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Condominium Project Intelligence
21 RICHARDS
RICHARDS AVENUE
430 mKOVAN MRT STATION
$1.58MMedian transacted price
2Transactions in latest 12 months
1,001–1,200 sqftMost popular unit size
Market Snapshot
At Peak
At 12-Month High
Peak: Jul 2026Based on latest 12 months
▲ +2.6%
From 12-Month Low
Low: Sep 2025Based on latest 12 months
▼ -3.4%
Vs District Median PSF
Below District 19 medianBased on latest 12 months
▼ -2.4%
Vs OCR Median PSF
Below OCR medianBased on latest 12 months
6.5%
12M Turnover Rate
2 sales / 31 units
Latest 12-month sales
2
Up to latest completed Month
Median transacted price
$1.58M
Latest 12 months
Median PSF
$1,506
Latest 12 months
Typical recorded price range
$1.57M – $1.59M
20th to 80th percentile
Latest transacted price
$1.6M
1,044 sqft · 1 Jul 2026
Historical transaction information is presented for market research and does not constitute a valuation or investment recommendation.
Data Source: Urban Redevelopment Authority (URA)•Data up to: July 2026•Last updated: 12 Aug 2026
Market Trends
Average Price & Transaction Trend
Monthly average transacted price and sales volume from the first available record since 2017.
Average PriceTransactions
Available history: Oct 2021 to Jul 2026
Data Source: Urban Redevelopment Authority (URA)•Data up to: July 2026•Last updated: 12 Aug 2026
Transaction Breakdown (Last 12 Months)
Based on completed transactions from Aug 2025 to Jul 2026.
Most popular unit size1,001–1,200 sqft
Median Sold Size1,049 sqft
Unit Size Distribution
Only size ranges with recorded transactions are shown.
Price Distribution
Recorded transactions grouped into price ranges.
Data Source: Urban Redevelopment Authority (URA)•Data up to: July 2026•Last updated: 12 Aug 2026
Recent Transactions by Unit Size
1001 – 1200 sqft Average Price Trend
1001 – 1200 sqft Transaction Volume
1001 – 1200 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-07 | 1 | $1.6M | $1.6M | $1.6M | $1,532 |
| 2025-09 | 1 | $1.56M | $1.56M | $1.56M | $1,479 |
1001 – 1200 sqft Recent Transactions
| Date | Type | Level | Area | PSF | Price |
|---|---|---|---|---|---|
| 2026-07 | Apartment | 01 to 05 | 1,044 sqft | $1,532 | $1.6M |
| 2025-09 | Apartment | 01 to 05 | 1,055 sqft | $1,479 | $1.56M |
Data Source: Urban Redevelopment Authority (URA)•Data up to: July 2026•Last updated: 12 Aug 2026
Location & Nearby Amenities
Explore 21 RICHARDS and nearby amenities. Distances shown are straight-line estimates from the property.
Master Plan 2025 (approved amendments incorporated)
Please click on the zoning type for a description of the use
Railway
Planning Area Boundary
Plot Ratio Boundary
Underground Road / Structure
Maximum Permissible Plot Ratio
Maximum Permissible White Quantum
Minimum Business (B) Plot Ratio
Conservation Area
Nature Reserve
National Park
Monument
Nearby Amenities
Closest amenities from 21 RICHARDS. Distances are straight-line estimates.
