M21
M21 is a freehold apartment in District 11 (Novena) that obtained TOP in 2010, with 61 units across 1 block. Across 105 transactions on record, units have recently transacted around S$2.75M (S$1,698 psf, ~1,346 sqft). There are 2 units for sale from S$1.40M to S$1.40M.
| Tenure | Freehold |
|---|---|
| TOP year | 2010 |
| Developer | FORTUNE CAPITAL PTE LTD |
| Units | 61 in 1 block |
| District and area | District 11 · Novena · CCR |
| Nearest MRT | Novena MRT, 609 m (~10 min walk) |
| Latest median psf | S$1,698 psf, last 12 URA caveats to Jul 2026 |
What's for sale and for rent at M21?
M21 has 2 units listed for sale, asking S$1.40M to S$1.40M, and 5 units for rent at a median of S$3,800 a month.
For sale
2 listings
S$1.40M – S$1.40M
For rent
5 listings
S$3,800 – S$7,400 a month
| Bedrooms | For sale | Asking price | Median PSF |
|---|---|---|---|
| 2-bedroom | 2 | S$1.40M–S$1.40M | — |
Asking prices of units currently listed on property portals, not transacted prices.
What are the floor plans and unit sizes at M21?
PropKaki has 13 layouts on record for M21, from 1 to 4 bedrooms (710 sqft to 3,208 sqft).
| Bedrooms | Layouts | Sizes |
|---|---|---|
| 1 Bedroom | 2 | 710 to 743 sq ft |
| 2 Bedroom | 3 | 1,066 to 1,206 sq ft |
| 3 Bedroom | 4 | 1,346 to 2,433 sq ft |
| 4 Bedroom | 4 | 1,755 to 3,208 sq ft |
PropKaki holds no floor plan images for M21 yet.
See M21's floor plans — ask PropKaki.
Ask PropKakisqm ↔ sq ft converterLayouts digitised from developer brochures.
What is the price and PSF at M21?
Units have recently transacted around S$2.75M (S$1,698 psf), at a gross rental yield of about 1.9% (URA caveat data).
Recent median price
S$2.75M
recent · 105 sales on record
Median PSF
S$1,698 psf
recent transactions
Median rent (monthly)
S$4,266
248 rentals on record
Gross rental yield
1.9%
indicative, gross
Source: URA caveat data, through Jul 2026.
What has recently sold at M21?
M21 has 105 recorded sales; the most recent transacted at S$2,750,000 in Jul 2026 (URA caveat data).
| Date | Price | Size (sqft) | PSF |
|---|---|---|---|
| Jul 2026 | S$2,750,000 | 1,346 | S$2,044 psf |
| Jun 2026 | S$3,380,000 | 1,755 | S$1,926 psf |
| Apr 2026 | S$3,538,888 | 1,755 | S$2,017 psf |
| Aug 2025 | S$1,800,000 | 1,066 | S$1,689 psf |
| Jun 2024 | S$1,750,000 | 1,066 | S$1,642 psf |
| Apr 2024 | S$1,858,888 | 1,066 | S$1,744 psf |
| Apr 2024 | S$3,200,000 | 1,755 | S$1,824 psf |
| Sept 2023 | S$3,180,000 | 2,433 | S$1,307 psf |
| Oct 2022 | S$2,980,000 | 1,755 | S$1,698 psf |
| Oct 2022 | S$2,550,000 | 1,346 | S$1,895 psf |
| Oct 2022 | S$4,350,000 | 3,208 | S$1,356 psf |
| Sept 2022 | S$1,190,000 | 710 | S$1,675 psf |
105 sales and 248 rentals on record since Sept 2007. Source: URA.
Are prices at M21 rising?
The median transacted PSF at M21 has risen 44% over the past 11 years (2015–2026), from S$1,402 psf to S$2,017 psf (URA caveats).
| Year | Median PSF | Median price | Sales | YoY |
|---|---|---|---|---|
| 2026 | S$2,017 psf | S$3.38M | 3 | +15.7% |
| 2024 | S$1,744 psf | S$1.86M | 3 | +4.1% |
| 2022 | S$1,675 psf | S$2.55M | 5 | +8.8% |
| 2021 | S$1,539 psf | S$1.95M | 12 | +6.9% |
| 2020 | S$1,439 psf | S$2.52M | 3 | -1.2% |
| 2019 | S$1,456 psf | S$1.56M | 4 | +2.0% |
| 2018 | S$1,427 psf | S$1.95M | 10 | +8.8% |
| 2017 | S$1,311 psf | S$1.35M | 4 | -2.0% |
| 2016 | S$1,338 psf | S$1.00M | 2 | -4.6% |
| 2015 | S$1,402 psf | S$1.04M | 2 | — |
Yearly median transacted PSF and price; years with at least 2 recorded sales. Source: URA caveat data.
Is M21 a good investment?
Of 45 units at M21 that were bought and later resold (bought from 2007, resold up to 2026), 73% sold for more than they were bought for, with a median gain of 7% over a median 5.9-year hold (URA caveats, before stamp duty, agent fees and interest). Its gross rental yield is about 1.9%. Past resale results don't predict future returns, and this is not financial advice.
Sold for more than bought
73%
of 45 resales here
Median gain
7%
gross, before costs
Median hold
5.9 years
bought to resold
Every unit at M21 with a purchase and a later resale on record, matched from URA caveats. Check the odds for your unit size and holding period →
Where is M21 and what's nearby?
M21 is located in Novena, in the Central Region of Singapore.
