What a Singapore property is worth, from recent comparable sales — with the working shown.

M21 resale prices

City centre · district 11 · Private · freehold

Value a unit here Compare with… District 11 prices Price trends: city centre

$2,017 per sq ft over the past 12 months · 3 sales in that time · no lease expiry

50–69 sqm (2) 90–109 sqm (3) 110–139 sqm (3) 140 sqm and over (6)

Each mark is one recorded sale; its shape shows the floor-area band. The dashed line is the URA Non-Landed price index, anchored to this development's median — what it would be worth if it had tracked the market.

Bands are floor area, not bedrooms — URA's data has no bedroom count.

14 sales, 2021-11 to 2026-07.

URA’s data service publishes a rolling window of the last five years of transactions, so that is all this page can see. A development with no sale in that period does not appear here at all — which is a statement about recent sales, not about whether the property exists.

Zoned residential in URA’s Master Plan 2025.

Zoning is what the Master Plan permits on the site, read at URA’s own point on it — not a record of what was built there.

All sales

14 sales, sortable


2026-07	$2,750,000	125 sqm (1,345 sq ft)	—	2,044	06-10
2026-06	$3,380,000	163 sqm (1,755 sq ft)	about 4 bedrooms	1,926	06-10
2026-04	$3,538,888	163 sqm (1,755 sq ft)	about 4 bedrooms	2,017	16-20
2025-08	$1,800,000	99 sqm (1,066 sq ft)	about 2 bedrooms	1,689	06-10
2024-06	$1,750,000	99 sqm (1,066 sq ft)	about 2 bedrooms	1,642	06-10
2024-04	$1,858,888	99 sqm (1,066 sq ft)	about 2 bedrooms	1,744	06-10
2024-04	$3,200,000	163 sqm (1,755 sq ft)	about 4 bedrooms	1,824	11-15
2023-09	$3,180,000	226 sqm (2,433 sq ft)	—	1,307	16-20
2022-10	$4,350,000	298 sqm (3,208 sq ft)	—	1,356	16-20
2022-10	$2,550,000	125 sqm (1,345 sq ft)	—	1,895	11-15
2022-10	$2,980,000	163 sqm (1,755 sq ft)	about 4 bedrooms	1,698	06-10
2022-09	$1,190,000	66 sqm (710 sq ft)	about 1 bedroom	1,675	01-05
2022-06	$1,150,000	66 sqm (710 sq ft)	about 1 bedroom	1,619	11-15
2021-11	$2,320,000	125 sqm (1,345 sq ft)	—	1,724	01-05

Bedroom counts are estimated from URA rental contracts for units of the same size in the same development, and shown only where at least three in four of those contracts agree. A dash means the contracts for that size do not agree.

If you borrow

loan, down payment and instalment

An illustration from the published rules, not a loan offer: lenders also look at your income, other debts and credit. Rules checked on 19 October 2026. Nothing you enter here leaves this page.

Price ($) Your age Years Interest (% a year)

Banks do not publish their rates: they change often and depend on the package, so a bank loan starts with no rate — enter the one you were quoted.

Enter the rate your bank quoted to see your instalment; the table shows the range.

Loan: $2,298,750, 75% of $3,065,000. Up to 75% because the loan ends within 30 years and by age 65.
Down payment: $766,250. At least $153,250 of it (5% of the price) must be cash; the rest can come from CPF savings.
Income: lenders test the instalment at 4% or more, and it must be no more than 55% of gross monthly income together with your other debts (the Total Debt Servicing Ratio): about $19,954 a month with no other debts.

If the rate moves: the same loan over 30 years
Rate a year	Each month
2%	$8,497
2.5%	$9,083
3%	$9,692
3.5%	$10,322
4%	$10,975
4.5%	$11,647

Buying with others: HDB's term uses your average age, the lease check the youngest buyer's, and banks an income-weighted average age. The price starts at the median of this development's 4 sales in the 12 months to 2026-07; change it to the unit you have in mind. Figures are for a first home loan.

Sources: HDB: Interest rate for an HDB loan · MAS: Loan tenure and loan-to-value limits · MAS: Mortgage Servicing Ratio and Total Debt Servicing Ratio · MAS, MND and HDB: Interest rate floors for loan assessments (Sep 2022) · MND: HDB loan limit lowered to 75% (Aug 2024) · MOM, MND and CPF Board: CPF use and HDB loans when the lease is shorter (2019) · CPF Board: How much CPF you can use if the lease does not cover the youngest buyer to 95

Nearby developments

151 within 1,000 m · their median $1,792 psf

151 private developments within 1,000 m.

