M21

14 filed transactions · District 11 · CCR

Median, per square foot

1,711 psf

Observed range

$1,307 — $2,044 psf
S$2,650k median price

Freehold · 14 filed transactions

S$2,650k

Median price

Filed transactions

43%

Spread, low to high

URA Data Service — PMI_Resi_Transaction · 2021-09 to 2026-09 · accessed 2026-09-10

Which of these are you

I’m considering buying this

What it costs on the day, at $2,650,000Loan, downpayment, the cash CPF cannot cover, and both stamp duties
Run six checks before you commitThe asking price, nearby MOP supply, land coming, and what could be built next door
What a higher floor is worth hereMeasured within this building, not across the country
What is within reach of itSchools, stations and shops, at straight-line distance
Put it beside another blockTwo or three side by side, in a link you can send to whoever else is deciding

I own this

Median price by month11 months with a sale

Nov '21 · S$2,320kJul '26 · S$2,750k

The transactions behind those figures14 of 14

Nothing modelled — these are the filed sales.

125 sqm · floor 06-10Apartment · Resale · 2026-07

S$2,750,000$2044 psf

163 sqm · floor 06-10Apartment · Resale · 2026-06

S$3,380,000$1926 psf

163 sqm · floor 16-20Apartment · Resale · 2026-04

S$3,538,888$2017 psf

99 sqm · floor 06-10Apartment · Resale · 2025-08

S$1,800,000$1689 psf

99 sqm · floor 06-10Apartment · Resale · 2024-06

S$1,750,000$1642 psf

99 sqm · floor 06-10Apartment · Resale · 2024-04

S$1,858,888$1744 psf

163 sqm · floor 11-15Apartment · Resale · 2024-04

S$3,200,000$1824 psf

226 sqm · floor 16-20Apartment · Resale · 2023-09

S$3,180,000$1307 psf

Why a range, not one number. Valuation tools routinely disagree by S$15,000–S$80,000 on the same home, because none can see your floor, facing, renovation or lease. The spread above is the real one — the cheapest and dearest psf actually filed here over the period. Where your unit sits inside it depends on the things the data cannot see.

Contains information from HDB Resale Flat Prices (data.gov.sg) accessed on 2026-09-10 from data.gov.sg, made available under the Singapore Open Data Licence v1.0Contains information from URA Data Service — PMI_Resi_Transaction accessed on 2026-09-10, made available under the Singapore Open Data Licence v1.0

What the floor is worth

This project—

Not enough filed sales at both ends of this project to compare it with itself. It needs 3 or more high and 3 or more low. The figure beside this one is the town, not here.

District 11, typical project+9.3%

Middle of 7 projects in District 11 that clear the bar — half fall between +4.1% and +14.7%. 1 came out negative — high floors sold for less in 1 of them.

Every band in District 11, for reference. This pools all buildings in the town, so it carries the estates as well as the storeys — a town whose tall blocks are its newest ones will show a steeper climb than height alone buys. The two figures above are the ones that hold a building constant.

Storeys	Median psf	Filed sales
01-05	S$2,105	502
06-10	S$2,296	354
11-15	S$2,456	208
16-20	S$2,726	161
21-25	S$3,083	105
26-30	S$3,252	86

URA Data Service — PMI_Resi_Transaction · accessed 2026-09-10T21:15:39.110Z. Storey bands are the source's own — no floor number is inferred from them. A premium is a median of filed transactions, not a valuation of any home.

What's around

Straight-line distance from the building — the walk is longer, and how much longer depends on what is in the way.

Nearest station

Novena

525m

Primary schools within 1km

nearest 646m

Primary schools · straight-line distance

St. Joseph'S Institution Junior646m
Hong Wen School975m on the 1km line

7 more between 1km and 2km

Farrer Park Primary School1.1km
CHIJ Primary (Toa Payoh)1.4km
Anglo-Chinese School (Primary)1.5km
Kheng Cheng School1.7km
Anglo-Chinese School (Junior)1.7km
Pei Chun Public School1.8km
Bendemeer Primary School1.8km

A band is priority, not a place — and this is an indication, not MOE's answer. MOE measures home to school in a straight line, which is what is measured here. But it measures to the school's land boundary and this measures to the school's single registered coordinate, so a large campus reads as further away than MOE would find it. It also measures from the address on your child's registration, not from the block. A school near the line can fall either side of it once MOE measures it, and an oversubscribed school still ballots within a band. For the official category for a specific address, use OneMap's SchoolQuery.

