Projects
M21
D11 / Watten Estate, Novena, Thomson
Address 21 MANDALAY ROAD M21 SINGAPORE 308208
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Apartment, Non-Landed Properties 60 transactions Freehold Updated Mar 2026
Property image pending
Project read
Quick summary about M21
M21 is a freehold apartment, non-landed properties in D11 / Watten Estate, Novena, Thomson. M21 currently has 43 rental contracts and 17 sale transactions, covering May 2021 to Mar 2026.
- Typical rent is $4,800 per month, with bedroom and floor-area splits below for a closer unit-level view.
- Typical sale price is $2,288,200, with median sale PSF at $1,689 psf and total recorded sale value of $39.3M.
- Rent is up 20.2% over the last 3 months. Sale PSF is down 0.5% over the last 3 months.
Project facts
Project-level details from URA records and local enrichment.
Tenure Freehold
Property type Apartment, Non-Landed Properties
Sale records 17 resale transactions
Total sold value $39.3M
Data coverage
URA records on this page start May 2021 and run through Mar 2026.
Rental contracts 43 Jun 2021 to Jan 2026
Sale transactions 17 May 2021 to Mar 2026
Rent trend 20.2% Last 3 months
Sale PSF trend -0.5% Last 3 months
Location
Nearest transport, schools and daily conveniences around the project.
Project MRT School Amenities
Nearby
Approximate distance from the project. Walking, driving and transit routes may differ.
Closest MRT
NOVENA MRT STATION (NS20) 0.61 km away
TOA PAYOH MRT STATION (NS19) 1.13 km away
FARRER PARK MRT STATION 1.23 km away
Schools nearby
FARRER PARK PRIMARY SCHOOL 1.15 km away
BENDEMEER SECONDARY SCHOOL 1.36 km away
SAINT JOSEPH'S INSTITUTION INTERNATIONAL ELEMENTARY SCHOOL 1.51 km away
ANGLO-CHINESE SCHOOL (PRIMARY) 1.55 km away
Amenities
BENDEMEER SHOPPING MALL Mall / retail · 1.59 km away
FAIRPRICE FINEST THE CENTREPOINT Daily needs · 2.53 km away
WHAMPOA PARK CONNECTOR Park / green link · 0.69 km away
HAWKER CENTRE (BLK 75 TOA PAYOH LORONG 5) Food centre · 1.57 km away
Market trends
Recent rent, sale PSF and contract activity for this project.
Latest median rent $6,100 21 rental contracts in view
Latest median sale PSF $2,017 psf 6 sale transactions in view
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
Mar 2026 0 - 1 $2,017 psf $3,538,888
Jan 2026 2 $6,100 0 - -
Oct 2025 1 $6,800 0 - -
Jul 2025 0 - 1 $1,689 psf $1,800,000
Apr 2025 1 $4,900 0 - -
Mar 2025 2 $5,100 0 - -
Jan 2025 2 $4,225 0 - -
Nov 2024 2 $5,075 0 - -
Oct 2024 2 $5,900 0 - -
Sept 2024 2 $5,900 0 - -
Jul 2024 1 $3,400 0 - -
Jun 2024 1 $4,100 0 - -
Similar projects nearby
Same district, ranked by similar rent, sale PSF and transaction depth.
Freehold THOMSON 800 2.4 km away 374 transactions
- Median rent
- $5,000
- Median sale PSF
- $1,815 psf
- Median rent
- $4,800
- Median sale PSF
- $1,758 psf
- Median rent
- $4,800
- Median sale PSF
- $1,896 psf
- Median rent
- $5,100
- Median sale PSF
- $1,962 psf
- Median rent
- $4,000
- Median sale PSF
- $1,758 psf
- Median rent
- $5,000
- Median sale PSF
- $1,704 psf
Rent by bedrooms
Monthly rent by recorded bedroom count.
