homequant
apartment · 546430

21 Richards

Project page · Freehold

Indicative value range
S$1,284,266 – S$1,804,158
Indicative mid S$1,417,073 · S$1,586 psf

Based on 89 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 2026Stadia · 915 m01-051,066 sqftS$1,598,888S$1,500 psf×1.000S$1,500 psf
Sept 2026The Tembusu · 891 m06-10753 sqftS$1,540,000S$2,044 psf×1.000S$2,044 psf
Sept 2026The Florentine · 704 m01-05958 sqftS$1,420,000S$1,482 psf×1.000S$1,482 psf
Aug 2026Spazio @ Kovan · 868 m01-051,098 sqftS$1,380,000S$1,257 psf×1.000S$1,257 psf
Jul 2026Bliss@Kovan · 290 m01-05915 sqftS$1,630,000S$1,782 psf×1.000S$1,782 psf
Jul 2026The Waterline · 792 m01-05883 sqftS$1,400,000S$1,586 psf×1.000S$1,586 psf
Jul 202621 Richards01-051,044 sqftS$1,600,000S$1,532 psf×1.000S$1,532 psf
Jul 2026One Rosyth · 839 m01-051,076 sqftS$1,530,000S$1,421 psf×1.000S$1,421 psf
Jul 2026Jansen House · 591 m01-051,023 sqftS$2,065,000S$2,019 psf×1.000S$2,019 psf
Jun 2026Sanctuary @ 813 · 523 m01-05936 sqftS$1,400,000S$1,495 psf×1.000S$1,495 psf
Jun 2026The Waterline · 792 m01-051,152 sqftS$1,287,000S$1,117 psf×1.000S$1,117 psf
Jun 2026Mint Residences @ Jansen · 495 m01-05721 sqftS$940,000S$1,303 psf×1.000S$1,303 psf
Jun 20263@Sandilands · 383 m01-05958 sqftS$1,420,000S$1,482 psf×1.000S$1,482 psf
May 2026Sanctuary @ 813 · 523 m01-05797 sqftS$1,075,000S$1,350 psf×1.000S$1,350 psf
May 2026Sanctuary @ 813 · 523 m01-05936 sqftS$1,380,000S$1,474 psf×1.000S$1,474 psf
May 2026Isuites @ Palm · 309 m01-05635 sqftS$890,000S$1,401 psf×1.000S$1,401 psf
May 2026The Tembusu · 891 m11-15753 sqftS$1,548,000S$2,054 psf×1.000S$2,054 psf
May 2026The Tembusu · 891 m01-05753 sqftS$1,498,000S$1,988 psf×1.000S$1,988 psf
May 2026Jansen House · 591 m01-051,012 sqftS$2,176,000S$2,151 psf×1.000S$2,151 psf
May 2026Jansen House · 591 m01-051,033 sqftS$2,100,000S$2,032 psf×1.000S$2,032 psf
May 20263@Sandilands · 383 m01-051,087 sqftS$1,400,000S$1,288 psf×1.000S$1,288 psf
Apr 2026Rosyth Ville · 805 m01-051,087 sqftS$1,530,000S$1,407 psf×1.000S$1,407 psf
Apr 2026Space @ Kovan · 946 m01-05743 sqftS$1,140,000S$1,535 psf×1.000S$1,535 psf
Apr 2026Cambio Suites · 923 m01-05797 sqftS$1,188,000S$1,491 psf×1.000S$1,491 psf
Mar 2026D'Hiro@Hillside · 765 m01-051,109 sqftS$1,560,000S$1,407 psf×0.999S$1,406 psf
Feb 2026Sanctuary @ 813 · 523 m01-05893 sqftS$1,350,000S$1,511 psf×0.999S$1,509 psf
Feb 2026Gillenia · 302 m01-051,098 sqftS$1,530,000S$1,394 psf×0.999S$1,392 psf
Feb 2026The Tembusu · 891 m16-20936 sqftS$1,850,000S$1,976 psf×0.999S$1,973 psf
Jan 2026Palm Haven · 435 m01-051,098 sqftS$1,580,000S$1,439 psf×0.999S$1,438 psf
Jan 2026D'Zire · 721 m01-051,141 sqftS$1,680,000S$1,472 psf×0.999S$1,471 psf
Jan 2026Nouvelle Park · 720 m01-051,130 sqftS$1,780,000S$1,575 psf×0.999S$1,573 psf
Jan 2026The Tembusu · 891 m16-201,023 sqftS$1,790,000S$1,750 psf×0.999S$1,749 psf
Jan 2026The Tembusu · 891 m11-15753 sqftS$1,480,000S$1,964 psf×0.999S$1,962 psf
Jan 2026Jansen House · 591 m01-051,012 sqftS$2,059,000S$2,035 psf×0.999S$2,033 psf
Jan 20263@Sandilands · 383 m01-05764 sqftS$1,000,000S$1,309 psf×0.999S$1,307 psf
Dec 2025Stadia · 915 m01-05904 sqftS$1,330,000S$1,471 psf×1.021S$1,501 psf
Dec 2025The Tembusu · 891 m06-10753 sqftS$1,520,000S$2,017 psf×1.021S$2,059 psf
Dec 2025The Tembusu · 891 m06-10753 sqftS$1,528,000S$2,028 psf×1.021S$2,070 psf
Dec 2025Residences Botanique · 760 m01-05883 sqftS$1,465,000S$1,660 psf×1.021S$1,694 psf
Dec 2025Jansen House · 591 m01-051,033 sqftS$2,109,000S$2,041 psf×1.021S$2,083 psf
Dec 20253@Sandilands · 383 m01-05764 sqftS$1,000,000S$1,309 psf×1.021S$1,336 psf
Nov 2025The Tembusu · 891 m01-05635 sqftS$938,000S$1,477 psf×1.021S$1,508 psf
Nov 2025Jansen House · 591 m01-051,012 sqftS$2,031,000S$2,007 psf×1.021S$2,049 psf
Oct 2025Palm Grove Condominium · 435 m01-05678 sqftS$950,000S$1,401 psf×1.021S$1,430 psf
