homequant
apartment · 308208

M21

Project page · Freehold

Indicative value range
S$2,651,515 – S$3,109,968
Indicative mid S$2,814,585 · S$2,092 psf

Based on 85 sales in projects within 1 km, last 24 months. Search widened 3 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
Sept 2026The Huntington · 573 m01-05969 sqftS$1,938,800S$2,001 psf×1.000S$2,001 psf
Sept 20261 Moulmein Rise · 433 m11-151,238 sqftS$2,870,000S$2,319 psf×1.000S$2,319 psf
Sept 2026Novena Lodge · 870 m01-05947 sqftS$1,820,000S$1,921 psf×1.000S$1,921 psf
Aug 20266 Derbyshire · 831 m06-101,012 sqftS$2,250,000S$2,224 psf×1.000S$2,224 psf
Aug 2026Strata · 720 m11-151,066 sqftS$2,100,000S$1,971 psf×1.000S$1,971 psf
Aug 2026Novena Suites · 615 m06-10947 sqftS$2,238,888S$2,364 psf×1.000S$2,364 psf
Jul 2026Novena Suites · 615 m01-05947 sqftS$2,020,000S$2,133 psf×1.000S$2,133 psf
Jul 2026M2106-101,345 sqftS$2,750,000S$2,044 psf×1.000S$2,044 psf
Jun 2026Newton Suites · 900 m11-151,238 sqftS$3,050,000S$2,464 psf×1.000S$2,464 psf
Jun 2026Pavilion 11 · 210 m16-201,485 sqftS$3,130,000S$2,107 psf×1.000S$2,107 psf
Jun 2026Pavilion 11 · 210 m11-15958 sqftS$2,080,000S$2,171 psf×1.000S$2,171 psf
Jun 2026Thomson Euro-Asia · 682 m16-201,130 sqftS$2,650,000S$2,345 psf×1.000S$2,345 psf
May 2026Apleton View · 494 m06-101,227 sqftS$2,420,000S$1,972 psf×1.000S$1,972 psf
May 2026Pavilion 11 · 210 m06-101,485 sqftS$3,100,000S$2,087 psf×1.000S$2,087 psf
May 2026The Springs · 453 m06-101,076 sqftS$1,810,000S$1,682 psf×1.000S$1,682 psf
May 20261 Moulmein Rise · 433 m21-251,238 sqftS$2,768,000S$2,236 psf×1.000S$2,236 psf
Apr 2026La Maison · 391 m06-101,259 sqftS$2,400,000S$1,906 psf×1.000S$1,906 psf
Apr 2026Strata · 720 m31-351,066 sqftS$2,220,000S$2,083 psf×1.000S$2,083 psf
Apr 2026Novena Suites · 615 m01-05947 sqftS$2,210,000S$2,333 psf×1.000S$2,333 psf
Mar 2026Derbyshire Heights · 804 m01-051,507 sqftS$2,800,000S$1,858 psf×1.018S$1,892 psf
Mar 2026Newton Suites · 900 m11-151,238 sqftS$3,080,000S$2,488 psf×1.018S$2,534 psf
Mar 2026Montebleu · 194 m06-101,227 sqftS$2,400,000S$1,956 psf×1.018S$1,992 psf
Mar 2026Pavilion 11 · 210 m26-30958 sqftS$2,160,000S$2,255 psf×1.018S$2,296 psf
Feb 2026Lincoln Suites · 911 m06-101,076 sqftS$2,300,000S$2,137 psf×1.018S$2,176 psf
Feb 2026Viva · 942 m21-251,044 sqftS$2,880,000S$2,758 psf×1.018S$2,809 psf
Jan 2026Pavilion 11 · 210 m01-05958 sqftS$1,968,000S$2,054 psf×1.018S$2,092 psf
Jan 2026Moulmein Court · 427 m06-101,647 sqftS$2,550,000S$1,548 psf×1.018S$1,577 psf
Jan 2026Viva · 942 m16-201,345 sqftS$3,750,000S$2,787 psf×1.018S$2,838 psf
Jan 2026Novena Lodge · 870 m01-05969 sqftS$1,900,000S$1,961 psf×1.018S$1,997 psf
Dec 2025Viva · 942 m06-101,324 sqftS$3,750,000S$2,832 psf×1.024S$2,901 psf
Dec 20251 Moulmein Rise · 433 m21-251,259 sqftS$3,060,000S$2,430 psf×1.024S$2,488 psf
Nov 2025Apleton View · 494 m06-101,227 sqftS$2,420,000S$1,972 psf×1.024S$2,020 psf
Nov 2025Ikigai · 544 m01-051,496 sqftS$2,950,000S$1,972 psf×1.024S$2,019 psf
Nov 2025The Ansley · 84 m16-201,302 sqftS$2,600,000S$1,996 psf×1.024S$2,044 psf
Nov 2025The Springs · 453 m16-201,399 sqftS$2,800,000S$2,001 psf×1.024S$2,049 psf
Oct 2025Lincoln Suites · 911 m21-251,109 sqftS$2,580,000S$2,327 psf×1.024S$2,383 psf
Oct 2025Lucida · 986 m01-051,066 sqftS$1,760,000S$1,652 psf×1.024S$1,691 psf
Oct 2025Lucida · 986 m06-101,098 sqftS$1,788,000S$1,629 psf×1.024S$1,668 psf
Oct 2025Pavilion 11 · 210 m16-20958 sqftS$2,060,000S$2,150 psf×1.024S$2,202 psf
Oct 2025Buckley 18 · 989 m01-051,055 sqftS$2,206,000S$2,091 psf×1.024S$2,142 psf
Oct 2025Birmingham Mansions · 693 m06-101,076 sqftS$1,870,000S$1,737 psf×1.024S$1,779 psf
