Blk 21 Joo Seng Rd
Completed 1987 · 11 storeys · 58 flats · 61 years 03 months remaining · 14 resale transactions on record · maisonettes on the record · median household income in Toa Payoh: $8,500/mo
11 storeys · completed 1987
What the record shows
A executive here sold for $980,000 in Jul 2026. The same flat type in this block averaged $722,667 in 2020 - a gain of $257,333 - about $118 a day while the owner slept.
This block crosses 60 years remaining in 2027 - the line where CPF usage rules begin tightening for buyers. In Toa Payoh over the last two years, flats below that line sold at a median 47% below their younger neighbours' PSF (967 sales).
Across Toa Payoh, roughly 3,491 flats in newly-completed blocks reach the end of MOP between 2026 and 2028 - new sellers entering this market.
Rent check
What flats in this block actually rented for in the last 12 months - official approvals, not listings. If you’re quoted much more, you have a number to negotiate with.
| Type | Block median | Range | Toa Payoh median | Gross yield | Rented |
|---|---|---|---|---|---|
| EXECUTIVE | $3,500/mo | $3,500–$3,500 | $3,900/mo | 4.3% | 1 |
Price trend
median PSF by year · ━ this block · ╌ Toa Payoh · gaps = years with no sales here
Every recent sale HDB official record, latest 14
| Month | Type | Storey | Area (sqm) | Price | PSF | Lease left |
|---|---|---|---|---|---|---|
| Jul 2026 | EXECUTIVE | 07 to 09 | 146 | $980,000 | $624 | 61y 03m |
| Mar 2025 | EXECUTIVE | 01 to 03 | 151 | $875,000 | $538 | 62y 07m |
| Feb 2025 | EXECUTIVE | 01 to 03 | 146 | $930,000 | $592 | 62y 08m |
| Jan 2025 | EXECUTIVE | 10 to 12 | 146 | $1,030,000 | $655 | 62y 10m |
| Nov 2024 | EXECUTIVE | 07 to 09 | 152 | $1,200,000 | $733 | 62y 11m |
| Nov 2023 | EXECUTIVE | 04 to 06 | 146 | $880,000 | $560 | 63y 11m |
| Jul 2023 | EXECUTIVE | 10 to 12 | 146 | $838,000 | $533 | 64y 02m |
| Apr 2022 | EXECUTIVE | 04 to 06 | 155 | $810,000 | $485 | 65y 05m |
| Jan 2021 | EXECUTIVE | 10 to 12 | 146 | $690,000 | $439 | 66y 09m |
| Dec 2020 | EXECUTIVE | 04 to 06 | 146 | $668,000 | $425 | 66y 10m |
| Jun 2019 | EXECUTIVE | 07 to 09 | 146 | $696,000 | $443 | 68y 03m |
| Jun 2019 | EXECUTIVE | 04 to 06 | 146 | $645,000 | $410 | 68y 03m |
| Jan 2019 | EXECUTIVE | 07 to 09 | 155 | $688,000 | $412 | 68y 08m |
| Oct 2017 | EXECUTIVE | 04 to 06 | 146 | $665,000 | $423 | 69y 11m |
Who lives in Toa Payoh
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
The neighbourhood
What sits around this address - distances computed from official OneMap and LTA records.
Around this block
The nearest blocks by actual distance - street names are postal artifacts, so true neighbours often sit on a different road. Price gaps are median-vs-median on the flat type both blocks actually trade.
built 1987 · same generation
built 1987 · same generation
built 1982 · same generation
built 1968 · 20 fewer lease years than this block
built 1982 · same generation
built 1968 · 20 fewer lease years than this block
Condos nearby
The private premium, measured: the nearest condo trades at 4.6×this block’s PSF.
Grounded in this block’s own resale record, trend and lease - ask away.