homequant
HDB · 130021

Blk 21 Dover Cres

Project page · 99-year lease from 1976

Indicative value range
S$402,353 – S$421,062
Indicative mid S$407,641 · S$6,271 psm

Based on 8 sales in this street, last 24 months. Search widened 2 of 3 steps to find enough comparable sales. See the comparable sales.

No storey entered, so sales were not adjusted for height

Comparable sales

Each price per area is scaled to Q2 2026 by the published index for the quarter it sold in.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Oct 2026Blk 2004 TO 0665 sqmS$390,000S$6,000 psm×1.000S$6,000 psm
Dec 2025Blk 2013 TO 1573 sqmS$459,000S$6,288 psm×0.996S$6,263 psm
Sept 2025Blk 510 TO 1267 sqmS$445,000S$6,642 psm×0.996S$6,612 psm
Sept 2025Blk 2004 TO 0665 sqmS$410,000S$6,308 psm×0.996S$6,280 psm
Aug 2025Blk 2007 TO 0965 sqmS$405,000S$6,231 psm×0.996S$6,203 psm
Jul 2025Blk 2013 TO 1565 sqmS$430,000S$6,615 psm×0.996S$6,586 psm
Feb 2025Blk 2016 TO 1873 sqmS$445,000S$6,096 psm×1.009S$6,150 psm
Jan 2025Blk 2107 TO 0965 sqmS$415,000S$6,385 psm×1.009S$6,442 psm

How accurate is this estimate for Dover Cres?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 36 sales in Dover Cres since.

Median error
5.1%

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

What the rent says

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

8.83% gross yield

S$36,000 of rent a year against the estimate above · 0.68 points below flats like it

Homes like this rent for about S$3,000 a month, the middle of 52 approvals in the last year.

In Queenstown, flats of this type with 40 to 49 years of lease left yield 9.51%, from 28 blocks.

A yield above the mark means the flat rents well for what it costs, which can point to a keen rental patch or a price the sales alone have not caught up with. Below it, buyers are paying for something a tenant will not, such as the address itself.

Recent rental approvals used

ApprovedBlockFlatRent a month
Sept 202653 ROOMS$3,350
Sept 2026213 ROOMS$2,600
Aug 2026213 ROOMS$3,300
Aug 2026213 ROOMS$3,200
Aug 2026213 ROOMS$3,150
Aug 2026213 ROOMS$3,050
Aug 202653 ROOMS$3,000
Aug 202628B3 ROOMS$3,000

median of 52 HDB rental approvals for 3 ROOM on Dover Cres since 2025-10.

Buying or selling at S$407,641?

Buying: Stamp duty on S$407,641 · Cash and CPF needed on S$407,641 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$407,641.

Each opens with this figure filled in; change anything there.

Primary schools near 21 Dover Cres

Measured from each school's land to this address's own point, the way MOE bands P1 priority. MOE measures to the building's outline, so near 1 km or 2 km check OneMap's School Query.

Within about 1 km

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Jan 2025
Blk 21 · 3 ROOM · 07 TO 09 · Improved · 51 years left
65 sqmS$415,000S$6,385 psm
Oct 2024
Blk 21 · 3 ROOM · 01 TO 03 · Improved · 51 years left
73 sqmS$355,000S$4,863 psm
Aug 2024
Blk 21 · 3 ROOM · 13 TO 15 · Improved · 51 years left
73 sqmS$435,000S$5,959 psm
Jul 2024
Blk 21 · 3 ROOM · 04 TO 06 · Improved · 51 years left
65 sqmS$358,000S$5,508 psm
Jun 2024
Blk 21 · 3 ROOM · 04 TO 06 · Improved · 51 years left
65 sqmS$365,000S$5,615 psm
May 2024
Blk 21 · 3 ROOM · 13 TO 15 · Improved · 51 years left
65 sqmS$387,888S$5,968 psm
Nov 2023
Blk 21 · 3 ROOM · 07 TO 09 · Improved · 52 years left
65 sqmS$368,000S$5,662 psm
Aug 2023
Blk 21 · 3 ROOM · 13 TO 15 · Improved · 52 years left
65 sqmS$390,000S$6,000 psm
Jun 2023
Blk 21 · 3 ROOM · 04 TO 06 · Improved · 52 years left
65 sqmS$420,000S$6,462 psm
Dec 2022
Blk 21 · 3 ROOM · 04 TO 06 · Improved · 53 years left
excluded: outlier
65 sqmS$305,800S$4,705 psm
Jul 2022
Blk 21 · 3 ROOM · 04 TO 06 · Improved · 53 years left
65 sqmS$333,800S$5,135 psm
Jan 2022
Blk 21 · 3 ROOM · 01 TO 03 · Improved · 54 years left
65 sqmS$330,000S$5,077 psm
Oct 2021
Blk 21 · 3 ROOM · 01 TO 03 · Improved · 54 years left
65 sqmS$300,000S$4,615 psm
See more

Showing 13 of 101.

Sale prices as filed in caveats.

Where the lease takes this

About 48 years of the 99-year lease remain. Every figure below lets the lease run down on the decay measured from HDB resales in this market, then applies the price path in that column. The paths are scenarios to choose between, not forecasts.

From nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years43 yearsS$383,894S$423,850S$459,038S$467,066
10 years38 yearsS$358,360S$436,839S$512,382S$530,460

On a flat market the lease alone costs 12% over 10 years. Prices would need to rise about 1.3% a year to cancel that out.

The measured column repeats what this market did between Q1 2015 and Q2 2026, which was 3.64% a year. Past growth is not a promise of future growth.

Horizons we have not measured are left out rather than guessed at, so a short lease shows fewer rows.

Indicative estimate from comparable caveats. Not a formal valuation.