homequant
HDB · 600021

Blk 21 Teban Gdns Rd

Project page · 99-year lease from 2013

Indicative value range
S$583,250 – S$635,144
Indicative mid S$596,940 · S$6,861 psm

Based on 8 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
Jul 2026Blk 2101 TO 0387 sqmS$548,000S$6,299 psm×1.000S$6,299 psm
May 2026Blk 2113 TO 1587 sqmS$595,000S$6,839 psm×1.000S$6,839 psm
May 2026Blk 2134 TO 3687 sqmS$630,000S$7,241 psm×1.000S$7,241 psm
Mar 2026Blk 2137 TO 3992 sqmS$690,000S$7,500 psm×0.997S$7,478 psm
Jan 2026Blk 2116 TO 1887 sqmS$600,000S$6,897 psm×0.997S$6,876 psm
Dec 2025Blk 2131 TO 3387 sqmS$660,000S$7,586 psm×0.996S$7,556 psm
Nov 2025Blk 2107 TO 0992 sqmS$565,000S$6,141 psm×0.996S$6,117 psm
Nov 2025Blk 2116 TO 1887 sqmS$598,000S$6,874 psm×0.996S$6,847 psm

How accurate is this estimate for Teban Gdns Rd?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 103 sales in Teban Gdns Rd since.

Median error
3.6%

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.

7.04% gross yield

S$42,000 of rent a year against the estimate above · 1.47 points above flats like it

Homes like this rent for about S$3,500 a month, the middle of 84 approvals in the last year.

Across Singapore, flats of this type with 80 to 89 years of lease left yield 5.57%, from 167 blocks. This town has too few such blocks to measure on its own.

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 2026554 ROOMS$3,900
Sept 2026324 ROOMS$3,600
Sept 2026654 ROOMS$3,400
Sept 2026654 ROOMS$3,300
Sept 2026204 ROOMS$1,850
Aug 2026204 ROOMS$4,400
Aug 2026244 ROOMS$4,100
Aug 2026254 ROOMS$4,000

median of 84 HDB rental approvals for 4 ROOM on Teban Gdns Rd since 2025-10.

Buying or selling at S$596,940?

Buying: Stamp duty on S$596,940 · Cash and CPF needed on S$596,940 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$596,940.

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

Primary schools near 21 Teban Gdns 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.

