21 ANDERSON is a 98-year balance leasehold development along ANDERSON ROAD in District 10 (Bukit Timah / Holland), part of the CCR segment of Singapore's private residential market. The project comprises 19 units and is TOP 2025.
This profile draws on 16 recorded transactions from URA to frame the project's character: who actually lives here, who buys here, and where the pricing sits relative to immediate alternatives. For the broader district context, see the Singapore price-heatmap map.
At roughly 1 year from TOP, 21 ANDERSON is in the early-life phase: defects-liability resolved (or about to be), strata management corp settling in, and resale price discovery still finding its footing. Early-cycle premiums and rough-edges both apply.
Within District 10 (Bukit Timah / Holland), the immediate context for 21 ANDERSON is shaped by the broader URA Master Plan zoning for the area, ongoing or planned infrastructure (MRT extensions, expressway changes, school relocations), and the supply pipeline of nearby launches. See the URA Master Plan 2019 for the precinct-specific land-use overlay before underwriting medium-term capital appreciation.
We track 16 sales and 34 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the 21 ANDERSON dashboard.
- Average sale price: $25,414,159 across 16 transactions
- Estimated gross rental yield: 0.4%
- District 10 PSF ranking: Premium tier (top 1%)
- · CCR · D10 · 19 units
About 21 ANDERSON
21 ANDERSON is a condominium, located at ANDERSON ROAD in District 10 (Ardmore, Bukit Timah, Holland Road, Tanglin) (Core Central Region), developed by Anderson International Properties Pte. Ltd/Raffles Legend Properties Pte. Ltd., comprising 19 residential units, completed in 2025.
With approximately 98 years remaining on its 99-year lease, the property qualifies for full bank financing and CPF usage.
Sales Market Overview
21 ANDERSON has recorded 16 sale transactions with an average transaction price of $25,414,159, ranging from $9,430,000 to $52,250,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2025 | 13 | $4,855 psf | $26,086,658 | — |
| 2026 | 3 | $5,013 psf | $22,500,000 | ↑ 3.2% |
21 ANDERSON ranks in the top 1% of condos in District 10 by average PSF.
Compared to the CCR average of $2,447 psf, 21 ANDERSON trades 99.6% above the segment benchmark.
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Rental Market Overview
21 ANDERSON has recorded 34 rental transactions with monthly rents averaging $8,972/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 3 BR | 33 | $8,820/mo | $8,000/mo | $12,500/mo |
| 4 BR | 1 | $14,000/mo | $14,000/mo | $14,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 17 | $8,688/mo |
| 2022 | 16 | $9,334/mo |
| 2023 | 1 | $8,000/mo |
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Investment Analysis
Based on average rents and sale prices, 21 ANDERSON delivers an estimated gross rental yield of 0.4%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
Competing Condos in District 10
Side-by-side comparison against the most actively traded condos in District 10 (Ardmore, Bukit Timah, Holland Road, Tanglin):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| SKYE AT HOLLAND | 99 yrs lease commencing from 2024 | 666 | $2,946 psf | 666 |
| LEEDON GREEN | Freehold | 638 | $2,786 psf | 571 |
| D'LEEDON | 99 yrs lease commencing from 2010 | 1703 | $1,861 psf | 438 |
| HYLL ON HOLLAND | Freehold | 319 | $2,648 psf | 327 |
| FOURTH AVENUE RESIDENCES | 99 yrs lease commencing from 2018 | 476 | $2,465 psf | 296 |
Location Map
Map shows 21 ANDERSON (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- 21 ANDERSON
- Stevens MRT
- Stevens MRT
- Napier MRT
- Orchard MRT
- Orchard MRT
- ISS International School (Preston)
- ISS International School (Paterson)
- Chatsworth International School (Orchard)
Nearby MRT Stations
21 ANDERSON is 840m from Stevens MRT (Downtown Line), with 8 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Stevens | DT10 | Downtown Line | 840m |
| Stevens | TE11 | Thomson-East Coast Line | 840m |
| Napier | TE12 | Thomson-East Coast Line | 840m |
| Orchard | NS22 | North-South Line | 1.0 km |
| Orchard | TE14 | Thomson-East Coast Line | 1.0 km |
| Newton | NS21 | North-South Line | 1.1 km |
| Newton | DT11 | Downtown Line | 1.1 km |
| Orchard Boulevard | TE13 | Thomson-East Coast Line | 1.1 km |
Nearby Schools
There are 16 schools within 2 km of 21 ANDERSON, including 8 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| ISS International School (Preston) | International | 270m |
| ISS International School (Paterson) | International | 330m |
| Chatsworth International School (Orchard) | International | 720m |
| Methodist Girls' School | Secondary | 780m |
| St. Anthony's Primary School | Primary | 810m |
| Methodist Girls' School (Primary) | Primary | 830m |
| Anglo-Chinese School (Primary) | Primary | 890m |
| Nanyang Primary School | Primary | 940m |
| Singapore Chinese Girls' School (Primary) | Primary | 1.0 km |
| Nanyang Girls' High School | Secondary | 1.1 km |
| Tanglin Secondary School | Secondary | 1.4 km |
| St. Joseph's Institution | Secondary | 1.6 km |
Long balance lease. With 98+ years of lease remaining, 21 ANDERSON sits comfortably in the freehold-equivalent zone for practical purposes — CPF usage is full, max loan tenure is unconstrained, and resale liquidity to younger SC/PR buyers stays broad.