Oct 2025Bliss@Kovan · 290 m01-05840 sqftS$1,450,000S$1,727 psf×1.021S$1,763 psf
Oct 2025The Tembusu · 891 m06-101,044 sqftS$2,240,000S$2,145 psf×1.021S$2,190 psf
Sept 2025Glasgow Residence · 310 m01-05883 sqftS$1,280,000S$1,450 psf×1.031S$1,495 psf
Sept 2025Treasure Mansions · 421 m01-05753 sqftS$1,010,000S$1,340 psf×1.031S$1,382 psf
Sept 2025Space @ Kovan · 946 m01-05635 sqftS$1,070,000S$1,685 psf×1.031S$1,737 psf
Sept 2025Residences Botanique · 760 m01-051,152 sqftS$1,780,000S$1,545 psf×1.031S$1,593 psf
Sept 202521 Richards01-051,055 sqftS$1,560,000S$1,479 psf×1.031S$1,524 psf
Aug 2025Fiorenza · 545 m01-05840 sqftS$1,270,000S$1,513 psf×1.031S$1,559 psf
Aug 2025D'Pavilion · 597 m01-051,130 sqftS$1,640,000S$1,451 psf×1.031S$1,496 psf
Aug 2025Rosyth Ville · 805 m01-051,109 sqftS$1,460,000S$1,317 psf×1.031S$1,357 psf
Aug 2025Kovan Esquire · 414 m01-051,001 sqftS$1,560,000S$1,558 psf×1.031S$1,606 psf
Jul 2025The Tembusu · 891 m01-051,044 sqftS$2,210,000S$2,117 psf×1.031S$2,182 psf
Jul 2025The Tembusu · 891 m11-15753 sqftS$1,495,000S$1,984 psf×1.031S$2,045 psf
Jul 2025Residences Botanique · 760 m01-051,033 sqftS$1,600,000S$1,548 psf×1.031S$1,596 psf
Jul 2025Jansen House · 591 m01-051,033 sqftS$2,150,000S$2,081 psf×1.031S$2,145 psf
Jul 2025D'Hiro@Hillside · 765 m01-051,109 sqftS$1,520,000S$1,371 psf×1.031S$1,413 psf
Jul 20253@Sandilands · 383 m01-05775 sqftS$1,195,000S$1,542 psf×1.031S$1,589 psf
Jun 2025Rosyth Residence · 279 m01-051,023 sqftS$1,440,000S$1,408 psf×1.039S$1,463 psf
Jun 2025Rosyth Ville · 805 m01-051,109 sqftS$1,550,000S$1,398 psf×1.039S$1,453 psf
Jun 2025The Waterline · 792 m01-05883 sqftS$1,400,000S$1,586 psf×1.039S$1,648 psf
Jun 20253@Sandilands · 383 m01-05775 sqftS$1,020,000S$1,316 psf×1.039S$1,368 psf
May 2025Nouvelle Park · 720 m06-101,119 sqftS$1,730,000S$1,545 psf×1.039S$1,606 psf
May 2025The Tembusu · 891 m11-151,044 sqftS$2,220,000S$2,126 psf×1.039S$2,209 psf
May 2025The Waterline · 792 m01-05883 sqftS$1,275,000S$1,445 psf×1.039S$1,501 psf
May 2025The Bently Residences@Kovan · 444 m01-051,130 sqftS$1,860,000S$1,646 psf×1.039S$1,710 psf
Apr 2025Space @ Kovan · 946 m01-05635 sqftS$920,000S$1,449 psf×1.039S$1,505 psf
Apr 2025Kovan Crest · 405 m01-051,087 sqftS$1,490,000S$1,371 psf×1.039S$1,424 psf
Mar 2025Jansen House · 591 m01-05721 sqftS$1,500,000S$2,080 psf×1.050S$2,185 psf
Feb 2025Kovan Jewel · 456 m01-051,076 sqftS$2,406,800S$2,236 psf×1.050S$2,349 psf
Feb 2025Kovan Jewel · 456 m01-051,141 sqftS$2,448,800S$2,146 psf×1.050S$2,254 psf
Feb 2025The Bently Residences@Kovan · 444 m01-05635 sqftS$1,080,000S$1,701 psf×1.050S$1,786 psf
Jan 2025Breezy Mansions · 378 m01-051,012 sqftS$1,370,000S$1,354 psf×1.050S$1,422 psf
Jan 2025Bliss@Kovan · 290 m01-05926 sqftS$1,600,000S$1,728 psf×1.050S$1,815 psf
Jan 2025D'Hiro@Hillside · 765 m01-051,119 sqftS$1,333,333S$1,191 psf×1.050S$1,251 psf
Dec 2024Breezy Mansions · 378 m01-051,012 sqftS$1,360,000S$1,344 psf×1.054S$1,416 psf
Dec 2024Kovan Jewel · 456 m01-051,141 sqftS$2,511,900S$2,202 psf×1.054S$2,320 psf
Dec 2024Fontaine Parry · 577 m01-05915 sqftS$1,380,000S$1,508 psf×1.054S$1,589 psf
Dec 2024Fontaine Parry · 577 m01-05915 sqftS$1,400,000S$1,530 psf×1.054S$1,612 psf
Dec 2024Jansen House · 591 m01-05721 sqftS$1,463,888S$2,030 psf×1.054S$2,139 psf
Nov 2024Bliss@Kovan · 290 m01-05840 sqftS$1,485,000S$1,769 psf×1.054S$1,864 psf
Nov 2024Kovan Jewel · 456 m01-051,141 sqftS$2,450,500S$2,148 psf×1.054S$2,263 psf
Nov 2024Kovan Jewel · 456 m01-051,141 sqftS$2,346,900S$2,057 psf×1.054S$2,167 psf
Nov 2024The Tembusu · 891 m01-05753 sqftS$1,450,000S$1,924 psf×1.054S$2,028 psf
Nov 2024Space @ Kovan · 946 m01-051,087 sqftS$1,400,000S$1,288 psf×1.054S$1,357 psf
Nov 2024Fontaine Parry · 577 m01-05915 sqftS$1,380,000S$1,508 psf×1.054S$1,589 psf