Oct 2025Birmingham Mansions · 693 m01-051,066 sqftS$2,168,300S$2,035 psf×1.024S$2,084 psf
Oct 2025Adria · 736 m16-201,281 sqftS$2,980,000S$2,326 psf×1.024S$2,383 psf
Sept 2025Pavilion 11 · 210 m01-051,485 sqftS$3,008,888S$2,026 psf×0.988S$2,002 psf
Sept 2025The Springs · 453 m11-15990 sqftS$2,190,000S$2,212 psf×0.988S$2,186 psf
Sept 2025The Springs · 453 m06-10990 sqftS$1,938,000S$1,957 psf×0.988S$1,934 psf
Aug 2025Lincoln Suites · 911 m21-251,119 sqftS$2,650,000S$2,367 psf×0.988S$2,340 psf
Aug 2025The Springs · 453 m06-101,012 sqftS$1,960,000S$1,937 psf×0.988S$1,915 psf
Aug 2025M2106-101,066 sqftS$1,800,000S$1,689 psf×0.988S$1,670 psf
Jul 2025Apleton View · 494 m01-051,206 sqftS$2,350,000S$1,949 psf×0.988S$1,927 psf
Jul 2025Apleton View · 494 m11-151,055 sqftS$2,130,000S$2,019 psf×0.988S$1,996 psf
Jul 2025Minbu Court · 335 m01-05990 sqftS$1,350,000S$1,363 psf×0.988S$1,347 psf
Jul 2025Montebleu · 194 m16-201,227 sqftS$2,350,000S$1,915 psf×0.988S$1,893 psf
Jul 20251 Moulmein Rise · 433 m21-251,238 sqftS$2,850,000S$2,302 psf×0.988S$2,276 psf
Jun 2025La Maison · 391 m06-101,259 sqftS$2,550,000S$2,025 psf×1.005S$2,035 psf
Jun 2025Derbyshire Heights · 804 m01-051,292 sqftS$2,280,000S$1,765 psf×1.005S$1,774 psf
Jun 2025The Ansley · 84 m06-101,098 sqftS$2,100,000S$1,913 psf×1.005S$1,922 psf
Jun 2025Pavilion 11 · 210 m11-15958 sqftS$2,058,000S$2,148 psf×1.005S$2,159 psf
Jun 20251 Moulmein Rise · 433 m16-201,238 sqftS$2,841,625S$2,296 psf×1.005S$2,307 psf
May 2025The Ansley · 84 m06-101,012 sqftS$1,900,000S$1,878 psf×1.005S$1,887 psf
May 2025Newton Suites · 900 m21-251,238 sqftS$3,040,000S$2,456 psf×1.005S$2,468 psf
Apr 20256 Derbyshire · 831 m06-101,012 sqftS$2,240,000S$2,214 psf×1.005S$2,225 psf
Apr 20256 Derbyshire · 831 m11-151,012 sqftS$2,408,000S$2,380 psf×1.005S$2,392 psf
Apr 2025Viva · 942 m16-201,345 sqftS$3,600,000S$2,676 psf×1.005S$2,689 psf
Apr 2025Mandale Heights · 221 m11-151,345 sqftS$2,560,000S$1,903 psf×1.005S$1,912 psf
Mar 2025Apleton View · 494 m06-101,206 sqftS$2,320,000S$1,924 psf×1.035S$1,992 psf
Mar 20256 Derbyshire · 831 m11-151,012 sqftS$2,240,000S$2,214 psf×1.035S$2,292 psf
Mar 2025Amaninda · 927 m01-051,055 sqftS$1,900,888S$1,802 psf×1.035S$1,866 psf
Mar 2025Newton Suites · 900 m26-301,238 sqftS$3,010,000S$2,432 psf×1.035S$2,517 psf
Feb 2025Pavilion 11 · 210 m16-201,485 sqftS$2,985,000S$2,010 psf×1.035S$2,080 psf
Feb 2025Pavilion 11 · 210 m06-101,485 sqftS$3,000,000S$2,020 psf×1.035S$2,091 psf
Feb 2025Pavilion 11 · 210 m31-35958 sqftS$2,138,888S$2,233 psf×1.035S$2,311 psf
Jan 2025Lincoln Suites · 911 m06-101,561 sqftS$3,450,000S$2,210 psf×1.035S$2,288 psf
Jan 2025The Huntington · 573 m06-101,152 sqftS$2,300,000S$1,997 psf×1.035S$2,067 psf
Jan 2025Newton Suites · 900 m26-301,238 sqftS$3,100,000S$2,504 psf×1.035S$2,593 psf
Jan 2025368 Thomson · 921 m21-251,722 sqftS$3,600,000S$2,090 psf×1.035S$2,164 psf
Jan 2025Viva · 942 m06-101,518 sqftS$3,980,000S$2,622 psf×1.035S$2,715 psf
Jan 2025Viva · 942 m16-201,528 sqftS$4,220,000S$2,761 psf×1.035S$2,858 psf
Jan 2025City Edge · 417 m11-151,152 sqftS$2,300,000S$1,997 psf×1.035S$2,067 psf
Jan 20251 Moulmein Rise · 433 m21-251,238 sqftS$2,800,000S$2,262 psf×1.035S$2,342 psf
Dec 2024Lucida · 986 m16-201,324 sqftS$2,368,000S$1,789 psf×1.043S$1,866 psf
Dec 2024Pavilion 11 · 210 m16-201,485 sqftS$3,240,000S$2,181 psf×1.043S$2,276 psf
Nov 2024Derbyshire Heights · 804 m06-101,292 sqftS$2,300,000S$1,781 psf×1.043S$1,858 psf
Nov 2024Pavilion 11 · 210 m26-301,485 sqftS$3,200,000S$2,154 psf×1.043S$2,248 psf
Nov 2024Pavilion 11 · 210 m01-051,485 sqftS$3,080,000S$2,073 psf×1.043S$2,163 psf

