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apartment · 307954

Newton 21

Project page · Freehold

Indicative value range
S$2,793,525 – S$2,868,171
Indicative mid S$2,834,030 · S$2,394 psf

Based on 4 sales in this project, last 24 months. Search widened 2 of 4 steps to find enough comparable sales. See the comparable sales.

No storey entered, so sales were not adjusted for height

Freehold tenure: the lease method is for 99-year leasehold only.

Comparable sales

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

SoldWhereFloorSizePricePer sqftIndex ×Adjusted
Mar 2026Newton 2111-151,184 sqftS$2,800,000S$2,365 psf×1.018S$2,408 psf
Feb 2026Newton 2121-251,066 sqftS$2,580,000S$2,421 psf×1.018S$2,465 psf
Aug 2025Newton 2111-151,066 sqftS$2,480,000S$2,327 psf×0.988S$2,300 psf
Dec 2024Newton 2106-101,184 sqftS$2,700,000S$2,280 psf×1.043S$2,379 psf

How accurate is this estimate for Newton 21?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 3 sales in Newton 21 since.

Median error
2.0%

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.

What the rent says

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

2.31% gross yield

S$65,400 of rent a year against the estimate above · 0.32 points below flats like it

Leases signed here within a quarter of this size run about S$5,450 a month, the middle of 12 of them.

In the core central region, freehold flats yield 2.63%, from 820 projects. Too few share this home's remaining lease to measure that separately.

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 20261500-1600 sqft3Non-landed PropertiesS$7,800
Q3 20261500-1600 sqft3Non-landed PropertiesS$7,800
Q3 20261000-1100 sqft3Non-landed PropertiesS$5,500
Q3 20261000-1100 sqft3Non-landed PropertiesS$5,500
Q2 20261000-1100 sqft3Non-landed PropertiesS$6,500
Q2 20261000-1100 sqft3Non-landed PropertiesS$6,500
Q2 20261000-1100 sqft3Non-landed PropertiesS$5,550
Q2 20261100-1200 sqft3Non-landed PropertiesS$5,400

median of 12 URA rental contracts at Newton 21 within a quarter of 110 sqm, since 2025Q4.

Buying or selling at S$2,834,030?

Buying: Stamp duty on S$2,834,030 · Cash and CPF needed on S$2,834,030 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$2,834,030.

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

Primary schools near 21 Newton 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
Mar 2026
Newton 21 · 21-25 · Apartment
1,593 sqftS$3,600,000S$2,260 psf
Mar 2026
Newton 21 · 11-15 · Apartment
1,184 sqftS$2,800,000S$2,365 psf
Feb 2026
Newton 21 · 21-25 · Apartment
1,066 sqftS$2,580,000S$2,421 psf
Aug 2025
Newton 21 · 11-15 · Apartment
1,066 sqftS$2,480,000S$2,327 psf
Mar 2025
Newton 21 · 21-25 · Apartment
2,411 sqftS$3,980,000S$1,651 psf
Dec 2024
Newton 21 · 06-10 · Apartment
1,184 sqftS$2,700,000S$2,280 psf
Jul 2023
Newton 21 · 21-25 · Apartment
1,066 sqftS$2,420,000S$2,271 psf
Feb 2023
Newton 21 · 06-10 · Apartment
1,066 sqftS$2,380,000S$2,233 psf
Jan 2023
Newton 21 · 06-10 · Apartment
1,539 sqftS$3,300,000S$2,144 psf
Jul 2022
Newton 21 · 16-20 · Apartment
1,184 sqftS$2,550,000S$2,154 psf
Oct 2021
Newton 21 · 21-25 · Apartment
3,068 sqftS$4,380,000S$1,428 psf

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.