How accurate is this estimate for 21 Richards?

Too few sales since Q4 2025 to score the estimate here. Three are the minimum, and this project has not had them.

What the rent says

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

3.09% gross yield

S$43,800 of rent a year against the estimate above · 0.09 points above flats like it

Leases signed here within a quarter of this size run about S$3,650 a month, the middle of 2 of them.

In outside the central region, freehold flats yield 3.00%, from 614 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 2026600-700 sqft2Non-landed PropertiesS$3,200
Q3 2026600-700 sqft2Non-landed PropertiesS$2,900
Q3 2026400-500 sqft1Non-landed PropertiesS$2,800
Q2 2026400-500 sqft1Non-landed PropertiesS$2,750
Q2 2026400-500 sqft1Non-landed PropertiesS$2,650
Q2 2026400-500 sqft1Non-landed PropertiesS$2,600
Q1 2026900-1000 sqft2Non-landed PropertiesS$3,700
Q1 2026500-600 sqft2Non-landed PropertiesS$2,900

median of 2 URA rental contracts at 21 Richards within a quarter of 83 sqm, since 2025Q4.

Buying or selling at S$1,417,073?

Buying: Stamp duty on S$1,417,073 · Cash and CPF needed on S$1,417,073 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$1,417,073.

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

Primary schools near 21 Richards Avenue

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
21 Richards · 01-05 · Apartment
1,044 sqftS$1,600,000S$1,532 psf
Sept 2025
21 Richards · 01-05 · Apartment
1,055 sqftS$1,560,000S$1,479 psf
Mar 2025
21 Richards · 01-05 · Apartment
409 sqftS$770,000S$1,883 psf
Aug 2024
21 Richards · 01-05 · Apartment
893 sqftS$1,339,000S$1,499 psf
Jul 2023
21 Richards · 01-05 · Apartment
581 sqftS$918,000S$1,579 psf
Jun 2023
21 Richards · 01-05 · Apartment
409 sqftS$715,000S$1,748 psf
Jun 2023
21 Richards · 01-05 · Apartment
1,550 sqftS$2,000,000S$1,290 psf
Mar 2022
21 Richards · 01-05 · Apartment
1,055 sqftS$1,370,000S$1,299 psf
Oct 2021
21 Richards · 01-05 · Apartment
409 sqftS$690,000S$1,687 psf

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.