MRT / LRT
- KOVAN MRT STATION430 mUPPER SERANGOON ROAD
- SERANGOON MRT STATION1.5 kmSERANGOON CENTRAL
- SERANGOON MRT STATION1.6 kmUPPER SERANGOON ROAD
Primary Schools
- XINMIN PRIMARY SCHOOL1.1 kmHOUGANG AVENUE 8
- XINGHUA PRIMARY SCHOOL1.1 kmHOUGANG AVENUE 1
- ZHONGHUA PRIMARY SCHOOL1.3 kmSERANGOON AVENUE 4
- PAYA LEBAR METHODIST GIRLS' SCHOOL (PRIMARY)1.4 kmLORONG AH SOO
- ROSYTH SCHOOL1.4 kmSERANGOON NORTH AVENUE 4
Secondary Schools
- BOWEN SECONDARY SCHOOL1.0 kmLORONG NAPIRI
- YUYING SECONDARY SCHOOL1.1 kmHOUGANG AVENUE 1
- XINMIN SECONDARY SCHOOL1.2 kmHOUGANG AVENUE 8
- PAYA LEBAR METHODIST GIRLS' SCHOOL (SECONDARY)1.3 kmLOR AH SOO
Post-Secondary
- NANYANG JUNIOR COLLEGE2.1 kmSERANGOON AVENUE 3
- ITE COLLEGE CENTRAL3.3 kmANG MO KIO DRIVE
- ST. ANDREW'S JUNIOR COLLEGE3.8 kmSORBY ADAMS DRIVE
MOE Kindergartens
- MOE KINDERGARTEN @ HOUGANG1.8 kmHOUGANG STREET 93
Hawker Centres
- Hougang Street 21 Blk 209 (Kovan Hougang Market and Food Centre)600 mHougang Street 21
- Hougang Ave 1 Blk 105 (Hougang 105 Hainanese Village Centre)1.3 kmHougang Ave 1
- Ci Yuan Hawker Centre1.5 kmHougang Avenue 9
Hospitals
- INSTITUTE OF MENTAL HEALTH / WOODBRIDGE HOSPITAL2.3 kmBUANGKOK VIEW
- SENGKANG GENERAL HOSPITAL3.9 kmSENGKANG EAST WAY
Parks
- RICHARDS AVE PK130 m
- PARRY AVE INTERIM PK240 m
- POH HUAT RD PG570 m
Libraries
- Serangoon Library1.6 kmSerangoon Central
- Cheng San Library1.8 kmHougang Avenue 10
Community Clubs
- Paya Lebar Kovan CC (Pending U/C)690 mHougang Street 21
- Aljunied CC1.2 kmHougang Avenue 1
Sport Facilities
- Serangoon Sport Centre920 mYio Chu Kang Road
- Hougang Sport Centre1.2 kmHougang Avenue 4
- ActiveSG Gym@Serangoon Central1.5 kmSerangoon Central
Featured Listings
Properties currently available through Homy, with priority given to listings in 21 RICHARDS.
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For Sale 1 / 22 Landed
Skies Miltonia, Rare 5 Bedroom Landed Town House for Sale
$3,880,000
MILTONIA CLOSE99 YearsBuilt 2016
- 5 Bed
- 5 Bath
- 4,537 ft²
- $855 psf
Sold 1 / 9 Condo Hougang
Kingsford Waterbay, 2 Bedroom for Sale
Successfully Sold
UPPER SERANGOON VIEW99 YearsBuilt 2018
- 2 Bed
- 1 Bath
- 657 ft²
- $1,492 psf
Sold 1 / 14 Condo
Emprado Suites, Exclusive Resort Living 3 Bedroom for Sale
Successfully Sold
LORONG N TELOK KURAUFreeholdBuilt 2009
- 3 Bed
- 2 Bath
- 1,055 ft²
- $1,592 psf
Sold 1 / 17 Condo Pasir Ris
Watercolours EC (Pasir Ris) 3 Bedroom for sale.
Successfully Sold
WaterColours, Pasir Ris, Singapore, 东北区, 518169, Singapore99 YearsBuilt 2016
- 3 Bed
- 2 Bath
- 915 ft²
- $1,250 psf
Market Position & Nearby Transactions
How 21 RICHARDS compares with District 19 projects and transactions recorded within 1 km over the latest 12 months.