Their median resale price over the last 12 months was $1,792 psf (40 developments with recent sales) — this development at $2,017 psf is 13% above that.

10 of 151 shown — sorting a column orders all 151.

BASSEIN COURT	Private	77 m	—	no expiry	—	Residential
ZEDGE	Private	81 m	—	no expiry	—	Residential
THE ANSLEY	Private	84 m	1,746	no expiry	—	Residential
ONE AKYAB	Private	139 m	—	no expiry	—	Residential
8 BASSEIN	Private	143 m	1,862	no expiry	4.4%	Residential
MANDALAY TOWERS	Private	147 m	—	no expiry	—	Residential
MANDALAY MANSION	Private	153 m	—	no expiry	—	Residential
D' IXORAS	Private	178 m	—	no expiry	—	Residential
MEDGE	Private	191 m	—	no expiry	—	Residential
MONTEBLEU	Private	194 m	1,982	no expiry	3.1%	Residential
PAVILION 11	Private	210 m	2,107	no expiry	2.4%	Residential
MANDALE HEIGHTS	Private	221 m	—	no expiry	—	Residential
THE TIER	Private	243 m	—	no expiry	—	Residential
NOVA 88	Private	253 m	—	no expiry	—	Residential
DE PARADISO	Private	260 m	—	no expiry	—	Residential
THE AXIS	Private	262 m	1,797	no expiry	—	Residential
ECOVILLE	Private	266 m	—	no expiry	—	Residential
BELMONDO VIEW	Private	271 m	—	no expiry	—	Residential
NOVA 48	Private	282 m	—	no expiry	—	Residential
MONARCHY APARTMENTS	Private	287 m	—	no expiry	—	Residential
CHELSEA GROVE	Private	296 m	—	no expiry	—	Mixed use
AVA TOWERS	Private	322 m	1,551	no expiry	2.4%	Residential
MINBU COURT	Private	335 m	—	no expiry	—	Residential
BALESTIER POINT	Private	343 m	—	no expiry	—	Mixed use
PINNACLE 16	Private	369 m	—	no expiry	—	Residential
SHAW PLAZA - TWIN HEIGHTS	Private	373 m	1,774	no expiry	—	Mixed use
MINBU VILLA	Private	375 m	—	no expiry	—	Residential
SCENIC HEIGHTS	Private	378 m	—	no expiry	—	Residential
ARIVA ON SHAN SERVICED RESIDENCE	Private	378 m	—	no expiry	—	Residential
CITY SUITES	Private	390 m	—	no expiry	—	Residential
LA MAISON	Private	391 m	—	no expiry	—	Residential
BALESTIER PLAZA	Private	395 m	—	no expiry	—	Mixed use
GIFFARD MANSIONS	Private	409 m	—	no expiry	—	Mixed use
CASA IRRAWADDY	Private	413 m	—	no expiry	—	Residential
CITY EDGE	Private	417 m	—	no expiry	—	Residential
ROCCA BALESTIER	Private	426 m	—	no expiry	—	Mixed use
MOULMEIN COURT	Private	427 m	—	no expiry	—	Residential
PUBLIC MANSION	Private	432 m	—	no expiry	—	Mixed use
1 MOULMEIN RISE	Private	433 m	2,319	no expiry	—	Residential
KIM KEAT GARDENS	Private	434 m	—	74 yrs	—	Residential
THE CENTRIO	Private	436 m	—	no expiry	—	Residential
BIRCHWOOD MANSIONS	Private	438 m	—	no expiry	—	Residential
BALESTIER 288	Private	439 m	—	no expiry	—	Mixed use
SHAN GATE APARTMENTS	Private	439 m	—	no expiry	—	Residential
KIM KEAT LODGE	Private	440 m	—	no expiry	—	Residential
BALESTIER REGENCY	Private	447 m	—	no expiry	—	Residential
THE SPRINGS	Private	453 m	—	no expiry	—	Residential
THE MEZZO	Private	453 m	1,650	no expiry	3.5%	Mixed use
LE SHANTIER	Private	454 m	—	no expiry	—	Residential
ASCENT @ 456	Private	454 m	—	no expiry	—	Mixed use
BLISS LOFT	Private	456 m	1,412	no expiry	—	Residential
NEU AT NOVENA	Private	458 m	—	no expiry	—	Residential
VICTORY HEIGHTS	Private	463 m	—	no expiry	—	Residential
VERTICUS	Private	469 m	2,355	no expiry	3.1%	Residential
IRESIDENCES	Private	474 m	—	no expiry	—	Residential
AMPAS APARTMENTS	Private	475 m	—	no expiry	—	Residential
VA RESIDENCES	Private	476 m	1,597	no expiry	—	Residential
SUITES @ SHREWSBURY	Private	481 m	—	no expiry	—	Residential
OKIO	Private	483 m	1,784	no expiry	4.3%	Mixed use
PAPILLON	Private	491 m	—	no expiry	—	Residential
THE VIRIDIAN	Private	493 m	1,643	no expiry	4.2%	Residential
RITZ MANSIONS	Private	493 m	—	no expiry	—	Residential
APLETON VIEW	Private	494 m	—	no expiry	—	Residential
THE MARQUE @ IRRAWADDY	Private	495 m	—	no expiry	—	Residential
URBAN HERITAGE	Private	500 m	—	no expiry	—	Mixed use
PRESTIGE HEIGHTS	Private	501 m	1,765	no expiry	4.9%	Residential
REGAL COURT	Private	501 m	—	no expiry	—	Residential
SUMMER GREEN	Private	503 m	—	no expiry	—	Residential
NOVELIS	Private	516 m	—	no expiry	—	Residential
DOMUS	Private	517 m	—	no expiry	—	Residential
KINGSLEY MANSIONS	Private	531 m	—	no expiry	—	Residential
IKIGAI	Private	544 m	—	no expiry	—	Residential
SOLEIL @ SINARAN	Private	547 m	2,294	79 yrs	3.5%	Residential
BOON TECK APARTMENTS	Private	554 m	—	no expiry	—	Residential
MULBERRY TREE	Private	557 m	—	no expiry	—	Residential
RAJAH TOWERS	Private	560 m	—	no expiry	—	Residential
D'MIRA	Private	566 m	—	no expiry	—	Residential
THE INTERWEAVE	Private	567 m	1,672	no expiry	4.6%	Residential
THE HUNTINGTON	Private	573 m	—	no expiry	—	Residential
SKYSUITES17	Private	584 m	—	no expiry	—	Residential
CITYSCAPE @FARRER PARK	Private	584 m	1,691	no expiry	3.0%	Residential
THE VERVE	Private	584 m	1,609	no expiry	3.6%	Residential
VIIO @ BALESTIER	Private	596 m	1,879	no expiry	—	Mixed use
BOON TECK TOWER	Private	599 m	—	no expiry	—	Residential
CRADELS	Private	607 m	—	no expiry	—	Residential
NOVENA SUITES	Private	615 m	2,333	no expiry	2.7%	Residential
NEEM TREE	Private	615 m	1,786	no expiry	4.2%	Residential
CALARASI	Private	624 m	1,526	no expiry	—	Residential
FORTE SUITES	Private	624 m	1,830	no expiry	3.8%	Residential
NOVENA HILL	Private	627 m	—	no expiry	—	Residential
NADIA MANSIONS	Private	628 m	—	no expiry	—	Residential
MONVILLE MANSIONS	Private	638 m	—	no expiry	—	Mixed use
RANGOON VIEW	Private	641 m	—	no expiry	—	Residential
D'LOTUS	Private	650 m	1,628	no expiry	—	Residential
KIM KEAT HOUSE	Private	652 m	—	no expiry	—	Mixed use
DE ROYALE	Private	654 m	1,922	no expiry	—	Residential
CASA FORTUNA	Private	664 m	1,587	no expiry	—	Residential
PARC HAVEN	Private	668 m	1,411	no expiry	3.5%	Residential
THE BELLEFORTE	Private	670 m	—	no expiry	—	Residential
THOMSON EURO-ASIA	Private	682 m	—	no expiry	—	Residential
BIRMINGHAM MANSIONS	Private	693 m	—	no expiry	—	Residential
CLYDES RESIDENCE	Private	701 m	—	no expiry	—	—
HONG BUILDING	Private	703 m	—	no expiry	—	Mixed use
PRISTINE HEIGHTS	Private	705 m	1,681	no expiry	—	Residential
STRATA	Private	720 m	2,097	no expiry	2.6%	Residential
RANGOON APARTMENTS	Private	734 m	—	no expiry	—	Mixed use
ADRIA	Private	736 m	—	no expiry	—	Residential
ONE DUSUN RESIDENCES	Private	762 m	1,759	no expiry	4.0%	Residential
ENG AUN MANSION	Private	764 m	—	no expiry	—	Residential
NOVENA COURT	Private	771 m	—	no expiry	—	Residential
LION TOWERS	Private	773 m	—	no expiry	—	Residential
FYVE DERBYSHIRE	Private	779 m	2,475	no expiry	3.2%	Residential
EASTPAC BUILDING	Private	781 m	—	no expiry	—	Mixed use
GALLERY FIFTEEN	Private	804 m	—	no expiry	—	Residential
DERBYSHIRE HEIGHTS	Private	804 m	—	no expiry	—	Residential
KENT RESIDENCES	Private	806 m	—	no expiry	—	Residential
THE CITRINE	Private	818 m	—	no expiry	—	Residential
CITIGATE RESIDENCE	Private	822 m	—	no expiry	—	Mixed use
GAIA	Private	826 m	—	no expiry	—	Residential
6 DERBYSHIRE	Private	831 m	2,154	no expiry	3.4%	Residential
KENTISH GREEN	Private	834 m	1,310	68 yrs	—	Residential
NOVENA REGENCY	Private	842 m	—	no expiry	—	Mixed use
NEW COURT	Private	851 m	—	no expiry	—	Residential
KENTISH LODGE	Private	865 m	—	68 yrs	—	Residential
NOVENA LODGE	Private	870 m	—	no expiry	—	Residential
OXFORD SUITES	Private	873 m	—	no expiry	—	Residential
D'CAMBRIDGE	Private	875 m	—	no expiry	—	Residential
8 RAJA	Private	880 m	—	no expiry	—	Residential
GLOBAL VILLE	Private	893 m	—	no expiry	—	Residential
MERA SPRINGS	Private	896 m	—	no expiry	—	Residential
ALEGRIA	Private	897 m	—	no expiry	—	Residential
NEWTON SUITES	Private	900 m	2,387	no expiry	3.0%	Residential
KENTISH COURT	Private	907 m	—	68 yrs	—	Residential
LINCOLN SUITES	Private	911 m	2,168	no expiry	3.5%	Residential
BLISS REGALIA	Private	917 m	—	no expiry	—	Residential
VISTA RESIDENCES	Private	920 m	2,092	no expiry	2.7%	Residential
KING'S COURT	Private	921 m	—	no expiry	—	Residential
368 THOMSON	Private	921 m	1,844	no expiry	3.0%	Residential
AMANINDA	Private	927 m	—	no expiry	—	Residential
VIVA	Private	942 m	2,787	no expiry	2.5%	Residential
ROSEVALE	Private	951 m	—	no expiry	—	Residential
VOGX	Private	953 m	—	no expiry	—	Residential
KARTAR APARTMENTS	Private	957 m	—	no expiry	—	Residential
THE MERLOT	Private	964 m	—	no expiry	—	Residential
SUITES 123	Private	965 m	—	no expiry	—	Mixed use
THE ARTE	Private	982 m	1,976	no expiry	2.4%	Residential
LUCIDA	Private	986 m	—	no expiry	—	Residential
BRISTOL LODGE	Private	986 m	—	no expiry	—	Residential
LOFT @ RANGOON	Private	988 m	—	no expiry	—	Mixed use
BUCKLEY 18	Private	989 m	—	no expiry	—	Residential
TAN TONG MENG TOWER	Private	997 m	—	no expiry	—	Residential

