21 RICHARDS is a 87-year balance leasehold development along RICHARDS AVENUE in District 19 (Hougang / Punggol / Serangoon), part of the OCR segment of Singapore's private residential market. The project comprises 31 units and is TOP 2014.
This profile draws on 8 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 12 years from TOP, 21 RICHARDS is in mature-resale territory: a clear track record on capital appreciation, defined renovation and refurbishment cycles, and lease-decay considerations starting to enter the picture (if leasehold).
Within District 19 (Hougang / Punggol / Serangoon), the immediate context for 21 RICHARDS 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 8 sales and 41 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the 21 RICHARDS dashboard.
- Average sale price: $1,170,250 across 8 transactions
- Estimated gross rental yield: 3.1%
- District 19 PSF ranking: Above average (top 30%)
- · OCR · D19 · 31 units
About 21 RICHARDS
21 RICHARDS is a condominium, located at RICHARDS AVENUE in District 19 (Punggol, Hougang, Serangoon Gardens) (Outside Central Region), developed by AURUM LAND (PRIVATE) LIMITED, comprising 31 residential units, completed in 2014.
With approximately 87 years remaining on its 99-year lease, the property qualifies for full bank financing and CPF usage.
Unit Mix Distribution
Transaction data breakdown by bedroom type at 21 RICHARDS:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| Studio | 3 | $1,772 psf | $725,000 |
| 1 BR | 1 | $1,579 psf | $918,000 |
| 2 BR | 1 | $1,499 psf | $1,339,000 |
| 3 BR | 2 | $1,389 psf | $1,465,000 |
| 4 BR | 1 | $1,290 psf | $2,000,000 |
Sales Market Overview
21 RICHARDS has recorded 8 sale transactions with an average transaction price of $1,170,250, ranging from $690,000 to $2,000,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 1 | $1,687 psf | $690,000 | — |
| 2022 | 1 | $1,299 psf | $1,370,000 | ↓ 23.0% |
| 2023 | 3 | $1,539 psf | $1,211,000 | ↑ 18.5% |
| 2024 | 1 | $1,499 psf | $1,339,000 | ↓ 2.6% |
| 2025 | 2 | $1,681 psf | $1,165,000 | ↑ 12.1% |
21 RICHARDS ranks in the top 30% of condos in District 19 by average PSF.
Compared to the OCR average of $1,550 psf, 21 RICHARDS trades 0.5% above the segment benchmark.
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Rental Market Overview
21 RICHARDS has recorded 41 rental transactions with monthly rents averaging $2,991/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 16 | $2,597/mo | $1,900/mo | $3,100/mo |
| 2 BR | 22 | $3,145/mo | $2,000/mo | $4,000/mo |
| 3 BR | 3 | $3,967/mo | $3,900/mo | $4,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 5 | $2,610/mo |
| 2022 | 9 | $2,667/mo |
| 2023 | 6 | $3,317/mo |
| 2024 | 10 | $3,245/mo |
| 2025 | 7 | $3,064/mo |
| 2026 | 4 | $2,950/mo |
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Investment Analysis
Based on average rents and sale prices, 21 RICHARDS delivers an estimated gross rental yield of 3.1%. This is above the Singapore-wide benchmark of approximately 3%.
Competing Condos in District 19
Side-by-side comparison against the most actively traded condos in District 19 (Punggol, Hougang, Serangoon Gardens):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| CHUAN PARK | 99 yrs lease commencing from 2024 | 916 | $2,596 psf | 868 |
| THE FLORENCE RESIDENCES | 99 yrs lease commencing from 2018 | 1410 | $1,746 psf | 849 |
| RIVERFRONT RESIDENCES | 99 yrs lease commencing from 2018 | 1451 | $1,590 psf | 629 |
| AFFINITY AT SERANGOON | 99 yrs lease commencing from 2018 | 1012 | $1,699 psf | 597 |
| SERANGOON GARDEN ESTATE | Freehold | — | $1,742 psf | 467 |
Location Map
Map shows 21 RICHARDS (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- 21 RICHARDS
- Kovan MRT
- Xinmin Secondary School
- Xinmin Primary School
- Holy Innocents'
Nearby MRT Stations
21 RICHARDS is 460m from Kovan MRT (North-East Line).
| Station | Code | Line | Distance |
|---|---|---|---|
| Kovan | NE13 | North-East Line | 460m |
Nearby Schools
There are 20 schools within 2 km of 21 RICHARDS, including 16 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Xinmin Secondary School | Secondary | 50m |
| Xinmin Primary School | Primary | 160m |
| Holy Innocents' High School | Secondary | 480m |
| Holy Innocents' Primary School | Primary | 570m |
| St. Gabriel's Primary School | Primary | 650m |
| Yangzheng Primary School | Primary | 720m |
| Montfort Secondary School | Secondary | 720m |
| Montfort Junior School | Primary | 780m |
| Zhonghua Primary School | Primary | 800m |
| Zhonghua Secondary School | Secondary | 850m |
| Hougang Secondary School | Secondary | 870m |
| Rosyth School | Primary | 880m |
Adequate lease horizon. Around 87 years of remaining lease keeps CPF eligibility intact and supports standard 30-year loan tenor for most buyer profiles. Within a 5-10 year hold, lease-decay effects are negligible; beyond that, monitor the year-60 threshold for CPF usage caps.
Genuine walk-to-MRT access. Kovan sits about 0.46km away — true walking distance, not the elastic 800m claim that some listings stretch. For tenants and commuter-owners, this anchors rental demand and supports a steady capital-value floor across cycles.
Boutique character. With 31 units, 21 RICHARDS 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. Xinmin Secondary School sits about 0.05km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Thin transaction history. With only 8 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.
District supply pipeline. Non-prime districts are more sensitive to GLS pipeline additions; check the URA Master Plan 2019 confirmed and provisional land sales schedule for the immediate 5-year window. New launches at 10-20% lower PSF can compress secondary-market resale velocity for 18-24 months around their launch dates.
- ✅ Young couple, first home: Long balance lease + likely sub-CCR pricing
- ✅ Family with school-age kids: Nearby schools support MOE registration priority
- ✅ CBD commuter: Walking-distance MRT supports daily commute
- ❌ Rental investor (yield-focused): Thin transaction history makes underwriting fragile
- ⚠️ Foreign professional (expat): MRT plus mid-size facility suite typically meets expat-tenant criteria
- ✅ Long-term hold (10+ yr): Tenure supports CPF + buyer-pool through hold
Composite assessment: 21 RICHARDS combines walking-distance MRT with long-tenure leasehold (or freehold) — a solid structural foundation. The district position dictates whether capital appreciation outpaces or tracks the broader market. 8 transactions in URA provide the data foundation for this view.
Suggested holding period for most buyer profiles: 6-10 years to ride out one full macro cycle. 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 RICHARDS?
What is the rental yield for 21 RICHARDS?
Is 21 RICHARDS 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: 8 transactions analysed
- Rental data: 41 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 RICHARDS
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.
New Sale vs Resale Mix
Of the 2,426 condo transactions recorded in District 19 over the last 12 months, 93% resale, 5% 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 19 reads 137.0 as of June 2026 — up 2.0% 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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HDB Alternatives Nearby
Weighing 21 RICHARDS against staying public? These HDB towns sit within walking or short-drive distance: