M21 rent and sale price
D11 / Watten Estate, Novena, Thomson
Address 21 Mandalay Road M21 Singapore 308208
Open map
Apartment, Non-Landed Properties 63 transactions Freehold Latest records Jun 2026
Similar projects nearby
Project read
Quick summary about M21
M21 is a freehold apartment in D11 / Watten Estate, Novena, Thomson. The page currently tracks 46 rentals and 17 sales.
- Typical rent is $4,850 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 38.8% over the last 3 months. Sale PSF is down 0.5% over the last 3 months.
M21 Market Position
How this project compares with the wider D11 market before you read the detailed tables.
Rent vs D11 -4.9%
Rents near district median
M21's median rent is $4,850 compared with the D11 median of $5,100. Use this as the district-level check before narrowing by bedroom and area band.
Sale PSF vs D11 -19.4%
Sale PSF below district median
M21's median sale PSF is $1,689 psf versus the D11 median of $2,095 psf. A premium should be explained by tenure, condition, floor, view or scarcity.
Rent support 2.54%
Rent support near district screen
Gross yield is roughly 2.54% versus a D11 screen of 2.31%. Treat this as a first-pass rent support signal before costs, vacancy and financing.
Rent stability 66.8% spread
Rent is uneven
Recent median rents vary a lot, usually because unit mix differs month to month.
Market activity -18.2%
Activity is steady
Recent transaction volume is close to the prior 6-month view.
Tenure lens Freehold
Freehold comparison needed
Freehold matters most on sale price. Compare M21 against nearby projects with similar tenure before treating a PSF gap as cheap or expensive.
M21 Decision Snapshot
Fast checks for rent fairness, purchase pricing, stable rent and transaction activity before you dig into the tables.
Median rent $4,850
Is the asking rent fair?
$4,600 to $5,100 is the first fair-rent band to check. Above $5,100 should have a visible reason.
Median sale PSF $1,689 psf
Is the purchase price fair?
$2,220,000 to $2,360,000 and $1,640 to $1,740 psf are the first sale checks before adjusting for floor, size, view and condition.
2 bed rent $4,775
Are similar units renting for more?
2 bed and 1,000 to 1,100 sqft give the closest unit-size checks.
Rent stability 66.8% spread
Is rent stable here?
Rent is uneven. Recent median rents vary a lot, usually because unit mix differs month to month.
Transaction volume -18.2%
Is activity rising?
Activity is steady. Recent transaction volume is close to the prior 6-month view.
Run M21 numbers
Use the typical rent and sale price from this project page as a starting point, then adjust the calculator assumptions.
Rental yield $4,850/mo Test gross and net yield against typical rent. Buy vs rent $2.3M Compare ownership cost against renting. Mortgage $2.3M Estimate monthly payment from the sale price. Stamp duty $1,689 psf Estimate buyer stamp duty before offer math. Purchase timeline Offer steps Map the option fee, exercise date, stamp duty and completion.
M21 Project Facts
Project-level details from URA records and local enrichment.
Tenure Freehold
Property type Apartment, Non-Landed Properties
Sales 17 resale transactions
Total sold value $39.3M
M21 Data Coverage
Use this to judge whether the project has enough rent, sale and recent transaction depth for a confident comparison.
Rentals 46 Jul 2021 to May 2026
Sale transactions 17 Jun 2021 to Apr 2026
Rent trend 38.8% Last 3 months
Sale PSF trend -0.5% Last 3 months
M21 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
M21 Rent and Sale PSF Trends
Recent rent, sale PSF and contract activity for this project.
Latest median rent $6,800 22 rentals in view
Latest median sale PSF $2,017 psf 6 sales in view
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
May 2026 3 $6,800 0 - -
Apr 2026 0 - 1 $2,017 psf $3,538,888
Feb 2026 2 $6,100 0 - -
Nov 2025 1 $6,800 0 - -
Aug 2025 0 - 1 $1,689 psf $1,800,000
May 2025 1 $4,900 0 - -
Apr 2025 2 $5,100 0 - -
Feb 2025 2 $4,225 0 - -
Dec 2024 2 $5,075 0 - -
Nov 2024 2 $5,900 0 - -
Oct 2024 2 $5,900 0 - -
Aug 2024 1 $3,400 0 - -
Projects Similar to M21
Same district, ranked by similar rent, sale PSF and transaction depth.
Freehold Thomson 800 2.4 km away 380 transactions
- Median rent
- $5,000
- Median sale PSF
- $1,818 psf
- Median rent
- $4,925
- Median sale PSF
- $1,704 psf
- Median rent
- $4,800
- Median sale PSF
- $1,896 psf
- Median rent
- $5,125
- Median sale PSF
- $1,963 psf
- Median rent
- $4,000
- Median sale PSF
- $1,758 psf
- Median rent
- $4,750
- Median sale PSF
- $1,794 psf
M21 Rent by Bedrooms
Monthly rent by recorded bedroom count.
Bedrooms Median rent Average rent Transactions
1 bed $3,400 $3,336 13
2 bed $4,775 $4,596 14
3 bed $5,000 $5,543 7
4 bed $6,850 $7,058 12
M21 Rent by Size
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 $4,775 $4,596 14
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 $7,058 12
2,400 to 2,500 sqft $7,100 $7,100 2
M21 Sale PSF 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
M21 Latest Transactions
Most recent URA rentals and sales 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 $4,850 across 46 rentals. Use that as the first anchor, then check the bedroom and floor-area bands before accepting an asking rent.
Median rent $4,850
Rentals 46
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 sales on this page, so pricing should be checked against actual recent contracts before listing.
Sale signal Moderate
Total sold value $39.3M
Latest record May 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 URA private residential rent data. Rent is shown as monthly rent.
Sale figures come from private residential sale data. PSF and total selling value are shown where the needed fields are available.
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?
M21 has a median monthly rent of $4,850 across 46 rentals.
What is the typical sale price at M21?
The median sale price for M21 is $2,288,200, based on 17 sales on this page.
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 project page uses the latest records currently loaded on PropertySmartSG. Treat it as research evidence and check the latest transaction rows before using it for pricing.