Straight-line distance between URA’s points on each site. The comparison is unadjusted: neighbours differ in age, tenure, unit sizes and whether they are ECs, so a gap is a question to look into, not a verdict. “Recent psf” is the median of the last 12 months’ resales, blank where a development had fewer than three.

Primary schools nearby

Nearest: ST. JOSEPH'S INSTITUTION JUNIOR, 646 m straight-line

Distances are straight-line, from this development’s site (URA’s own point on it, which can sit a couple of hundred metres from any one entrance) to the school’s registered address. MOE measures home-school distance differently — from the school’s boundary to your building’s outline — so its official 1 km and 2 km categories will not always match what you see here. A school shown at 990 m may fall outside MOE’s 1 km category, and one at 1,010 m may fall inside it. Check OneMap SchoolQuery before making any decision that depends on the category.

ST. JOSEPH'S INSTITUTION JUNIOR646 m
HONG WEN SCHOOL975 m
FARRER PARK PRIMARY SCHOOL1,148 m
CHIJ PRIMARY (TOA PAYOH)1,381 m
ANGLO-CHINESE SCHOOL (PRIMARY)1,547 m
KHENG CHENG SCHOOL1,659 m
ANGLO-CHINESE SCHOOL (JUNIOR)1,710 m
PEI CHUN PUBLIC SCHOOL1,811 m

and 1 more within 2 km

MRT and LRT nearby

Nearest: Novena, 525 m to an exit

Distances are straight-line, from this development’s site (URA’s own point on it, which can sit a couple of hundred metres from any one entrance) to the station’s nearest exit — not walking distance. Rail lines are bounded by viaducts, expressways and canals, so the real walk is often much longer. This list covers stations in service, checked by hand when the data was last synced.