M21 is a freehold apartment completed in 2010. It was developed by FORTUNE CAPITAL PTE LTD. The development has 61 residential units. It sits on a land area of 2,354 sqm and has a gross floor area of 6,591 sqm. The plot ratio is 2.8.
M21 is located at 21 Mandalay Road, Singapore 308208. It is part of District 11, Watten Estate / Novena / Thomson, Novena. The project falls within the Central Region and the CCR market segment.
The nearest rail connection is Novena MRT, approximately 609m away, around 10 minutes on foot. Nearby amenities include Square 2 for shopping, NTUC Fairprice Co-operative Ltd for groceries, Blks 91/92 Whampoa Drive # for food options, and Novena Pk for greenery and recreation. Facilities in the development include Clubhouse, Function room, Gymnasium room, Jacuzzi, Lap pool, and Playground.
How far is M21 from MRT and schools?
The nearest MRT/LRT to M21 is Novena MRT, about 609 m away (~10 min walk). 3 schools are within 1 km, including 2 primary schools.
Getting around
- Novena MRT609 m · ~10 min
Schools nearby
Homes within 1 km of a primary school qualify for Primary 1 (P1) registration priority.
- St. Joseph's Institution JuniorPrimary schoolwithin 1 km · P1 priority646 m
- Northlight SchoolSecondary schoolwithin 1 km853 m
- Hong Wen SchoolPrimary schoolwithin 1 km · P1 priority975 m
- Farrer Park Primary SchoolPrimary school1.1 km
- Chij Secondary (Toa Payoh)Secondary school1.3 km
- Bendemeer Secondary SchoolSecondary school1.4 km
- Chij Primary (Toa Payoh)Primary school1.4 km
- Anglo-Chinese School (Barker Road)Secondary school1.5 km
Shops, food & parks
Straight-line distances from the development. Source: PropKaki amenities data.
Who built M21 and how big is the development?
M21 was developed by FORTUNE CAPITAL PTE LTD, with 61 units.
- Developer
- FORTUNE CAPITAL PTE LTD
- Blocks
- 1
- Land area
- 2,354 sqm (25,338 sqft)
- Gross floor area
- 6,591 sqm (70,945 sqft)
- Plot ratio
- 2.80
What facilities does M21 have?
M21 has 6 facilities, including Clubhouse, Function room, Gymnasium room, Jacuzzi, and more.
What does it cost to own a unit at M21?
Buying a unit at M21 (~S$2.75M) needs about S$20,131/mo in income and S$9,262/mo in repayments, after S$107,100 stamp duty and a S$688k downpayment.
Illustrative, for a Singapore Citizen buying a unit at the recent median price (S$2.75M) as their first home — 25% down, 30-year loan at 3.5% p.a. Rates as of May 2026. Run it for your own profile →
Buyer's Stamp Duty
S$107,100
BSD, tiered
Downpayment (25%)
S$688k
cash + CPF
Monthly instalment
S$9,262/mo
30y @ 3.5%
Income required
S$20,131/mo
TDSR @ stress rate
How many property agents are active around M21?
6,366 CEA-registered agents closed at least one recorded deal in District 11 — where M21 sits — in the last 12 months, across all property types.
Active agents · 12mo
6,366
District 11 · closed ≥1 deal
Deals on record
31,498
all-time · all property types
Source: CEA public transaction records, attributed to District 11 across HDB, condo and landed (agent activity isn't published at project level). Browse the agent directory or compare every market segment.
Thinking about M21? Ask before you commit.
A fair-value read, recent comps and what a unit really costs — from M21's own transactions.
PropKakiRecent units at M21 sold close to their fair value — solid, no obvious overpay.
Frequently asked questions about M21
Is M21 freehold?⌄
Yes. M21 is freehold, so ownership does not run out.
How old is M21?⌄
M21 was completed (obtained TOP) in 2010, so it is about 16 years old.
Is M21 a good investment?⌄
Of 45 units at M21 that were bought and later resold (bought from 2007, resold up to 2026), 73% sold for more than they were bought for, with a median gain of 7% over a median 5.9-year hold (URA caveats, before stamp duty, agent fees and interest). Its gross rental yield is about 1.9%. Past resale results don't predict future returns, and this is not financial advice.
Is M21 an EC?⌄
No. M21 is a private apartment development, not an executive condominium (EC).
Who is the developer of M21?⌄
M21 was developed by FORTUNE CAPITAL PTE LTD.
What is the price of a condo at M21?⌄
Units at M21 have recently sold for around S$2.75M (S$1,698 psf), the median of the last 12 URA caveats to Jul 2026. The price depends on size, floor and facing. 2 units are listed for sale from S$1.40M to S$1.40M.
Where is M21 located?⌄
M21 is at 21 Mandalay Road, Singapore 308208, in Novena (District 11). The nearest MRT station is Novena MRT, about 609 m away.
How many units are there in M21?⌄
M21 has 61 units in 1 block.
How much do I need to earn to buy at M21?⌄
For a unit around S$2.75M as a first home, you'd need roughly S$20,131/mo in income (assessed at the stress-test rate), with repayments near S$9,262/mo after a S$688k (25%) downpayment and S$107,100 Buyer's Stamp Duty.
Are prices at M21 going up?⌄
The median price per square foot at M21 has risen about 44% between 2015 and 2026, based on URA caveats. The year-by-year figures are in the price-trend table above.
Which primary schools are within 1 km of M21?⌄
St. Joseph's Institution Junior, Hong Wen School are within 1 km of M21. Homes within 1 km of a primary school get priority in Primary 1 (P1) registration.