homequant
condo · 169813

Domain 21

Project page · 99-year lease from 2004

Indicative value range
S$1,881,858 – S$1,966,263
Indicative mid S$1,950,000 · S$2,107 psf

Based on 3 sales in this project, last 12 months. Search widened 1 of 4 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 sqftIndex ×Adjusted
Sept 2026Domain 2121-251,023 sqftS$2,190,000S$2,142 psf×1.000S$2,142 psf
Apr 2026Domain 2116-20926 sqftS$1,950,000S$2,107 psf×1.000S$2,107 psf
Feb 2026Domain 2116-20883 sqftS$1,750,000S$1,983 psf×0.988S$1,959 psf

How accurate is this estimate for Domain 21?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 7 sales in Domain 21 since.

Median error
2.6%

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

A thin test: 7 sales, so read the figure as a hint, not a verdict.

What the rent says

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

3.23% gross yield

S$63,000 of rent a year against the estimate above · 0.06 points below flats like it

Leases signed here within a quarter of this size run about S$5,250 a month, the middle of 27 of them.

In the rest of the central region, leasehold flats with 70 to 79 years of lease left yield 3.29%, from 27 projects.

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 leases signed here

SignedSizeBedsTypeRent a month
Q3 20261200-1300 sqft3Non-landed PropertiesS$7,200
Q3 20261200-1300 sqft3Non-landed PropertiesS$7,200
Q3 20261200-1300 sqft3Non-landed PropertiesS$6,700
Q3 20261200-1300 sqft3Non-landed PropertiesS$6,500
Q3 20261200-1300 sqft3Non-landed PropertiesS$6,500
Q3 20261000-1100 sqft2Non-landed PropertiesS$5,500
Q3 20261000-1100 sqft2Non-landed PropertiesS$5,500
Q3 2026800-900 sqft2Non-landed PropertiesS$5,300

median of 27 URA rental contracts at Domain 21 within a quarter of 86 sqm, since 2025Q4.

Buying or selling at S$1,950,000?

Buying: Stamp duty on S$1,950,000 · Cash and CPF needed on S$1,950,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$1,950,000.

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

Primary schools near 21 Delta Road

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
Sept 2026
Domain 21 · 21-25 · Condominium · 76 years left
1,023 sqftS$2,190,000S$2,142 psf
Jul 2026
Domain 21 · 16-20 · Condominium · 77 years left
560 sqftS$1,000,000S$1,787 psf
Jun 2026
Domain 21 · 06-10 · Condominium · 77 years left
1,281 sqftS$2,640,000S$2,061 psf
Apr 2026
Domain 21 · 16-20 · Condominium · 77 years left
926 sqftS$1,950,000S$2,107 psf
Feb 2026
Domain 21 · 16-20 · Condominium · 77 years left
883 sqftS$1,750,000S$1,983 psf
Nov 2025
Domain 21 · 16-20 · Condominium · 77 years left
1,281 sqftS$2,680,000S$2,092 psf
Oct 2025
Domain 21 · 16-20 · Condominium · 77 years left
1,281 sqftS$2,690,000S$2,100 psf
Jul 2025
Domain 21 · 16-20 · Condominium · 78 years left
904 sqftS$1,700,000S$1,880 psf
May 2025
Domain 21 · 16-20 · Condominium · 78 years left
1,281 sqftS$2,650,000S$2,069 psf
Dec 2024
Domain 21 · 16-20 · Condominium · 78 years left
883 sqftS$1,771,000S$2,006 psf
Nov 2024
Domain 21 · 01-05 · Condominium · 78 years left
1,033 sqftS$2,080,000S$2,013 psf
Jul 2024
Domain 21 · 11-15 · Condominium · 79 years left
560 sqftS$980,000S$1,751 psf
May 2024
Domain 21 · 16-20 · Condominium · 79 years left
1,281 sqftS$2,708,800S$2,115 psf
Apr 2024
Domain 21 · 21-25 · Condominium · 79 years left
1,862 sqftS$3,500,000S$1,880 psf
Jan 2024
Domain 21 · 16-20 · Condominium · 79 years left
926 sqftS$1,780,000S$1,923 psf
Jun 2023
Domain 21 · 16-20 · Condominium · 80 years left
excluded: outlier
1,033 sqftS$1,950,000S$1,887 psf
Jun 2023
Domain 21 · 21-25 · Condominium · 80 years left
904 sqftS$1,700,000S$1,880 psf
Mar 2023
Domain 21 · 11-15 · Condominium · 80 years left
1,281 sqftS$2,150,000S$1,679 psf
Feb 2023
Domain 21 · 11-15 · Condominium · 80 years left
904 sqftS$1,610,000S$1,781 psf
Feb 2023
Domain 21 · 11-15 · Condominium · 80 years left
904 sqftS$1,630,000S$1,803 psf
Dec 2022
Domain 21 · 06-10 · Condominium · 80 years left
904 sqftS$1,600,000S$1,770 psf
Oct 2022
Domain 21 · 11-15 · Condominium · 80 years left
883 sqftS$1,510,000S$1,711 psf
Oct 2022
Domain 21 · 01-05 · Condominium · 80 years left
1,281 sqftS$2,128,000S$1,661 psf
Sept 2022
Domain 21 · 21-25 · Condominium · 80 years left
1,098 sqftS$1,765,000S$1,608 psf
Apr 2022
Domain 21 · 11-15 · Condominium · 81 years left
883 sqftS$1,408,000S$1,595 psf
Mar 2022
Domain 21 · 01-05 · Condominium · 81 years left
1,281 sqftS$2,030,000S$1,585 psf
Jan 2022
Domain 21 · 06-10 · Condominium · 81 years left
1,281 sqftS$2,070,000S$1,616 psf
Jan 2022
Domain 21 · 06-10 · Condominium · 81 years left
560 sqftS$930,000S$1,662 psf
Dec 2021
Domain 21 · 11-15 · Condominium · 81 years left
926 sqftS$1,000,000S$1,080 psf

Sale prices as filed in caveats.

Where the lease takes this

About 76 years of the 99-year lease remain. Every figure below lets the lease run down on the decay measured from private 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 yearPrices 4% a yearThis market's record, 4.09% a yearmeasured
5 years71 yearsS$1,848,397S$2,040,780S$2,248,858S$2,258,605
10 years66 yearsS$1,807,168S$2,202,928S$2,675,051S$2,698,291
20 years56 yearsS$1,629,213S$2,420,925S$3,569,807S$3,632,103

On a flat market the lease alone costs 16% over 20 years. Prices would need to rise about 0.9% a year to cancel that out.

The measured column repeats what this market did between Q1 2015 and Q2 2026, which was 4.09% 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.