M21

District 11Private residentialFreehold

MANDALAY ROAD

Project research

Market overview

Explore 105 recorded sales for M21. The latest recorded sale is from Jul 2026; use the price trend and transaction history below to assess the available evidence.

Median price psf

S$1,413 psf

+56.4% over comparison window

Average price psf

S$1,459 psf

Recent sales records

3

Latest recorded 6-month window

Sales records analysed

105

Every sale on record

Price psf trend

Latest project transactions

+56.4%

Project price per square foot

Recorded project trend · S$ per sqft

Project PSF
2,1201,8981,6751,4531,230Nov 2021Apr 2024Jul 2026

Observed unit mix

2 bed50%1 bed50%

Share of available listing and transaction observations; not the developer’s total unit mix.

Launch timeline

First recordSept 2007
Latest saleJul 2026
Completion2012
TenureFreehold

Market insight

Positive

M21 shows positive PSF movement of 56.4% across the available transaction window, with 105 recorded sales. Average pricing is S$1,459 psf.

Price UptrendCondominium1 Bedroom

Unit mix

2 Bedroom100%1 units

Price range

2 BedroomFrom $1.40M

Estimated value today

HomeSale priceMonthly rent
1,206 sqft unitS$2,430,000S$5,500/mo

Based on recorded transactions to Sep 2026. An automated estimate from recorded transactions, not a valuation by a licensed valuer. Do not rely on it for a loan, sale or legal decision.

Value your own unit by size and floor →

Buyer costs

Median price

$1,800,000

Based on project transactions

Buyer's Stamp Duty

$59,600

Before ABSD profile changes

Down payment

$450,000

25% estimate

Monthly payment

$6,758/mo

25-year loan at 3.5%

Active asking rent

$3,800/mo

Median of active rental listings

Recent recorded rent

$6,800/mo

Median of 5 contracts in the last 6 months; latest Aug 2026

Indicative gross yield

2.53%

Annual active asking rent over median sale price

Nearby amenities

Transport

5

NOVENA MRT STATION

0.66 km · 8 min walk

More transport nearby

NOVENA MRT STATION

0.85 km · 10 min walk

TOA PAYOH MRT STATION

1.37 km · 16 min walk

TOA PAYOH MRT STATION

1.38 km · 17 min walk

Education

14

ST. JOSEPH'S INSTITUTION JUNIOR

PRIMARY · 0.64 km away

More education nearby

NORTHLIGHT SCHOOL

SECONDARY · 0.85 km away

HONG WEN SCHOOL

PRIMARY · 0.97 km away

FARRER PARK PRIMARY SCHOOL

PRIMARY · 1.15 km away

Convenience

10

Big Harvest Supermarket

0.35 km away · BIG HARVEST SUPERMARKET PTE. LTD.

More convenience nearby

FAIRPRICE FINEST

0.57 km away · NTUC FAIRPRICE CO-OPERATIVE LTD

Sol Mart

0.57 km away · SOL MART PTE. LTD.

DON DON DONKI

0.57 km away · PAN PACIFIC RETAIL MANAGEMENT (SINGAPORE) PTE. LTD.

Properties for sale

View all listings

Showing 1 listing preview. Open the full results for more options, or select a listing for its details.

View all properties for sale in M21

Properties for rent

View all listings

Showing 1 listing preview. Open the full results for more options, or select a listing for its details.

View all rental properties in M21

Recent transactions

170 transaction records

Latest recorded sale: 17 Jul 2026

Sales records (105)

17 Jul 2026

Apartment · 21 MANDALAY ROAD #08-02

$2,750,000 · $2,044 psf

29 Jun 2026

Apartment · 21 MANDALAY ROAD #10-03

$3,380,000 · $1,926 psf

1 Apr 2026

Apartment · 21 MANDALAY ROAD #16-03

$3,538,888 · $2,017 psf

1 Aug 2025

Apartment · 21 MANDALAY ROAD #10-01

$1,800,000 · $1,689 psf

7 Jun 2024

Apartment · 21 MANDALAY ROAD #06-01

$1,750,000 · $1,642 psf

24 Apr 2024

Apartment · 21 MANDALAY ROAD #08-01

$1,858,888 · $1,744 psf

16 Apr 2024

Apartment · 21 MANDALAY ROAD #14-03

$3,200,000 · $1,824 psf

14 Sep 2023

Apartment · 21 MANDALAY ROAD #17-02

$3,180,000 · $1,307 psf

Rental records (65)

Aug 2026

Non-landed Properties · MANDALAY ROAD

$7,200/mo · 1700-1800

Aug 2026

Non-landed Properties · MANDALAY ROAD

$4,200/mo · 1000-1100

May 2026

Non-landed Properties · MANDALAY ROAD

$6,800/mo · 1700-1800

May 2026

Non-landed Properties · MANDALAY ROAD

$5,100/mo · 1000-1100

May 2026

Non-landed Properties · MANDALAY ROAD

$7,500/mo · 1700-1800

Feb 2026

Non-landed Properties · MANDALAY ROAD

$5,000/mo · 1000-1100

Feb 2026

Non-landed Properties · MANDALAY ROAD

$7,200/mo · 1700-1800

Nov 2025

Non-landed Properties · MANDALAY ROAD

$6,800/mo · 1700-1800

Sales show the newest records; view all to search every recorded sale. Rental records are the latest leases, not every lease.

Data and methodology

Sales source: URA private residential data. Homejourney matches imported URA REALIS sale records by project name and, for street pages, by the whole street name. Every figure covers all 105 recorded sales.

Price per square foot is URA's recorded unit price for private sales and the sale price over floor area for HDB resales. Median sale price uses sales with a valid price and averages the two middle prices for an even sample. Average price per square foot also requires a valid floor area. The price trend uses a separate recent-record series. Check individual sale dates before comparing prices.

Recorded rents are separate from active rental listings. Listing rents are asking prices, not completed rental contracts. The rental count reflects loaded records, not every lease.

Frequently asked questions

What is the average price per square foot (PSF) for M21?

The average transacted price for M21 is $1,459/sqft based on 105 recorded transactions with price and floor-area data.

Where is M21 located?

M21 is located in District 11, near NOVENA, TOA PAYOH MRT, Singapore.

Is M21 freehold or leasehold?

M21 is a freehold property.

When was M21 completed?

M21 was completed in 2012.

What schools are near M21?

Schools near M21 include ST. JOSEPH'S INSTITUTION JUNIOR, NORTHLIGHT SCHOOL, HONG WEN SCHOOL, FARRER PARK PRIMARY SCHOOL, CHIJ SECONDARY (TOA PAYOH).

Who developed M21?

M21 was developed by Fortune Capital Pte Ltd.

Guides and reading

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