homequant
HDB · 270021

Blk 21 Ghim Moh Rd

Project page · 99-year lease from 1977

Indicative value range
S$367,912 – S$380,873
Indicative mid S$375,888 · S$5,783 psm

Based on 4 sales in this block, last 12 months. Search did not need to widen. 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
Feb 2026Blk 2104 TO 0665 sqmS$360,000S$5,538 psm×0.997S$5,522 psm
Feb 2026Blk 2101 TO 0365 sqmS$372,000S$5,723 psm×0.997S$5,706 psm
Jan 2026Blk 2101 TO 0365 sqmS$382,000S$5,877 psm×0.997S$5,860 psm
Jan 2026Blk 2104 TO 0665 sqmS$382,000S$5,877 psm×0.997S$5,860 psm

How accurate is this estimate for Ghim Moh Rd?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 45 sales in Ghim Moh Rd since.

Median error
2.4%

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.

9.58% gross yield

S$36,000 of rent a year against the estimate above · 0.07 points above flats like it

Homes like this rent for about S$3,000 a month, the middle of 110 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 202643 ROOMS$3,200
Sept 202623 ROOMS$3,200
Sept 202623 ROOMS$3,100
Sept 202633 ROOMS$3,000
Sept 2026213 ROOMS$2,900
Sept 202643 ROOMS$2,500
Sept 202623 ROOMS$2,450
Sept 2026213 ROOMS$2,400

median of 110 HDB rental approvals for 3 ROOM on Ghim Moh Rd since 2025-10.

Buying or selling at S$375,888?

Buying: Stamp duty on S$375,888 · Cash and CPF needed on S$375,888 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$375,888.

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

Primary schools near 21 Ghim Moh Rd

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
Feb 2026
Blk 21 · 3 ROOM · 01 TO 03 · Improved · 50 years left
65 sqmS$372,000S$5,723 psm
Feb 2026
Blk 21 · 3 ROOM · 04 TO 06 · Improved · 50 years left
65 sqmS$360,000S$5,538 psm
Jan 2026
Blk 21 · 3 ROOM · 04 TO 06 · Improved · 50 years left
65 sqmS$382,000S$5,877 psm
Jan 2026
Blk 21 · 3 ROOM · 01 TO 03 · Improved · 50 years left
65 sqmS$382,000S$5,877 psm
Oct 2025
Blk 21 · 3 ROOM · 07 TO 09 · Improved · 51 years left
65 sqmS$395,000S$6,077 psm
Oct 2025
Blk 21 · 3 ROOM · 01 TO 03 · Improved · 51 years left
74 sqmS$420,000S$5,676 psm
Aug 2025
Blk 21 · 3 ROOM · 07 TO 09 · Improved · 51 years left
65 sqmS$370,000S$5,692 psm
Jul 2025
Blk 21 · 3 ROOM · 01 TO 03 · Improved · 51 years left
65 sqmS$365,000S$5,615 psm
Jun 2025
Blk 21 · 3 ROOM · 01 TO 03 · Improved · 51 years left
65 sqmS$378,888S$5,829 psm
May 2025
Blk 21 · 3 ROOM · 07 TO 09 · Improved · 51 years left
65 sqmS$430,000S$6,615 psm
Sept 2024
Blk 21 · 3 ROOM · 04 TO 06 · Improved · 52 years left
65 sqmS$365,000S$5,615 psm
Aug 2024
Blk 21 · 3 ROOM · 01 TO 03 · Improved · 52 years left
65 sqmS$388,000S$5,969 psm
Jun 2024
Blk 21 · 3 ROOM · 07 TO 09 · Improved · 52 years left
65 sqmS$430,888S$6,629 psm
May 2024
Blk 21 · 3 ROOM · 04 TO 06 · Improved · 52 years left
65 sqmS$416,000S$6,400 psm
May 2024
Blk 21 · 3 ROOM · 01 TO 03 · Improved · 52 years left
65 sqmS$340,000S$5,231 psm
Mar 2024
Blk 21 · 3 ROOM · 10 TO 12 · Improved · 52 years left
65 sqmS$393,000S$6,046 psm
Mar 2024
Blk 21 · 3 ROOM · 10 TO 12 · Improved · 52 years left
65 sqmS$388,888S$5,983 psm
Jan 2024
Blk 21 · 3 ROOM · 10 TO 12 · Improved · 52 years left
65 sqmS$408,888S$6,291 psm
Jan 2024
Blk 21 · 3 ROOM · 04 TO 06 · Improved · 52 years left
65 sqmS$400,000S$6,154 psm
Jan 2023
Blk 21 · 3 ROOM · 04 TO 06 · Improved · 53 years left
65 sqmS$403,888S$6,214 psm
Oct 2022
Blk 21 · 3 ROOM · 04 TO 06 · Improved · 54 years left
65 sqmS$400,000S$6,154 psm
Oct 2022
Blk 21 · 3 ROOM · 01 TO 03 · Improved · 54 years left
65 sqmS$330,000S$5,077 psm
Jul 2022
Blk 21 · 3 ROOM · 01 TO 03 · Improved · 54 years left
65 sqmS$345,000S$5,308 psm
May 2022
Blk 21 · 3 ROOM · 04 TO 06 · Improved · 54 years left
65 sqmS$400,000S$6,154 psm
Apr 2022
Blk 21 · 3 ROOM · 04 TO 06 · Improved · 54 years left
65 sqmS$348,000S$5,354 psm
Mar 2022
Blk 21 · 3 ROOM · 10 TO 12 · Improved · 54 years left
65 sqmS$398,000S$6,123 psm
Mar 2022
Blk 21 · 3 ROOM · 01 TO 03 · Improved · 54 years left
65 sqmS$347,000S$5,338 psm
Oct 2021
Blk 21 · 3 ROOM · 10 TO 12 · Improved · 55 years left
65 sqmS$355,888S$5,475 psm
See more

Showing 28 of 107.

Sale prices as filed in caveats.

Where the lease takes this

About 49 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 years44 yearsS$353,991S$390,835S$423,281S$430,684
10 years39 yearsS$330,446S$402,811S$472,470S$489,140

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.