District 11 · Novena · CCR
M21
Mandalay Road · Apartment · Freehold
Current PSF
$1,878
-5.6% vs district median
Gross yield
2.7%
median rent $6,800/mo
3-year gain
50.9%
Transactions · 5y
17
3 in last 12 months
Nearest MRT
Novena Mrt Station · 618.558m
NSL
Future MRT
Bright Hill Mrt Station
CRL · 2030
Vs local HDB
-
Area income
$11,500/mo median
residential zone
En-bloc potential33 / 100
· composite of plot use, age, tenure, value gap & size
Tenanted
100%
units with active leases
Rent momentum
-
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
9%
PSF dispersion within project
The neighbourhood
P1 ring
St. Joseph'S Institution Junior 634m · Phase 2C 1.5× balloted · Hong Wen School 976m · Phase 2C 2.5× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Bendemeer Secondary School · 1.3km
Food
Whampoa Drive Blk 91/92 (Whampoa Drive Makan Place/Whampoa Market) · 584m - 3 hawker centres within 1km
Green
Pek Kio Park · 668m - 6 parks within 1km
Mall
Zhongshan Mall · 554m
Health
Tan Tock Seng Hospital (hospital) · 215m
Who lives in Novena
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
Residents
49,330
Median age
43 yrs
45% under 40 · getting older
Children 0–9
5,060
▲ 1% since 2015 · future P1 demand
Household size
3.1 avg
Homes
44% HDB
39% condo · 16% landed
Degree holders
48%
residents 15+
Commute
48% transit
31% drive
45 min+ to work
16%
The neighbourhood, photographed
freely-licensed photographs taken within ~450 m · Wikimedia Commons
Price trend average PSF by year
2021
$1,560
2022
$1,649
+5.7%
2023
$1,307
-20.7%
2024
$1,737
+32.9%
2025
$1,689
-2.8%
2026
$1,972
+16.8%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $3,400/mo | $4.53 | 2.9% | 13 |
| 2BR | $4,800/mo | $4.57 | 2.9% | 14 |
| 3BR | $5,000/mo | $3.70 | 2.4% | 7 |
| 4BR | $6,900/mo | $3.94 | 2.5% | 12 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $3,380,000 | 1,755 | $1,926 | 06-10 |
| Apr 2026 | $3,538,888 | 1,755 | $2,017 | 16-20 |
| Aug 2025 | $1,800,000 | 1,066 | $1,689 | 06-10 |
| Jun 2024 | $1,750,000 | 1,066 | $1,642 | 06-10 |
| Apr 2024 | $3,200,000 | 1,755 | $1,824 | 11-15 |
| Apr 2024 | $1,858,888 | 1,066 | $1,744 | 06-10 |
| Sept 2023 | $3,180,000 | 2,433 | $1,307 | 16-20 |
| Oct 2022 | $4,350,000 | 3,208 | $1,356 | 16-20 |
| Oct 2022 | $2,980,000 | 1,755 | $1,698 | 06-10 |
| Oct 2022 | $2,550,000 | 1,345 | $1,895 | 11-15 |
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More in District 11
The HDB blocks next door
The entry point, measured: what the resale flats around M21 actually sell for - this project trades at 2.8× the nearest block’s PSF.