M21 — recent transacted prices and indicative value

How has the price at M21 changed?

The median price at M21 has risen 18.5% from S$1,724 psf in Q4 2021 to S$2,044 psf in Q3 2026. This reflects recorded transactions and is not a formal valuation.

How accurate is this estimate for M21?

We re-ran the estimate as of Q1 2026 on what was known at the time, then compared it with the 3 sales in M21 since.

Median error

9.1%

Half the estimates came closer than this to what the home actually fetched, half missed by more.

A thin test: 3 sales, so read the figure as a hint, not a verdict.

Value a unit here

Starts with this address. Type another address or postal code in this project to value that one.

Primary schools within 1 km of M21

Measured from each school's land to this project's buildings, the way MOE bands P1 priority. MOE measures to the building's outline, so near 1 km check OneMap's School Query.

• St. Joseph's Institution Junior (boys) · 576 m
• Hong Wen School · 875 m

What does a unit at M21 rent for?

A typical unit at M21 rents for about S$5,000 a month, the middle of 5 leases of a similar size recorded by URA. That is a gross yield of 1.96% on the indicative value. Indicative, from recorded rents.

What this home earns against what it costs, set beside what homes like it earn.

1.96% gross yield

S$60,000 of rent a year against the estimate above · 0.67 points below flats like it

More on M21

• Rent at M21, by bedroom count and by quarter

By year

• M21 sales in 2022

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What sizes sell at M21?

• 120-140 sqm3 sales
• 160-180 sqm4 sales
• 220-240 sqm1 sales
• 280-300 sqm1 sales
• 60-80 sqm2 sales
• 80-100 sqm3 sales

Nearest projects

• Bassein Court · 77 m · 1 sales
• Zedge · 81 m · 24 sales
• The Ansley · 84 m · 15 sales
• The Serra Residences · 129 m · 24 sales
• One Akyab · 139 m · 3 sales

Buying or selling here?

Buying: Stamp duty · Cash and CPF needed · How much can I borrow · Monthly repayment.

Selling: Net proceeds from selling.