Project Median PSF$1,5062 project sales
District 19 Median PSF$1,559Median across district projects with recorded sales
Difference vs District-3.4%Below district median
Transactions Within 1 km32Recorded in the latest 12 months
Position Within District 19
21 RICHARDS is more affordable than 55% of District 19 projects with recorded sales.
Lower PSFDistrict medianHigher PSF
96of 214 District 19 projects with recorded sales
District reference range$1,110 – $2,169 psf
Comparable Condos Within 1 km
Up to 20 nearest eligible condominium and EC projects. PSF (M) means median PSF for the latest 12 months.
| Project | Distance | TOP / Age | Units | 12M Sales | PSF (M) |
|---|---|---|---|---|---|
| INFINIUM | 43 m | 20179 yrs old | 14 | 2 | $823 |
| RICH RESIDENCE | 52 m | — | — | 0 | — |
| TREASURE GARDENS | 181 m | 200521 yrs old | — | 0 | — |
| LOWLAND TERRACE | 213 m | — | — | 0 | — |
| KOVAN GARDENS | 225 m | — | — | 0 | — |
| PALM GROVE TERRACE | 254 m | — | — | 0 | — |
| PARRY COURT | 269 m | 200521 yrs old | — | 0 | — |
| ROSYTH RESIDENCE | 280 m | 200719 yrs old | 16 | 1 | $1,268 |
| KOVAN MELODY | 294 m | 200719 yrs old | 778 | 20 | $1,799 |
| GLASGOW RESIDENCE | 305 m | 201313 yrs old | 31 | 3 | $1,475 |
| ISUITES @ PALM | 305 m | 201313 yrs old | 64 | 2 | $1,342 |
| DA SILVA VILLAS | 325 m | — | — | 1 | $2,070 |
| 3 @ SANDILANDS | 354 m | 201115 yrs old | 20 | 0 | — |
| 57 @ KOVAN | 355 m | 201313 yrs old | 10 | 0 | — |
| KOVAN COURT | 355 m | — | — | 0 | — |
| KOVAN PRIMERA | 355 m | 200521 yrs old | — | 0 | — |
| THE BENTLEY RESIDENCES @ KOVAN | 355 m | 20188 yrs old | 48 | 0 | — |
| VIBES @ KOVAN | 355 m | 201412 yrs old | 36 | 2 | $1,699 |
| WATER VILLAS | 355 m | — | 15 | 1 | $834 |
| FORTUNA GARDEN | 361 m | — | — | 0 | — |
Nearby Transactions by Unit Size
Transactions from eligible condominium and EC projects within 1 km during the latest 12 months.
<500 sqft Nearby Average Price Trend
<500 sqft Nearby Transaction Volume
<500 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-07 | 1 | $650K | $650K | $650K | $1,725 |
| 2026-04 | 1 | $610K | $610K | $610K | $1,491 |
| 2025-11 | 1 | $630K | $630K | $630K | $1,672 |
| 2025-10 | 1 | $635K | $635K | $635K | $1,475 |
<500 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| GLASGOW RESIDENCE | Apt | 31 | 2 | $622.5K | $1,483 |
| VIBES @ KOVAN | Apt | 36 | 2 | $640K | $1,699 |
500–780 sqft Nearby Average Price Trend
500–780 sqft Nearby Transaction Volume
500–780 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-05 | 1 | $890K | $890K | $890K | $1,401 |
500–780 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| ISUITES @ PALM | Apt | 64 | 1 | $890K | $1,401 |
781–1,000 sqft Nearby Average Price Trend
781–1,000 sqft Nearby Transaction Volume
781–1,000 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-05 | 1 | $1.53M | $1.53M | $1.53M | $1,690 |
| 2026-03 | 1 | $1.62M | $1.62M | $1.62M | $1,790 |
| 2025-09 | 1 | $1.28M | $1.28M | $1.28M | $1,450 |
| 2025-08 | 1 | $1.5M | $1.5M | $1.5M | $1,659 |
781–1,000 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| KOVAN MELODY | Condo | 778 | 3 | $1.55M | $1,713 |
| GLASGOW RESIDENCE | Apt | 31 | 1 | $1.28M | $1,450 |
1,001–1,200 sqft Nearby Average Price Trend
1,001–1,200 sqft Nearby Transaction Volume
1,001–1,200 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-04 | 1 | $1.68M | $1.68M | $1.68M | $1,593 |
1,001–1,200 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| KOVAN MELODY | Condo | 778 | 1 | $1.68M | $1,593 |
1,201–1,500 sqft Nearby Average Price Trend
1,201–1,500 sqft Nearby Transaction Volume
1,201–1,500 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-07 | 1 | $2.32M | $2.32M | $2.32M | $1,891 |
