Blk 21 Queen's Cl
Project page · 99-year lease from 1996
Based on 3 sales in this street, last 12 months. Search widened 1 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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Jul 2026 | Blk 22 | 13 TO 15 | 128 sqm | S$1,130,000 | S$8,828 psm | ×1.000 | S$8,828 psm |
| Mar 2026 | Blk 21 | 16 TO 18 | 124 sqm | S$1,000,000 | S$8,065 psm | ×0.997 | S$8,041 psm |
| Feb 2026 | Blk 22 | 16 TO 18 | 125 sqm | S$1,068,000 | S$8,544 psm | ×0.997 | S$8,519 psm |
How accurate is this estimate for Queen's Cl?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 12 sales in Queen's Cl since.
- Median error
- 8.1%
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.
4.64% gross yield
S$49,200 of rent a year against the estimate above · 1.04 points below flats like it
Homes like this rent for about S$4,100 a month, the middle of 2 approvals in the last year.
Across Singapore, flats of this type with 60 to 69 years of lease left yield 5.68%, from 25 blocks. This town has too few such blocks to measure on its own.
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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Feb 2026 | 20 | 5 ROOM | S$3,600 |
| Jan 2026 | 21 | 5 ROOM | S$4,600 |
median of 2 HDB rental approvals for 5 ROOM on Queen's Cl since 2025-10.
Buying or selling at S$1,060,591?
Buying: Stamp duty on S$1,060,591 · Cash and CPF needed on S$1,060,591 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$1,060,591.
Each opens with this figure filled in; change anything there.
Primary schools near 21 Queen's Cl
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
- New Town Primary School · 632 m · no 2025 Phase 2C ballot
- Queenstown Primary School · 851 m · balloted in 2025 Phase 2C (PRs within 1 km)
1 to 2 km
- Fairfield Methodist School (Primary) · 1,745 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Gan Eng Seng Primary School · 1,815 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 21 · 4 ROOM · 07 TO 09 · Model A · 69 years left | 108 sqm | S$845,000 | S$7,824 psm |
| Mar 2026 | Blk 21 · 5 ROOM · 16 TO 18 · Improved · 70 years left | 124 sqm | S$1,000,000 | S$8,065 psm |
| Jan 2025 | Blk 21 · 5 ROOM · 10 TO 12 · Improved · 71 years left | 125 sqm | S$1,030,000 | S$8,240 psm |
| Nov 2024 | Blk 21 · 4 ROOM · 16 TO 18 · Model A · 71 years left | 107 sqm | S$838,000 | S$7,832 psm |
| Aug 2024 | Blk 21 · 5 ROOM · 07 TO 09 · Improved · 71 years left | 125 sqm | S$980,000 | S$7,840 psm |
| Aug 2024 | Blk 21 · 5 ROOM · 13 TO 15 · Improved · 71 years left | 128 sqm | S$950,000 | S$7,422 psm |
| Jul 2024 | Blk 21 · 4 ROOM · 04 TO 06 · Model A · 71 years left | 107 sqm | S$755,000 | S$7,056 psm |
| Jan 2024 | Blk 21 · 4 ROOM · 10 TO 12 · Model A · 72 years left | 108 sqm | S$755,000 | S$6,991 psm |
| Jul 2023 | Blk 21 · 5 ROOM · 16 TO 18 · Model A · 72 years left | 144 sqm | S$995,000 | S$6,910 psm |
| Sept 2022 | Blk 21 · 5 ROOM · 07 TO 09 · Improved · 73 years left | 124 sqm | S$748,888 | S$6,039 psm |
| Sept 2022 | Blk 21 · 4 ROOM · 13 TO 15 · Model A · 73 years left | 108 sqm | S$675,000 | S$6,250 psm |
| May 2022 | Blk 21 · 5 ROOM · 13 TO 15 · Improved · 73 years left | 124 sqm | S$785,000 | S$6,331 psm |
| Oct 2021 | Blk 21 · 5 ROOM · 10 TO 12 · Improved · 74 years left | 124 sqm | S$730,000 | S$5,887 psm |
Showing 13 of 62.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 21 · 4 ROOM | S$3,900 | — |
| Jun 2026 | Blk 21 · 4 ROOM | S$4,000 | — |
| Apr 2026 | Blk 21 · 4 ROOM | S$4,000 | — |
| Jan 2026 | Blk 21 · 5 ROOM | S$4,600 | — |
| Aug 2025 | Blk 21 · 5 ROOM | S$4,000 | — |
| Sept 2024 | Blk 21 · 4 ROOM | S$3,900 | — |
| Jul 2024 | Blk 21 · 4 ROOM | S$4,500 | — |
| Jul 2024 | Blk 21 · 4 ROOM | S$3,400 | — |
| Mar 2024 | Blk 21 · 4 ROOM | S$4,100 | — |
| Mar 2024 | Blk 21 · 5 ROOM | S$4,000 | — |
| Jul 2023 | Blk 21 · 4 ROOM | S$5,000 | — |
| Jun 2023 | Blk 21 · 5 ROOM | S$3,700 | — |
| Feb 2023 | Blk 21 · 5 ROOM | S$4,000 | — |
| Jun 2022 | Blk 21 · 4 ROOM | S$2,100 | — |
| Feb 2022 | Blk 21 · 5 ROOM | S$3,500 | — |
| Feb 2022 | Blk 21 · 5 ROOM | S$1,750 | — |
| Jul 2021 | Blk 21 · 4 ROOM | S$2,600 | — |
| Jul 2021 | Blk 21 · 4 ROOM | S$2,200 | — |
| Jun 2021 | Blk 21 · 5 ROOM | S$2,700 | — |
| Feb 2021 | Blk 21 · 5 ROOM | S$3,000 | — |
Rents as approved by HDB, or as filed with URA for private homes, where the floor area is given as a band.
Where the lease takes this
About 68 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 now | Lease left | Prices flat | Prices 2% a year | This market's record, 3.64% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 63 years | S$1,027,477 | S$1,134,417 | S$1,228,596 | S$1,250,083 |
| 10 years | 58 years | S$991,304 | S$1,208,394 | S$1,417,363 | S$1,467,373 |
| 20 years | 48 years | S$898,629 | S$1,335,315 | S$1,837,082 | S$1,969,007 |
On a flat market the lease alone costs 15% over 20 years. Prices would need to rise about 0.83% 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.