Stations

Novena525m
Toa Payoh1.1km
Farrer Park1.2km

Also nearby

Hawker centreWhampoa Drive Blk 91/92 (Whampoa Drive Makan Place/Whampoa Market)583m
ParkNovena PK676m
Other schoolsNorthlight School853m

Coordinates from OneMap, © Singapore Land Authority. Distances are straight-line.
Station exit locations — LTA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
School addresses — MOE School Directory and Information (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
Hawker centre locations — NEA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
Park locations — NParks (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.

What has sold nearby300m

Distance from M21Straight-line, not walking — what sits between two points is in no dataset here.

22projects within 300m

$1,524–$1,903the middle half, per sq ft

$1,701median of those sales

From 217 filed sales — the 20 most recent at each project, which is all this index keeps. 4 of them are at that limit, so they have sold more than is counted here.

Project	Away	Filed	Floor	Size	PSF
Montebleu	194m	2026-08	16-20	75 sqm	$2,005
Nova 88	253m	2026-08	11-15	116 sqm	$1,730
8 Bassein	143m	2026-07	06-10	42 sqm	$1,847
D' Ixoras	178m	2026-07	11-15	78 sqm	$1,727
Mandale Heights	221m	2026-07	06-10	53 sqm	$1,367
Landed · Prome Road	286m	2026-07	—	102 sqm	$3,003
Zedge	81m	2026-06	06-10	70 sqm	$1,843
The Ansley	84m	2026-06	01-05	68 sqm	$1,571
Montebleu	194m	2026-06	06-10	75 sqm	$1,982
Pavilion 11	243m	2026-06	16-20	138 sqm	$2,107
Pavilion 11	243m	2026-06	11-15	89 sqm	$2,171
Montebleu	194m	2026-05	11-15	75 sqm	$1,982
Zedge	81m	2026-04	06-10	85 sqm	$1,913
8 Bassein	143m	2026-04	11-15	209 sqm	$1,222
8 Bassein	143m	2026-04	06-10	40 sqm	$1,877
The Ansley	84m	2026-03	06-10	68 sqm	$1,746
8 Bassein	143m	2026-03	06-10	42 sqm	$1,880

The 17 most recent are listed, out of 217 in the index at this radius. The floor band is what URA and HDB publish; neither feed carries a unit number.

The afternoon sun, and what is approved in it247°–293°

Seen from here, the sun sets at 247° (WSW) in December and 293° (WNW) in June — a swing of 47° across the year. A window on one of those bearings takes the low sun for part of the year and none of it for the rest.

Today the sun drops below 15° at 06:04 pm and sets at 07:00 pm, arriving from 273° (W). Above that angle it is over the roof rather than through the window; near the equator the midday sun is almost overhead, which is why this is only ever about the last hour.

Which way does the unit face?

Nothing published says which way a unit points — not URA, not HDB. You are the one standing in it, or holding the plan. If the floor plan carries a north arrow, the plan reader will read it off and say so when it cannot.

1 permitted planning decision sits on those bearings within 400m. What it means depends entirely on which:

Approved	Away	Bearing	Height	What
2024-04-04	115m	251° WSW	—	Proposed subdivision and amalgamation of land at tan tock seng link

This does not tell you whether anything is blocked. A shadow needs the height and footprint of every building between you and the sun, and no public dataset here carries them — so none is drawn. What is above is the bearing the sun arrives on, which is astronomy, and what has been permitted along it, which is a filed decision with a reference number. Joining the two is yours. Bearings and distances are straight-line. A decision is permission to build, not a building: some are never started, and heights come from URA’s own wording, which states one about four times in five.

Where the money actually goes

Drag the sale price. Everything moves.

Cash

Loan

CPF principal

CPF interest

Fees

Sale price · S$2,650,000

Outstanding loan

CPF principal used

Years held

Agent fee %

Sale priceS$2,650,000

Outstanding loan−S$180,000

CPF principal refundBack into your CPF, not lost−S$150,000

CPF accrued interestCPF OA rate, compounded over 12 years−S$52,416

Agent fee (2% + GST) and legal−S$60,570

Cash in handS$2,207,014

S$202,416 returns to your CPF, not your pocket — still yours, and it can fund the next purchase. The accrued interest alone is S$52,416, and it grows every year you hold. HDB concessionary loan interest is 2.6% p.a.; CPF Ordinary Account accrues at 2.5%.

Look up somewhere else

Any HDB block or private project in Singapore.