M21
Mandalay Road · District 11 · Core Central Region · Freehold
Over the last 12 months to Oct 2026, 3 units at M21 sold at a median of S$2,017 psf (from S$1,926 to S$2,044); the median price was S$3,380,000.
That is 3.1% below the District 11 median over the same 12 months (S$2,082 psf, 391 sales).
Source: URA private residential transactions and rentals, data to Oct 2026, updated 2026-10-28. · How we calculate
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Price by floor band and unit size (5 years)
| Floor band | 1,000–1,299 sqft | 1,300 sqft and above |
|---|---|---|
| 16-20 | — | S$ 1,356 (3, -20.8%) |
| 06-10 | S$ 1,689 (3, -1.3%) | S$ 1,926 (3, +12.6%) |
Median psf, (number of sales, difference from this project's median). URA reports floor bands of 5 storeys, not exact floors or stacks.
Types of sale
- Resale: 14 sales — resold after completion
Recent sales
| Month | Size | Price | Price psf | Floor band | Type |
|---|---|---|---|---|---|
| Jul 2026 | 1,345 sqft | S$ 2,750,000 | S$ 2,044 | 06-10 | Resale |
| Jun 2026 | 1,755 sqft | S$ 3,380,000 | S$ 1,926 | 06-10 | Resale |
| Apr 2026 | 1,755 sqft | S$ 3,538,888 | S$ 2,017 | 16-20 | Resale |
| Aug 2025 | 1,066 sqft | S$ 1,800,000 | S$ 1,689 | 06-10 | Resale |
| Jun 2024 | 1,066 sqft | S$ 1,750,000 | S$ 1,642 | 06-10 | Resale |
| Apr 2024 | 1,066 sqft | S$ 1,858,888 | S$ 1,744 | 06-10 | Resale |
| Apr 2024 | 1,755 sqft | S$ 3,200,000 | S$ 1,824 | 11-15 | Resale |
| Sep 2023 | 2,433 sqft | S$ 3,180,000 | S$ 1,307 | 16-20 | Resale |
| Oct 2022 | 3,208 sqft | S$ 4,350,000 | S$ 1,356 | 16-20 | Resale |
| Oct 2022 | 1,345 sqft | S$ 2,550,000 | S$ 1,895 | 11-15 | Resale |
| Oct 2022 | 1,755 sqft | S$ 2,980,000 | S$ 1,698 | 06-10 | Resale |
| Sep 2022 | 710 sqft | S$ 1,190,000 | S$ 1,675 | 01-05 | Resale |
| Jun 2022 | 710 sqft | S$ 1,150,000 | S$ 1,619 | 11-15 | Resale |
| Nov 2021 | 1,345 sqft | S$ 2,320,000 | S$ 1,724 | 01-05 | Resale |
Rents, last 12 months
- 2-bedroom: S$ 5,000/mo (S$4,200–S$5,100, 3 contracts)
- 4-bedroom: S$ 7,200/mo (S$6,800–S$7,500, 5 contracts)
Primary schools within 2 km
2026 Phase 2C: ballot at SC1-2 · 133% demand
Straight-line distance from the project's URA map point. MOE measures from your home building to the school boundary, so check your exact address on OneMap. How distance is measured
Other projects within 1 km
- The Serra Residences ≈ 0.13 km · S$ 3,315 psf (24)
- Montebleu ≈ 0.19 km · S$ 1,982 psf (5)
- Pavilion 11 ≈ 0.21 km · S$ 2,107 psf (5)
- The Mezzo ≈ 0.45 km · S$ 1,650 psf (6)
- Verticus ≈ 0.47 km · S$ 2,355 psf (6)
- Va Residences ≈ 0.48 km · S$ 1,597 psf (5)
- Okio ≈ 0.48 km · S$ 1,784 psf (10)
- Prestige Heights ≈ 0.5 km · S$ 1,765 psf (7)
Questions
- What is the price per sq ft at M21?
- Over the last 12 months to Oct 2026, 3 units sold at a median of S$2,017 psf, from S$1,926 to S$2,044 (URA).
- Which primary schools are within 1 km of M21?
- By straight-line distance: St. Joseph's Institution Junior, Hong Wen School. Check your exact address on OneMap for MOE's official band.
- How much do units at M21 rent for?
- 8 rental contracts in the last 12 months, by bedrooms (2/4); the medians are listed above (URA).
Past transactions summarised from public URA data — not a valuation or financial advice. Prices for a particular unit depend on its size, floor, facing and condition.