We track 21 sales and 48 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the M21 dashboard.
- Average sale price: $2,281,475 across 21 transactions
- Estimated gross rental yield: 2.5%
- District 11 PSF ranking: Mid-range (top 72%)
- Freehold tenure · CCR · D11 · 61 units
About M21
M21 is a freehold condominium, located at MANDALAY ROAD in District 11 (Watten Estate, Novena, Thomson) (Core Central Region), developed by FORTUNE CAPITAL PTE LTD, comprising 61 residential units, completed in 2012.
As a freehold property, M21 does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at M21:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 4 | $1,599 psf | $1,136,250 |
| 3 BR | 10 | $1,691 psf | $2,044,709 |
| 4 BR | 4 | $1,718 psf | $2,917,222 |
| 5+ BR | 3 | $1,298 psf | $3,750,000 |
Sales Market Overview
M21 has recorded 21 sale transactions with an average transaction price of $2,281,475, ranging from $1,090,000 to $4,350,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 10 | $1,561 psf | $2,036,320 | — |
| 2022 | 5 | $1,649 psf | $2,444,000 | ↑ 5.7% |
| 2023 | 1 | $1,307 psf | $3,180,000 | ↓ 20.7% |
| 2024 | 3 | $1,737 psf | $2,269,629 | ↑ 32.9% |
| 2025 | 1 | $1,689 psf | $1,800,000 | ↓ 2.7% |
| 2026 | 1 | $2,017 psf | $3,538,888 | ↑ 19.4% |
M21 ranks in the top 72% of condos in District 11 by average PSF.
Compared to the CCR average of $2,447 psf, M21 trades 33.7% below the segment benchmark.
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Rental Market Overview
M21 has recorded 48 rental transactions with monthly rents averaging $4,813/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 14 | $3,298/mo | $2,600/mo | $4,200/mo |
| 2 BR | 15 | $4,370/mo | $3,000/mo | $5,000/mo |
| 3 BR | 8 | $5,375/mo | $4,200/mo | $8,300/mo |
| 4 BR | 11 | $6,936/mo | $5,700/mo | $8,800/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 13 | $3,900/mo |
| 2022 | 9 | $5,197/mo |
| 2023 | 8 | $4,969/mo |
| 2024 | 10 | $5,125/mo |
| 2025 | 6 | $5,058/mo |
| 2026 | 2 | $6,100/mo |
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Investment Analysis
Based on average rents and sale prices, M21 delivers an estimated gross rental yield of 2.5%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
Competing Condos in District 11
Side-by-side comparison against the most actively traded condos in District 11 (Watten Estate, Novena, Thomson):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| PULLMAN RESIDENCES NEWTON | Freehold | 340 | $3,074 psf | 288 |
| WATTEN HOUSE | Freehold | 180 | $3,236 psf | 179 |
| SOLEIL @ SINARAN | 99 yrs lease commencing from 2006 | 417 | $1,974 psf | 93 |
| PEAK RESIDENCE | Freehold | 90 | $2,489 psf | 90 |
| AMARYLLIS VILLE | 99 yrs lease commencing from 1997 | 311 | $1,903 psf | 72 |
Location Map
Map shows M21 (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- M21
- Novena MRT
- Toa Payoh MRT
- Farrer Park MRT
- Boon Keng MRT
- CHIJ Our Lady Queen of Peace
- Beatty Secondary School
- St. Margaret'
Nearby MRT Stations
M21 is 600m from Novena MRT (North-South Line), with 4 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Novena | NS20 | North-South Line | 600m |
| Toa Payoh | NS19 | North-South Line | 1.2 km |
| Farrer Park | NE8 | North-East Line | 1.3 km |
| Boon Keng | NE9 | North-East Line | 1.5 km |
Nearby Schools
There are 21 schools within 2 km of M21, including 1 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| CHIJ Our Lady Queen of Peace | Primary | 410m |
| Beatty Secondary School | Secondary | 1.0 km |
| St. Margaret's Secondary School | Secondary | 1.2 km |
| School of Science and Technology | Jc | 1.2 km |
| St. Margaret's Primary School | Primary | 1.2 km |
| CHIJ Secondary (Toa Payoh) | Secondary | 1.2 km |
| Farrer Park Primary School | Primary | 1.3 km |
| St. Joseph's Institution | Secondary | 1.4 km |
| New Town Primary School | Primary | 1.4 km |
| Balestier Hill Primary School | Primary | 1.5 km |
| Singapore Chinese Girls' School (Primary) | Primary | 1.6 km |
| Bendemeer Primary School | Primary | 1.6 km |
FAQ
What is the average price for M21?
What is the rental yield for M21?
Is M21 freehold or leasehold?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 21 transactions analysed
- Rental data: 48 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 M21
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.