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Condominium Project Intelligence
M21
MANDALAY ROAD
670 mNOVENA MRT STATION
$3.07MMedian transacted price
4Transactions in latest 12 months
1,501–2,000 sqftMost popular unit size
Market Snapshot
▼ -22.3%
From 12-Month High
Peak: Apr 2026Based on latest 12 months
▲ +52.8%
From 12-Month Low
Low: Aug 2025Based on latest 12 months
▼ -2.0%
Vs District Median PSF
Below District 11 medianBased on latest 12 months
▼ -10.8%
Vs CCR Median PSF
Below CCR medianBased on latest 12 months
6.6%
12M Turnover Rate
4 sales / 61 units
Latest 12-month sales
4
Up to latest completed Month
Median transacted price
$3.07M
Latest 12 months
Median PSF
$1,972
Latest 12 months
Typical recorded price range
$2.37M – $3.44M
20th to 80th percentile
Latest transacted price
$2.75M
1,346 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: 3 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: Jul 2021 to Jul 2026
Data Source: Urban Redevelopment Authority (URA)•Data up to: July 2026•Last updated: 3 Aug 2026
Transaction Breakdown (Last 12 Months)
Based on completed transactions from Aug 2025 to Jul 2026.
Most popular unit size1,501–2,000 sqft
Median Sold Size1,550 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: 3 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) |
|---|---|---|---|---|---|
| 2025-08 | 1 | $1.8M | $1.8M | $1.8M | $1,689 |
1001 – 1200 sqft Recent Transactions
| Date | Type | Level | Area | PSF | Price |
|---|---|---|---|---|---|
| 2025-08 | Apartment | 06 to 10 | 1,066 sqft | $1,689 | $1.8M |
1201 – 1500 sqft Average Price Trend
1201 – 1500 sqft Transaction Volume
1201 – 1500 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-07 | 1 | $2.75M | $2.75M | $2.75M | $2,044 |
1201 – 1500 sqft Recent Transactions
| Date | Type | Level | Area | PSF | Price |
|---|---|---|---|---|---|
| 2026-07 | Apartment | 06 to 10 | 1,346 sqft | $2,044 | $2.75M |
1501 – 2000 sqft Average Price Trend
1501 – 2000 sqft Transaction Volume
1501 – 2000 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-06 | 1 | $3.38M | $3.38M | $3.38M | $1,926 |
| 2026-04 | 1 | $3.54M | $3.54M | $3.54M | $2,017 |
1501 – 2000 sqft Recent Transactions
| Date | Type | Level | Area | PSF | Price |
|---|---|---|---|---|---|
| 2026-06 | Apartment | 06 to 10 | 1,755 sqft | $1,926 | $3.38M |
| 2026-04 | Apartment | 16 to 20 | 1,755 sqft | $2,017 | $3.54M |
Data Source: Urban Redevelopment Authority (URA)•Data up to: July 2026•Last updated: 3 Aug 2026
Location Map
Explore the development in detail with interactive maps. Switch between OneMap, Satellite, Land Lot and URA Master Plan to better understand the development and its surroundings.
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 M21. Distances are straight-line estimates.
MRT / LRT
- NOVENA MRT STATION670 mTHOMSON ROAD
- TOA PAYOH MRT STATION1.1 kmLORONG 6 TOA PAYOH
- FARRER PARK MRT STATION1.3 kmRACE COURSE ROAD
Primary Schools
- ST. JOSEPH'S INSTITUTION JUNIOR730 mESSEX ROAD
- HONG WEN SCHOOL940 mTOWNER ROAD
- FARRER PARK PRIMARY SCHOOL1.2 kmFARRER PARK ROAD
- CHIJ PRIMARY (TOA PAYOH)1.4 kmLORONG 1 TOA PAYOH
- KHENG CHENG SCHOOL1.6 kmLORONG 3 TOA PAYOH
Secondary Schools
- NORTHLIGHT SCHOOL850 mTOWNER ROAD
- CHIJ SECONDARY (TOA PAYOH)1.2 kmLORONG 1 TOA PAYOH
- BENDEMEER SECONDARY SCHOOL1.3 kmST WILFRED ROAD
- ANGLO-CHINESE SCHOOL (BARKER ROAD)1.5 kmBARKER ROAD
Post-Secondary
- CATHOLIC JUNIOR COLLEGE1.5 kmWHITLEY ROAD
- ST. ANDREW'S JUNIOR COLLEGE1.9 kmSORBY ADAMS DRIVE
- ST. JOSEPH'S INSTITUTION2.3 kmMALCOLM ROAD
MOE Kindergartens
- MOE KINDERGARTEN @ FARRER PARK1.2 kmFARRER PARK ROAD
- MOE KINDERGARTEN @ BENDEMEER1.8 kmBENDEMEER ROAD
Hawker Centres
- Whampoa Drive Blk 91/92 (Whampoa Drive Makan Place/Whampoa Market)540 mWhampoa Drive
- Whampoa Drive Blk 90 (Whampoa Drive Makan Place/Whampoa Food Centre)640 mWhampoa Drive
- Cambridge Road Blk 41A (Pek Kio Market and Food Centre)780 mCambridge Road
Hospitals
- TAN TOCK SENG HOSPITAL290 mJALAN TAN TOCK SENG
- TTSH Integrated Care Hub330 mTAN TOCK SENG LINK
Parks
- NOVENA PK720 m
- NOVENA RISE PK730 m
- PEK KIO PARK760 m
Libraries
- Toa Payoh Library1.2 kmToa Payoh Central
- Orchard Library2.7 kmOrchard Road
Community Clubs
- Whampoa CC880 mWhampoa Drive
- Pek Kio CC1.1 kmGloucester Road
Sport Facilities
- Toa Payoh Sport Centre840 mLorong 6 Toa Payoh
- SAFRA CLUBHOUSE (TOA PAYOH)940 mLOR 6 TOA PAYOH
- St. Wilfred Sport Centre1.4 kmSt. Wilfred Road
Market Position & Nearby Transactions
How M21 compares with District 11 projects and transactions recorded within 1 km over the latest 12 months.
Project Median PSF$1,9724 project sales
District 11 Median PSF$2,012Median across district projects with recorded sales
Difference vs District-2.0%Below district median
Transactions Within 1 km35Recorded in the latest 12 months
Position Within District 11
M21 is more affordable than 58% of District 11 projects with recorded sales.
Lower PSFDistrict medianHigher PSF
55of 130 District 11 projects with recorded sales
District reference range$1,460 – $2,782 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) |
|---|---|---|---|---|---|
| THE ANSLEY | 27 m | 200422 yrs old | — | 3 | $1,746 |
| MANDALAY TOWERS | 57 m | 197056 yrs old | — | 0 | — |
| BASSEIN COURT | 74 m | 199333 yrs old | — | 0 | — |
| MANDALAY MANSION | 102 m | — | — | 1 | $1,355 |
| PAVILION 11 | 107 m | 201016 yrs old | 180 | 7 | $2,107 |
| MEDGE | 118 m | 200719 yrs old | 44 | 2 | $1,718 |
| CHELSEA GROVE | 129 m | 200719 yrs old | 23 | 1 | $1,230 |
| MONTEBLEU | 132 m | 200917 yrs old | 151 | 5 | $1,982 |
| ONE AKYAB | 138 m | 198442 yrs old | 19 | 0 | — |
| 8 BASSEIN | 139 m | 201511 yrs old | 74 | 5 | $1,847 |
| ZEDGE | 139 m | 201016 yrs old | 102 | 3 | $1,843 |
| D'IXORAS | 145 m | 201115 yrs old | 22 | 0 | — |
| MINBU COURT | 145 m | 198640 yrs old | — | 0 | — |
| AKYAB APARTMENTS | 178 m | 199036 yrs old | — | 0 | — |
| MANDALE HEIGHTS | 182 m | 200422 yrs old | — | 2 | $1,486 |
| ECOVILLE | 191 m | 200917 yrs old | 30 | 0 | — |
| THE AXIS | 193 m | 200917 yrs old | 52 | 5 | $1,797 |
| DE PARADISO | 193 m | 200521 yrs old | — | 0 | — |
| NOVA 88 | 196 m | 201412 yrs old | 88 | 1 | $1,683 |
| BELMONDO VIEW | 199 m | 200323 yrs old | — | 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 | $835K | $835K | $835K | $1,847 |
| 2026-04 | 1 | $808K | $808K | $808K | $1,877 |
| 2026-03 | 1 | $850K | $850K | $850K | $1,880 |
| 2025-08 | 1 | $755K | $755K | $755K | $1,896 |
<500 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| 8 BASSEIN | Apt | 74 | 3 | $831K | $1,868 |
| THE AXIS | Apt | 52 | 1 | $755K | $1,896 |
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) |
|---|---|---|---|---|---|
| 2026-07 | 1 | $780K | $780K | $780K | $1,367 |
| 2026-06 | 2 | $1.27M | $1.15M | $1.39M | $1,707 |
| 2026-05 | 1 | $1.36M | $1.36M | $1.36M | $1,805 |
| 2026-03 | 1 | $1.28M | $1.28M | $1.28M | $1,746 |
| 2025-08 | 1 | $1.38M | $1.38M | $1.38M | $1,832 |
500–780 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| THE ANSLEY | Condo | — | 2 | $1.21M | $1,659 |
| ZEDGE | Apt | 102 | 2 | $1.38M | $1,838 |
| MANDALE HEIGHTS | Apt | — | 1 | $780K | $1,367 |
| THE AXIS | Apt | 52 | 1 | $1.36M | $1,805 |
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) |
|---|---|---|---|---|---|
| 2026-06 | 2 | $1.84M | $1.6M | $2.08M | $2,077 |
| 2026-05 | 2 | $1.53M | $1.47M | $1.6M | $1,887 |
| 2026-04 | 2 | $1.61M | $1.47M | $1.75M | $1,855 |
| 2026-03 | 1 | $2.16M | $2.16M | $2.16M | $2,255 |
| 2026-01 | 2 | $1.75M | $1.54M | $1.97M | $1,869 |
| 2025-12 | 1 | $1.36M | $1.36M | $1.36M | $1,682 |
| 2025-11 | 1 | $1.51M | $1.51M | $1.51M | $1,754 |
| 2025-10 | 2 | $1.83M | $1.6M | $2.06M | $2,066 |
| 2025-08 | 2 | $1.54M | $1.42M | $1.65M | $1,892 |
781–1,000 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| MONTEBLEU | Condo | 151 | 4 | $1.61M | $1,998 |
| PAVILION 11 | Condo | 180 | 4 | $2.07M | $2,158 |
| THE AXIS | Apt | 52 | 3 | $1.45M | $1,776 |
| MEDGE | Apt | 44 | 2 | $1.43M | $1,718 |
| NOVA 88 | Apt | 88 | 1 | $1.54M | $1,683 |
| ZEDGE | Apt | 102 | 1 | $1.75M | $1,913 |
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) |
|---|---|---|---|---|---|
| 2026-06 | 1 | $3.13M | $3.13M | $3.13M | $2,107 |
| 2026-05 | 1 | $3.1M | $3.1M | $3.1M | $2,087 |
| 2026-03 | 1 | $2.4M | $2.4M | $2.4M | $1,956 |
| 2025-11 | 1 | $2.6M | $2.6M | $2.6M | $1,996 |
| 2025-10 | 1 | $1.84M | $1.84M | $1.84M | $1,230 |
| 2025-09 | 1 | $3.01M | $3.01M | $3.01M | $2,026 |
1,201–1,500 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| PAVILION 11 | Condo | 180 | 3 | $3.08M | $2,073 |
| CHELSEA GROVE | Apt | 23 | 1 | $1.84M | $1,230 |
| MONTEBLEU | Condo | 151 | 1 | $2.4M | $1,956 |
| THE ANSLEY | Condo | — | 1 | $2.6M | $1,996 |
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) |
|---|---|---|---|---|---|
| 2026-04 | 1 | $2.75M | $2.75M | $2.75M | $1,222 |
| 2025-10 | 2 | $3.33M | $2.65M | $4.01M | $1,392 |
| 2025-09 | 1 | $2.83M | $2.83M | $2.83M | $1,355 |
2,001–3,000 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| 8 BASSEIN | Apt | 74 | 2 | $2.7M | $1,200 |
| MANDALAY MANSION | Apt | — | 1 | $2.83M | $1,355 |
| MANDALE HEIGHTS | Apt | — | 1 | $4.01M | $1,605 |
Market Interpretation
M21 recorded only 4 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 broadly in line with the District 11 project median.
Within 1 km, 20 nearby condominiums were identified; 11 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
Fortune Capital Pte Ltd
Property type
Condominium
District
District 11 - Newton / Novena / Dunearn
Market segment
Core Central Region
Tenure
Freehold
TOP
2012
Total units
61
Postal code
308208
About M21
M21 is a condominium in Singapore District 11, completed in 2012 with freehold. It recorded 4 transactions during the latest 12-month period in the database, with a median transacted price of $3.07M and a median of $1,972 psf. The most frequently transacted size range is 1,501–2,000 sqft, representing 50.0% of transactions with recorded floor area. NOVENA MRT STATION is approximately 670 m away by straight-line distance. 2 primary schools are located within a 1 km straight-line radius.
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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