accents for the 1-Bedroom + Study and 2-Bedroom types; the Umber palette of riftwood, reflective glass and a marble accent for the 3, 4 and 5-Bedroom types.
• Smart home package: Smart Home Gateway, Smart Digital Lockset opening by remote, pincode, biometrics, key or keytag, Smart Lighting Controls, Smart Air Con Controls and Smart Surveillance, with voice control through the Google Home app.
• Smart community: Smart Invite visitor QR entry, Smart Booking for facilities and Smart Audio Video Telephony from the lift lobby.
• Ceiling heights: 2.85m in the living, dining, bedrooms, study and Household Shelter, 2.4m in kitchens, corridors and walk-in wardrobes, and 2.90m on balconies and Private Enclosed Spaces. Dry kitchens run 2.85m throughout except Type C2, which runs 2.4m.

Beyond the unit itself, the price buys into 47 numbered facilities across five landscape sanctuaries and two clubhouses, including a 50m infinity lap pool, three further pools, a gymnasium, a tennis court at Basement 1 and a second-storey Treetop Walk. A Residential Host team covers arrival assistance, reception, facility reservations and delivery acceptance as part of the service, while laundry and housekeeping, private chef or catering, pet grooming, mail and courier services and handyman and pest control are chargeable extras. The full specification is set out on the project info page.

Maintenance Fees at The Myst

Monthly maintenance is calculated at $67 per share value per month, excluding GST.

 
The banding is flatter than the size range suggests, and that is worth reading closely when comparing unit types. Everything from the 678 sqft 2-Bedroom up to the 1,033 sqft 3-Bedroom Premium sits on the same share value of 6, and therefore on the same $402 a month, despite a 355 sqft difference in floor area. A buyer stepping up within that band adds space without adding a cent of monthly maintenance. Only the 5-Bedroom sits alone at the top of the scale.

Stamp Duty, ABSD and Total Purchase Cost

The price on the chart above is not the full cost of purchase. Buyer’s Stamp Duty is payable on every residential transaction in Singapore, charged on a tiered basis against the higher of the purchase price or the market value, with the rate rising through successive bands of the consideration. Additional Buyer’s Stamp Duty is charged on top of that and depends entirely on the buyer’s profile: a Singapore Citizen buying a first residential property pays none, while a second or subsequent property, permanent resident status, foreign buyer status or a corporate purchase each attract progressively higher rates. Financing is separately constrained by the Total Debt Servicing Ratio, which caps total monthly debt obligations at 55% of gross monthly income, and by the loan-to-value limit applying to the buyer’s outstanding housing loans.

Because the amount payable turns on your own citizenship, existing property count and income rather than on the unit, we do not publish an indicative figure here. You can model the loan quantum and monthly instalment yourself with our mortgage calculator, and our team can work through the stamp duty position and the cash-versus-CPF split for a specific unit if you get in touch. Current rates should always be verified against IRAS before committing.

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