M21
M21 is a freehold apartment in District 11 (Novena) that obtained TOP in 2010, with 61 units across 1 block. Across 104 transactions on record, units have recently transacted around S$2.55M (S$1,689 psf, ~1,346 sqft). There are 2 units for sale from S$1.40M to S$1.40M.
What are the key facts about M21?
M21 is a freehold apartment in District 11 (Novena) that obtained TOP in 2010, with 61 units across 1 block.
- Tenure
- Freehold
- TOP / Completion
- 2010
- Developer
- FORTUNE CAPITAL PTE LTD
- Total units
- 61
- Blocks
- 1
- District / Area
- District 11 (Novena)
- Market segment
- CCR
- Median PSF
- S$1,689 psf
- Last transacted
- Jun 2026
- Remaining lease
- Freehold
What is the price and PSF at M21?
Units have recently transacted around S$2.55M (S$1,689 psf), at a gross rental yield of about 2.0% (URA caveat data).
Recent median price
S$2.55M
recent · 104 sales on record
Median PSF
S$1,689 psf
recent transactions
Median rent (monthly)
S$4,255
246 rentals on record
Gross rental yield
2.0%
indicative, gross
Source: URA caveat data, through Jun 2026.
What has recently sold at M21?
M21 has 104 recorded sales; the most recent transacted at S$3,380,000 in Jun 2026 (URA caveat data).
| Date | Price | Size (sqft) | 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 |
| Jun 2022 | S$1,150,000 | 710 | S$1,619 psf |
104 sales and 246 rentals on record since Sept 2007. Source: URA.
Are prices at M21 rising?
The median transacted PSF at M21 has risen 37% over the past 11 years (2015–2026), from S$1,402 psf to S$1,926 psf (URA caveats).
| Year | Median PSF | Median price | Sales | YoY |
|---|---|---|---|---|
| 2026 | S$1,926 psf | S$3.38M | 2 | +10.4% |
| 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.
How many property agents are active around M21?
5,863 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
5,863
District 11 · closed ≥1 deal
Deals on record
30,351
all-time · all property types
Source: CEA public transaction records, attributed to District 11across HDB, condo and landed (agent activity isn't published at project level). Browse the agent directory or compare every market segment.
What bedroom types are available at M21?
M21 has 2 units listed for sale, spanning 2-bedroom layouts.
Based on units currently listed for sale.
| Bedrooms | For sale | Price range | Median PSF |
|---|---|---|---|
| 2-bedroom | 2 | S$1.40M–S$1.40M | — |
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.
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
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.
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$2.55M) needs about S$18,667/mo in income and S$8,588/mo in repayments, after S$97,100 stamp duty and a S$638k downpayment.
Illustrative, for a Singapore Citizen buying a unit at the recent median price (S$2.55M) 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$97,100
BSD, tiered
Downpayment (25%)
S$638k
cash + CPF
Monthly instalment
S$8,588/mo
30y @ 3.5%
Income required
S$18,667/mo
TDSR @ stress rate
Weighing it up as an investment? Gauge the odds with the profitability model, or read how to tell if a condo is profitable →
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
How much does a unit at M21 cost?⌄
Units at M21 have recently transacted around S$2.55M (S$1,689 psf), from 104 sales on record (URA caveats). The exact price depends on size, floor and facing.
How much do I need to earn to buy at M21?⌄
For a unit around S$2.55M as a first home, you'd need roughly S$18,667/mo in income (assessed at the stress-test rate), with repayments near S$8,588/mo after a S$638k (25%) downpayment and S$97,100 Buyer's Stamp Duty.
Is M21 a good investment?⌄
Gross rental yield is about 2.0%; median PSF has risen about 37% since 2015. Whether it suits you depends on your budget, holding period and the unit's size, floor and facing — all summarised on this page from URA data.
Are prices at M21 going up?⌄
The median transacted PSF at M21 has risen about 37% between 2015 and 2026, based on URA caveats. Year-by-year figures are in the price-trend table above.
Is M21 freehold or leasehold?⌄
M21 is freehold — ownership does not expire.
When was M21 built and who developed it?⌄
M21 obtained TOP in 2010, developed by FORTUNE CAPITAL PTE LTD, with 61 units across 1 block.
How many units are for sale at M21?⌄
There are 2 units for sale at M21, from S$1.40M to S$1.40M.
What is the nearest MRT to M21?⌄
The nearest MRT/LRT station to M21 is Novena MRT, about 609 m away (~10 min walk).
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 qualify for Primary 1 (P1) registration priority.