Bedrooms Median rent Average rent Transactions
1 bed $3,400 $3,336 13
2 bed $4,750 $4,558 13
3 bed $5,000 $5,543 7
4 bed $6,850 $7,040 10
Rent by floor area
Monthly rent by recorded URA floor area band.
Area band Median rent Average rent Transactions
700 to 800 sqft $3,400 $3,336 13
1,000 to 1,100 sqft $4,750 $4,558 13
1,300 to 1,400 sqft $4,900 $4,900 4
1,400 to 1,500 sqft $5,000 $5,000 1
1,700 to 1,800 sqft $6,850 $7,040 10
2,400 to 2,500 sqft $7,100 $7,100 2
Sale price by floor
Median sale price and PSF by recorded floor band.
Floor band Median sale Median PSF Transactions
01 to 05 $1,950,000 $1,675 psf 3
06 to 10 $1,800,000 $1,689 psf 5
11 to 15 $2,299,100 $1,709 psf 6
16 to 20 $3,538,888 $1,356 psf 3
Latest transactions
Most recent URA rental contracts and sale transactions for this project.
Rentals
Sales
How to use this data
Practical guidance for renters, buyers and sellers. This is not a valuation, it is a starting point for comparing real transactions.
Rent negotiation
If you are renting
M21 shows a typical monthly rent of $4,800 across 43 rental contracts. Use that as the first anchor, then check the bedroom and floor-area bands before accepting an asking rent.
Median rent $4,800
Rental contracts 43
Rent signal Moderate
- If the asking rent is above the median, look for a clear reason such as larger size, newer condition, furnishings or a better stack.
- If it is below the median, check whether the unit is smaller, older, lower floor or has a shorter lease term.
Offer check
If you are buying
Recent sales at M21 point to a typical sale price of $2,288,200 and $1,689 psf. Treat those as the first comparable range, then adjust for floor, size, condition and tenure.
Median sale $2,288,200
Median PSF $1,689 psf
Sale signal Moderate
- Compare the unit against the sale by floor table before deciding whether a premium makes sense.
- Freehold should be part of the buying decision, especially when comparing against newer leasehold or nearby freehold projects.
Listing position
If you are selling
For sellers, the cleanest starting point is the project median PSF, then the latest sales and nearby project comps. M21 has 17 sale transactions in this dataset, so pricing should be checked against actual recent contracts before listing.
Sale signal Moderate
Total sold value $39.3M
Latest update Mar 2026
- Use the latest sales table to avoid anchoring to stale prices when the most recent month moved differently.
- If you want to price above recent PSF, the listing needs a visible reason such as renovation, view, layout, floor or scarcity.
District context
Use D11 to compare M21 against the wider area.
About this data
How to read the rental and sale figures on this page.
Rental figures come from recorded URA private residential rental contracts. Rent is shown as monthly rent.
Sale figures come from recorded private residential sale transactions. PSF and total selling value are shown where sale records include the needed fields.
Rental floor level is not available from this source, so rental analysis is split by bedroom count and floor area band.
Sale floor band is available for many sale transactions, so sale prices can be grouped by recorded floor band.
M21 FAQ
Quick answers for renters, buyers and owners comparing this project.
What is the typical rent at M21?
Based on the URA rental records currently loaded for M21, the median monthly rent is $4,800 across 43 rental contracts.
What is the typical sale price at M21?
The median sale price for M21 is $2,288,200, based on 17 URA sale transactions in the local dataset.
What is the median sale PSF at M21?
The median sale price per square foot for M21 is $1,689 psf. The average sale PSF is $1,654 psf.
Is M21 freehold or leasehold?
M21 is listed as Freehold. Tenure is tied to the project and is most relevant when reviewing sale transactions.
Where is M21 located?
M21 is located at 21 MANDALAY ROAD M21 SINGAPORE 308208 in D11 / Watten Estate, Novena, Thomson.
How current is the M21 transaction data?
The URA records on this page start from May 2021 and run through Mar 2026. The page is rebuilt after local data refresh runs.