DOMAIN 21 is a 77-year balance leasehold development along DELTA ROAD in District 3 (Tiong Bahru / Alexandra), part of the RCR segment of Singapore's private residential market. The project comprises 141 units and is TOP 2007.
This profile draws on 33 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 19 years from TOP, DOMAIN 21 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 3 (Tiong Bahru / Alexandra), the immediate context for DOMAIN 21 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 33 sales and 184 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the DOMAIN 21 dashboard.
- Average sale price: $1,831,842 across 33 transactions
- Estimated gross rental yield: 3.3%
- District 3 PSF ranking: Mid-range (top 61%)
- 99 yrs lease commencing from 2004 · RCR · D3 · 141 units
About DOMAIN 21
DOMAIN 21 is a 99 yrs lease commencing from 2004 condominium, located at DELTA ROAD in District 3 (Tiong Bahru, Queenstown) (Rest of Central Region), developed by VALLEY DEVELOPMENT PTE LTD (KHENG LEONG), comprising 141 residential units, completed in 2007.
With approximately 77 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 DOMAIN 21:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 3 | $1,691 psf | $946,667 |
| 2 BR | 14 | $1,750 psf | $1,577,071 |
| 3 BR | 15 | $1,776 psf | $2,135,453 |
| 4 BR | 1 | $1,880 psf | $3,500,000 |
Sales Market Overview
DOMAIN 21 has recorded 33 sale transactions with an average transaction price of $1,831,842, ranging from $930,000 to $3,500,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 8 | $1,493 psf | $1,466,250 | — |
| 2022 | 8 | $1,651 psf | $1,680,125 | ↑ 10.6% |
| 2023 | 5 | $1,806 psf | $1,808,000 | ↑ 9.4% |
| 2024 | 6 | $1,948 psf | $2,136,633 | ↑ 7.9% |
| 2025 | 4 | $2,035 psf | $2,430,000 | ↑ 4.5% |
| 2026 | 2 | $2,045 psf | $1,850,000 | ↑ 0.5% |
DOMAIN 21 ranks in the top 61% of condos in District 3 by average PSF.
Compared to the RCR average of $2,049 psf, DOMAIN 21 trades 14.1% below the segment benchmark.
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Rental Market Overview
DOMAIN 21 has recorded 184 rental transactions with monthly rents averaging $5,097/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 34 | $3,435/mo | $2,300/mo | $4,500/mo |
| 2 BR | 100 | $4,907/mo | $3,200/mo | $6,600/mo |
| 3 BR | 42 | $6,113/mo | $5,000/mo | $8,000/mo |
| 4 BR | 8 | $9,194/mo | $7,150/mo | $10,700/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 39 | $4,263/mo |
| 2022 | 42 | $4,903/mo |
| 2023 | 30 | $5,697/mo |
| 2024 | 34 | $5,321/mo |
| 2025 | 27 | $5,598/mo |
| 2026 | 12 | $5,221/mo |
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Investment Analysis
Based on average rents and sale prices, DOMAIN 21 delivers an estimated gross rental yield of 3.3%. This is above the Singapore-wide benchmark of approximately 3%.
Competing Condos in District 3
Side-by-side comparison against the most actively traded condos in District 3 (Tiong Bahru, Queenstown):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| ZYON GRAND | 99 yrs lease commencing from 2024 | 1079 | $3,053 psf | 630 |
| AVENUE SOUTH RESIDENCE | 99 yrs lease commencing from 2018 | 1074 | $2,261 psf | 582 |
| STIRLING RESIDENCES | 99 yrs lease commencing from 2017 | 1259 | $2,278 psf | 463 |
| PENRITH | 99 yrs lease commencing from 2024 | 462 | $2,796 psf | 451 |
| ONE PEARL BANK | 99 yrs lease commencing from 2019 | 774 | $2,569 psf | 428 |
Location Map
Map shows DOMAIN 21 (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- DOMAIN 21
- Tiong Bahru MRT
- Redhill MRT
- Havelock MRT
- Great World MRT
- Orchard Boulevard MRT
- Gan Eng Seng Primary School
- Gan Eng Seng School
- Henderson Secondary School
Nearby MRT Stations
DOMAIN 21 is 660m from Tiong Bahru MRT (East-West Line), with 5 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Tiong Bahru | EW17 | East-West Line | 660m |
| Redhill | EW18 | East-West Line | 970m |
| Havelock | TE16 | Thomson-East Coast Line | 980m |
| Great World | TE15 | Thomson-East Coast Line | 1.1 km |
| Orchard Boulevard | TE13 | Thomson-East Coast Line | 1.4 km |
Nearby Schools
There are 14 schools within 2 km of DOMAIN 21, including 5 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Gan Eng Seng Primary School | Primary | 280m |
| Gan Eng Seng School | Secondary | 340m |
| Henderson Secondary School | Secondary | 690m |
| River Valley Primary School | Primary | 740m |
| CHIJ (Kellock) | Primary | 920m |
| Kheng Cheng School | Primary | 1.1 km |
| Bukit Merah Secondary School | Secondary | 1.2 km |
| Tanglin Secondary School | Secondary | 1.3 km |
| Outram Secondary School | Secondary | 1.5 km |
| Fairfield Methodist School (Primary) | Primary | 1.6 km |
| Chatsworth International School (Orchard) | International | 1.6 km |
| Radin Mas Primary School | Primary | 1.7 km |
Adequate lease horizon. Around 77 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.
Walking-distance MRT. Tiong Bahru is about 0.66km — within the conventional 10-minute walk threshold most tenants accept. The project benefits from the public-transport premium without the price compression that <500m flagship stations command.
School-belt proximity. Gan Eng Seng Primary School sits about 0.28km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Lease-decay clock to monitor. Remaining lease is comfortably above critical CPF thresholds but already in the band where 10-15 year holds materially compress the next buyer's CPF eligibility. Plan exit timing with this in mind rather than assuming open-ended hold optionality.
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: Lease horizon constrains long-hold optionality
- ✅ 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): Plan exit timing around lease-decay thresholds
Composite assessment: DOMAIN 21 benefits from MRT proximity but the lease horizon or district position requires careful exit-timing planning. Active management of the hold matters more than passive accumulation. 33 transactions in URA provide the data foundation for this view.
Suggested holding period for most buyer profiles: 5-8 years with monitored exit windows. 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 DOMAIN 21?
What is the rental yield for DOMAIN 21?
Is DOMAIN 21 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: 33 transactions analysed
- Rental data: 184 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 DOMAIN 21
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.
Best suited for
New Sale vs Resale Mix
Of the 2,186 condo transactions recorded in District 3 over the last 12 months, 69% new sale, 29% resale, 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 3 reads 117.1 as of June 2026 — up 10.4% 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 DOMAIN 21 against staying public? These HDB towns sit within walking or short-drive distance:
- Bukit Merah — 4-room average $894,787 (150m away), an upgrader gap of about $950,000
- Queenstown — 4-room average $1,002,705 (1.1 km away), an upgrader gap of about $850,000
- Central Area — 4-room average $1,088,814 (1.4 km away), an upgrader gap of about $750,000