Novena525 m
Toa Payoh1,099 m
Farrer Park1,193 m

and 5 more within 2 km

Bus stops nearby

0 stops within 200 m, 7 within 400 m

Distances are straight-line from this development’s site (URA’s own point on it, which can sit a couple of hundred metres from any one entrance), not walking distance, and the 200 m / 400 m bands are conventional planning catchments rather than distances measured against what buyers pay. Nearly every address in Singapore has a stop within a few hundred metres, so it is the counts that separate one place from another, not the nearest distance. The services listed are those that call at those stops. How often they run is not in this data — nine services can still mean a long wait.

none within 200 m · 7 within 400 m · nearest 326 m

Also within 400 m: 21, 124, 130, 131, 131A, 145, 186, 518, 518A

Data sources: Private Residential Property Transactions; Private Residential Property Price Index (Non-Landed); Private Residential Properties Median Rentals by Name of Development; Master Plan 2025 Land Use Layer (with amendments); Private Residential Properties Rental Contract; School Directory and Information; OneMap; LTA MRT Station Exit; LTA Bus Stop and LTA DataMall BusRoutes — used under the Singapore Open Data Licence v1.0. Full notices, access dates and warranty

Contains information from Private Residential Property Transactions accessed 2026-10-26 from the Urban Redevelopment Authority via URA Data Service, made available under the terms of the Singapore Open Data Licence v1.0. The dataset is provided “as is” and “as available” without warranty of any kind as to accuracy, completeness or fitness for any purpose.

Contains information from Private Residential Property Price Index (Non-Landed) accessed 2026-10-26 from Urban Redevelopment Authority via data.gov.sg, made available under the terms of the Singapore Open Data Licence v1.0. The dataset is provided “as is” and “as available” without warranty of any kind as to accuracy, completeness or fitness for any purpose.

Contains information from Private Residential Properties Median Rentals by Name of Development accessed 2026-10-26 from the Urban Redevelopment Authority via URA Data Service, made available under the terms of the Singapore Open Data Licence v1.0. The dataset is provided “as is” and “as available” without warranty of any kind as to accuracy, completeness or fitness for any purpose.

Contains information from Master Plan 2025 Land Use Layer (with amendments) accessed 2026-09-27 from the Urban Redevelopment Authority via data.gov.sg, made available under the terms of the Singapore Open Data Licence v1.0. The dataset is provided “as is” and “as available” without warranty of any kind as to accuracy, completeness or fitness for any purpose.

Contains information from Private Residential Properties Rental Contract accessed 2026-10-26 from the Urban Redevelopment Authority via URA Data Service, made available under the terms of the Singapore Open Data Licence v1.0. The dataset is provided “as is” and “as available” without warranty of any kind as to accuracy, completeness or fitness for any purpose.

Contains information from School Directory and Information accessed 2026-10-25 from the Ministry of Education via data.gov.sg, made available under the terms of the Singapore Open Data Licence v1.0. The dataset is provided “as is” and “as available” without warranty of any kind as to accuracy, completeness or fitness for any purpose.

Contains information from OneMap accessed 2026-10-25 from the Singapore Land Authority, made available under the terms of the Singapore Open Data Licence v1.0. The dataset is provided “as is” and “as available” without warranty of any kind as to accuracy, completeness or fitness for any purpose.

Contains information from LTA MRT Station Exit accessed 2026-10-25 from the Land Transport Authority via data.gov.sg, made available under the terms of the Singapore Open Data Licence v1.0. The dataset is provided “as is” and “as available” without warranty of any kind as to accuracy, completeness or fitness for any purpose.

Contains information from LTA Bus Stop and LTA DataMall BusRoutes accessed 2026-10-26 from the Land Transport Authority via data.gov.sg and LTA DataMall, made available under the terms of the Singapore Open Data Licence v1.0. The datasets are provided “as is” and “as available” without warranty of any kind as to accuracy, completeness or fitness for any purpose.

This is an estimate computed from public transaction data — not a valuation by a licensed appraiser, and not advice. Do not rely on it for a purchase, sale, mortgage or any other transaction. Where the available sales do not describe your property well, the page says so rather than guessing.

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