Boutique character. With 19 units, 21 ANDERSON keeps a low-density character — fewer residents per facility, quieter corridors, more curated common spaces. Suits buyers prioritising unit-interior quality and neighbour proximity over deep facilities breadth.
School-belt proximity. ISS International School (Preston) sits about 0.27km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Moderate MRT walk. At 0.84km from the nearest station, the project sits just outside the 800m comfort threshold. Rental tenants notice — yield typically trails truly walkable comparables by 30-50bps in similar segments.
Thin transaction history. With only 16 recorded sales, comparable-sales analysis is fragile — a single outlier transaction can skew the apparent price level by 5-10%. Triangulate with nearby district comparables rather than rely on within-project averages alone.
- ✅ Young couple, first home: Long balance lease + likely sub-CCR pricing
- ✅ Family with school-age kids: Nearby schools support MOE registration priority
- ⚠️ CBD commuter: Bus or own-vehicle commute likely required
- ❌ Rental investor (yield-focused): Thin transaction history makes underwriting fragile
- ⚠️ Foreign professional (expat): Verify tenant-pool depth in immediate catchment
- ✅ Long-term hold (10+ yr): Tenure supports CPF + buyer-pool through hold
Composite assessment: 21 ANDERSON sits in an off-MRT-spine pocket where own-vehicle commuting and a narrower tenant pool define the economics. Suits owner-occupiers who prioritise the specific neighbourhood and lifestyle fit over capital-market efficiency. 16 transactions in URA provide the data foundation for this view.
Suggested holding period for most buyer profiles: 7-12 years with realistic vacancy and re-let cost assumptions. Cross-reference per-bedroom net yield against district comparables via the compare-tool, model monthly cash-flow with the mortgage calculator, and confirm your effective BSD+ABSD cost using the stamp-duty calculator before finalising. This profile is informational; not a personal investment recommendation.
FAQ
What is the average price for 21 ANDERSON?
What is the rental yield for 21 ANDERSON?
Is 21 ANDERSON freehold or leasehold?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA.
- Sales data: 16 transactions analysed
- Rental data: 34 lease records analysed
- Gross yield = (avg monthly rent × 12) / avg sale price
Median values used to minimise outlier impact. PSF = price per square foot.
View Live Data for 21 ANDERSON
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.
New Sale vs Resale Mix
Of the 1,955 condo transactions recorded in District 10 over the last 12 months, 50% resale, 48% new sale, 2% sub sale. A resale-heavy mix points to an established market trading on fundamentals; a new-sale-heavy mix means developer launches are setting the price benchmarks.
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Price Index Check
The ShiokNest Price Index for District 10 reads 116.8 as of June 2026 — down 3.6% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
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Upcoming Supply Pipeline
1 active Government Land Sales site in District 10 could add roughly 180 new units to local supply. Incoming supply of this scale tends to cap short-term price growth in the immediate area but also signals planning confidence in the location.
| Site | Street | Est. units | List | Status |
|---|---|---|---|---|
| Holland Plain | — | ~180 | Reserve | Available |