M21
14 filed transactions · District 11 · CCR
URA Data Service — PMI_Resi_Transaction · 2021-09 to 2026-09 · accessed 2026-09-30
What are you here to work out?
Median price by month11 months with a sale
The transactions behind those figures
14 of 14 · filed, nothing modelledURA does not include the number of bedrooms in a sale record.
Why a range, not one number. No record shows your floor, facing, renovation or lease, and where your unit sits inside this spread depends on them.
Dataset licences and attribution
Where it sitsThe whole map
Sun and shadow here — any hour, any monthDeeper checks
What changes from one home to the next.
Floor, surroundings, nearby sales, afternoon sun and the history of the land—shown only where the public record carries enough to say something.
What the floor is worth
Too few filed sales at both ends of this project — it needs 3 high and 3 low. The figure beside is District 11, not here.
Middle of 8 projects in District 11 that clear the bar — half fall between +4.1% and +14.7%. 1 came out negative — high floors sold for less in 1 of them.
Every band in District 11, for reference. Pooled across buildings, so it mixes the age of an estate with height; the two figures above hold a building constant.
| Storeys | Median psf | Filed sales |
|---|---|---|
| 01-05 | S$2,115 | 498 |
| 06-10 | S$2,400 | 357 |
| 11-15 | S$2,456 | 206 |
| 16-20 | S$2,785 | 160 |
| 21-25 | S$3,083 | 104 |
| 26-30 | S$3,252 | 87 |
URA Data Service — PMI_Resi_Transaction · accessed 2026-09-30 · storey bands as published · a median of filed sales, not a valuation of any home
What's around
Straight-line distance from the building — the walk is longer, and how much longer depends on what is in the way.
- St. Joseph'S Institution JuniorBallot at 1–2 km 2C 2025646m
- Hong Wen SchoolBallot even within 1 km 2C 2025975m on the 1km line
7 more between 1km and 2km
- Farrer Park Primary School1.1km
- CHIJ Primary (Toa Payoh)1.4km
- Anglo-Chinese School (Primary)1.5km · 2C two-track
- Kheng Cheng School1.7km
- Anglo-Chinese School (Junior)1.7km · 2C two-track
- Pei Chun Public School1.8km
- Bendemeer Primary School1.8km
What MOE changed
MOE is splitting Phase 2C places equally into a track for homes within 2km and a track for homes beyond it, with neither track having priority over the other, at twelve schools where public housing is under 40% of dwelling units within 2km. Both tracks ballot within themselves, and a home beyond 2km goes from last in line to half the places. Every other school in this list is unchanged. Announced 10 September 2026; it first applies to children entering Primary 1 in 2028.
How this distance differs from MOE's
MOE measures in a straight line to the school's land boundary from the address on your child's registration. This site measures from the block to the school's single registered coordinate. A large campus can therefore read as further away here, and a school near the line can fall on either side when MOE measures it. An oversubscribed school still ballots within a band.
- Novena525m
- Toa Payoh1.1km
- Farrer Park1.2km
- Hawker centreWhampoa Drive Blk 91/92 (Whampoa Drive Makan Place/Whampoa Market)583m
- ParkNovena PK676m
- Preschools6 within 1kmnearest 157m
- Other schoolsNorthlight School853m
Coordinates from OneMap, © Singapore Land Authority. Distances are straight-line.
Station exit locations — LTA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
School addresses — MOE School Directory and Information (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
Hawker centre locations — NEA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
Park locations — NParks (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
Preschool locations — ECDA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
What has sold nearby300m
From 216 filed sales, at most the 20 most recent per project — 4 have sold more than is counted here.
Scroll sideways to see the date, storey, size and psf →
| Project | Away | Filed | Floor | Size | PSF |
|---|---|---|---|---|---|
| Chelsea Grove | 296m | 2026-09 | 01-05 | 89 sqm | $1,545 |
| Montebleu | 194m | 2026-08 | 16-20 | 75 sqm | $2,005 |
| Nova 88 | 253m | 2026-08 | 11-15 | 116 sqm | $1,730 |
| 8 Bassein | 143m | 2026-07 | 06-10 | 42 sqm | $1,847 |
| D' Ixoras | 178m | 2026-07 | 11-15 | 78 sqm | $1,727 |
| Mandale Heights | 221m | 2026-07 | 06-10 | 53 sqm | $1,367 |
| Landed · Prome Road | 286m | 2026-07 | — | 102 sqm | $3,003 |
| Zedge | 81m | 2026-06 | 06-10 | 70 sqm | $1,843 |
| The Ansley | 84m | 2026-06 | 01-05 | 68 sqm | $1,571 |
| Montebleu | 194m | 2026-06 | 06-10 | 75 sqm | $1,982 |
| Pavilion 11 | 243m | 2026-06 | 11-15 | 89 sqm | $2,171 |
| Pavilion 11 | 243m | 2026-06 | 16-20 | 138 sqm | $2,107 |
| Montebleu | 194m | 2026-05 | 11-15 | 75 sqm | $1,982 |
| Zedge | 81m | 2026-04 | 06-10 | 85 sqm | $1,913 |
| 8 Bassein | 143m | 2026-04 | 11-15 | 209 sqm | $1,222 |
| 8 Bassein | 143m | 2026-04 | 06-10 | 40 sqm | $1,877 |
| The Ansley | 84m | 2026-03 | 06-10 | 68 sqm | $1,746 |
| 8 Bassein | 143m | 2026-03 | 06-10 | 42 sqm | $1,880 |
The 18 most recent of 216 at this radius. Storey bands as published; no feed carries a unit number.
Where the money actually goes
Drag the sale price. Everything moves.
Use the “What happens if” figure in your CPF Home ownership dashboard. Leave blank to estimate it.
Used only for the estimate when accrued interest is blank.
A sale at S$2,650,000
Your figures · CPF interest estimated| Sale price | S$2,650,000 |
| Redeems the loan | −S$180,000 |
| Agent fee (2% + GST) and legal | −S$60,570 |
| Refund to your CPFprincipal plus estimated accrued interest | −S$202,416 |
| Cash to you | S$2,207,014 |
Look up somewhere else
Any HDB block or private project in Singapore.