| 2026-06 | 3 | $2.42M | $2.2M | $2.68M | $1,846 |
| 2026-05 | 2 | $2.28M | $2.2M | $2.36M | $1,867 |
| 2026-04 | 1 | $2.4M | $2.4M | $2.4M | $1,954 |
| 2026-01 | 1 | $1.56M | $1.56M | $1.56M | $1,283 |
| 2025-12 | 2 | $2.19M | $2.05M | $2.33M | $1,745 |
| 2025-11 | 1 | $2.2M | $2.2M | $2.2M | $1,809 |
| 2025-10 | 3 | $2.25M | $2.08M | $2.48M | $1,785 |
| 2025-09 | 1 | $2.28M | $2.28M | $2.28M | $1,826 |
1,201–1,500 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| KOVAN MELODY | Condo | 778 | 14 | $2.3M | $1,828 |
| ISUITES @ PALM | Apt | 64 | 1 | $1.56M | $1,283 |
1,501–2,000 sqft Nearby Average Price Trend
1,501–2,000 sqft Nearby Transaction Volume
1,501–2,000 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-03 | 2 | $2.77M | $2.74M | $2.8M | $1,733 |
| 2025-10 | 1 | $2.43M | $2.43M | $2.43M | $1,268 |
1,501–2,000 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| KOVAN MELODY | Condo | 778 | 2 | $2.77M | $1,733 |
| ROSYTH RESIDENCE | Apt | 16 | 1 | $2.43M | $1,268 |
2,001–3,000 sqft Nearby Average Price Trend
2,001–3,000 sqft Nearby Transaction Volume
2,001–3,000 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2025-10 | 1 | $5.65M | $5.65M | $5.65M | $2,070 |
2,001–3,000 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| DA SILVA VILLAS | Terrace House | — | 1 | $5.65M | $2,070 |
>3,000 sqft Nearby Average Price Trend
>3,000 sqft Nearby Transaction Volume
>3,000 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2025-10 | 1 | $4.2M | $4.2M | $4.2M | $818 |
| 2025-09 | 2 | $3.69M | $3.25M | $4.14M | $831 |
>3,000 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| INFINIUM | Terrace House | 14 | 2 | $4.17M | $823 |
| WATER VILLAS | Semi-detached House | 15 | 1 | $3.25M | $834 |
Market Interpretation
21 RICHARDS recorded only 2 transactions during the latest 12 months. Price movements should therefore be interpreted cautiously because individual sales can materially affect the headline figures.
Its median PSF is approximately 3.4% below the District 19 project median, placing it on the more affordable side of the district market.
Within 1 km, 20 nearby condominiums were identified; 8 recorded at least one sale during the same period. These projects provide additional context where the subject development has limited recent activity.
This is a rules-based interpretation of recorded transactions and nearby project data, not a formal valuation.Project Details
Developer
Aurum Land Pte Ltd
Property type
Condominium
District
District 19 - Hougang / Punggol / Sengkang
Market segment
Outside Central Region
Tenure
Freehold
TOP
2014
Total units
31
Postal code
546430
About 21 RICHARDS
21 RICHARDS is a condominium in Singapore District 19, completed in 2014 with freehold. It recorded 2 transactions during the latest 12-month period in the database, with a median transacted price of $1.58M and a median of $1,506 psf. The most frequently transacted size range is 1,001–1,200 sqft, representing 100.0% of transactions with recorded floor area. KOVAN MRT STATION is approximately 430 m away by straight-line distance.
Get Property AdviceDisclaimer: The information, charts and statistics on this page are derived from publicly available Urban Redevelopment Authority (URA) transaction records and are provided for general informational purposes only. While every reasonable effort is made to keep the information accurate and up to date, all data, calculations, trends and market insights are estimates and should not be relied upon as the sole basis for financial, investment, legal, valuation or property decisions. Users should independently verify the information and seek professional advice where appropriate.
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