How accurate is this estimate for M21?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 3 sales in M21 since.

Median error
13.1%

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.

2.13% gross yield

S$60,000 of rent a year against the estimate above · 0.5 points below flats like it

Leases signed here within a quarter of this size run about S$5,000 a month, the middle of 5 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 20261700-1800 sqft4Non-landed PropertiesS$7,200
Q3 20261000-1100 sqft2Non-landed PropertiesS$4,200
Q2 20261700-1800 sqft4Non-landed PropertiesS$7,500
Q2 20261700-1800 sqft4Non-landed PropertiesS$7,500
Q2 20261700-1800 sqft4Non-landed PropertiesS$6,800
Q2 20261700-1800 sqft4Non-landed PropertiesS$6,800
Q2 20261000-1100 sqft2Non-landed PropertiesS$5,100
Q2 20261000-1100 sqft2Non-landed PropertiesS$5,100

median of 5 URA rental contracts at M21 within a quarter of 125 sqm, since 2025Q4.

Buying or selling at S$2,814,585?

Buying: Stamp duty on S$2,814,585 · Cash and CPF needed on S$2,814,585 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$2,814,585.

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

Primary schools near 21 Mandalay 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
Jul 2026
M21 · 06-10 · Apartment
1,345 sqftS$2,750,000S$2,044 psf
Jun 2026
M21 · 06-10 · Apartment
1,755 sqftS$3,380,000S$1,926 psf
Apr 2026
M21 · 16-20 · Apartment
1,755 sqftS$3,538,888S$2,017 psf
Aug 2025
M21 · 06-10 · Apartment
1,066 sqftS$1,800,000S$1,689 psf
Jun 2024
M21 · 06-10 · Apartment
1,066 sqftS$1,750,000S$1,642 psf
Apr 2024
M21 · 11-15 · Apartment
1,755 sqftS$3,200,000S$1,824 psf
Apr 2024
M21 · 06-10 · Apartment
1,066 sqftS$1,858,888S$1,744 psf
Sept 2023
M21 · 16-20 · Apartment
2,433 sqftS$3,180,000S$1,307 psf
Oct 2022
M21 · 06-10 · Apartment
1,755 sqftS$2,980,000S$1,698 psf
Oct 2022
M21 · 11-15 · Apartment
1,345 sqftS$2,550,000S$1,895 psf
Oct 2022
M21 · 16-20 · Apartment
3,208 sqftS$4,350,000S$1,356 psf
Sept 2022
M21 · 01-05 · Apartment
710 sqftS$1,190,000S$1,675 psf
Jun 2022
M21 · 11-15 · Apartment
710 sqftS$1,150,000S$1,619 psf
Nov 2021
M21 · 01-05 · Apartment
1,345 sqftS$2,320,000S$1,724 psf

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.