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Aug 2026
Blk 21 · 5 ROOM · 34 TO 36 · Improved · 86 years left
118 sqmS$808,000S$6,847 psm
Jul 2026
Blk 21 · 5 ROOM · 04 TO 06 · Improved · 86 years left
118 sqmS$700,000S$5,932 psm
Jul 2026
Blk 21 · 4 ROOM · 01 TO 03 · Model A · 86 years left
87 sqmS$548,000S$6,299 psm
Jun 2026
Blk 21 · 5 ROOM · 13 TO 15 · Improved · 86 years left
118 sqmS$720,000S$6,102 psm
May 2026
Blk 21 · 4 ROOM · 34 TO 36 · Model A · 86 years left
87 sqmS$630,000S$7,241 psm
May 2026
Blk 21 · 4 ROOM · 13 TO 15 · Model A · 86 years left
87 sqmS$595,000S$6,839 psm
Mar 2026
Blk 21 · 4 ROOM · 37 TO 39 · Model A · 87 years left
92 sqmS$690,000S$7,500 psm
Jan 2026
Blk 21 · 4 ROOM · 16 TO 18 · Model A · 87 years left
87 sqmS$600,000S$6,897 psm
Dec 2025
Blk 21 · 4 ROOM · 31 TO 33 · Model A · 87 years left
87 sqmS$660,000S$7,586 psm
Nov 2025
Blk 21 · 4 ROOM · 16 TO 18 · Model A · 87 years left
87 sqmS$598,000S$6,874 psm
Nov 2025
Blk 21 · 4 ROOM · 07 TO 09 · Model A · 87 years left
92 sqmS$565,000S$6,141 psm
Aug 2025
Blk 21 · 4 ROOM · 34 TO 36 · Model A · 87 years left
87 sqmS$670,000S$7,701 psm
May 2025
Blk 21 · 4 ROOM · 37 TO 39 · Model A · 87 years left
92 sqmS$685,000S$7,446 psm
Mar 2025
Blk 21 · 4 ROOM · 31 TO 33 · Model A · 88 years left
92 sqmS$670,000S$7,283 psm
Jan 2025
Blk 21 · 4 ROOM · 04 TO 06 · Model A · 88 years left
92 sqmS$595,000S$6,467 psm
Dec 2024
Blk 21 · 4 ROOM · 31 TO 33 · Model A · 88 years left
92 sqmS$635,000S$6,902 psm
Dec 2024
Blk 21 · 4 ROOM · 07 TO 09 · Model A · 88 years left
92 sqmS$590,000S$6,413 psm
Nov 2024
Blk 21 · 5 ROOM · 25 TO 27 · Improved · 88 years left
118 sqmS$780,000S$6,610 psm
Aug 2024
Blk 21 · 4 ROOM · 25 TO 27 · Model A · 88 years left
92 sqmS$668,000S$7,261 psm
Aug 2024
Blk 21 · 4 ROOM · 01 TO 03 · Model A · 88 years left
92 sqmS$568,000S$6,174 psm
Apr 2024
Blk 21 · 4 ROOM · 28 TO 30 · Model A · 89 years left
92 sqmS$626,000S$6,804 psm
Mar 2024
Blk 21 · 4 ROOM · 19 TO 21 · Model A · 89 years left
87 sqmS$570,000S$6,552 psm
Oct 2023
Blk 21 · 4 ROOM · 37 TO 39 · Model A · 89 years left
87 sqmS$628,000S$7,218 psm
Jul 2023
Blk 21 · 4 ROOM · 25 TO 27 · Model A · 89 years left
87 sqmS$600,000S$6,897 psm
Jun 2023
Blk 21 · 4 ROOM · 37 TO 39 · Model A · 89 years left
87 sqmS$585,858S$6,734 psm
Apr 2023
Blk 21 · 4 ROOM · 16 TO 18 · Model A · 90 years left
87 sqmS$530,000S$6,092 psm
Mar 2023
Blk 21 · 5 ROOM · 22 TO 24 · Improved · 90 years left
118 sqmS$735,888S$6,236 psm
Mar 2023
Blk 21 · 4 ROOM · 28 TO 30 · Model A · 90 years left
92 sqmS$572,000S$6,217 psm
Mar 2023
Blk 21 · 4 ROOM · 01 TO 03 · Model A · 90 years left
92 sqmS$462,000S$5,022 psm
Feb 2023
Blk 21 · 4 ROOM · 13 TO 15 · Model A · 90 years left
92 sqmS$538,000S$5,848 psm
Jan 2023
Blk 21 · 4 ROOM · 19 TO 21 · Model A · 90 years left
87 sqmS$550,000S$6,322 psm
Jan 2023
Blk 21 · 4 ROOM · 04 TO 06 · Model A · 90 years left
87 sqmS$465,000S$5,345 psm
Aug 2022
Blk 21 · 4 ROOM · 10 TO 12 · Model A · 90 years left
87 sqmS$508,000S$5,839 psm
Dec 2021
Blk 21 · 4 ROOM · 25 TO 27 · Model A · 91 years left
92 sqmS$525,000S$5,707 psm
Nov 2021
Blk 21 · 5 ROOM · 13 TO 15 · Improved · 91 years left
118 sqmS$635,000S$5,381 psm
See more

Showing 35 of 78.

Sale prices as filed in caveats.

Where the lease takes this

About 85 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 years80 yearsS$560,480S$618,815S$670,188S$681,909
10 years75 yearsS$523,861S$638,583S$749,014S$775,442
20 years65 yearsS$474,275S$704,747S$969,568S$1,039,195

On a flat market the lease alone costs 21% over 20 years. Prices would need to rise about 1.16% 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.