Blk 21 Joo Seng Rd
JOO SENG RD · TOA PAYOH · Singapore 360021 · D13
Median PSF · 12m
S$621
Median price · 12m
S$976K
Latest sale
S$973K
Oct 2026
1-year change
-0.4%
Sales · 12m
4
79 all time
Gross yield
4.55%
1 leases
Price history
How this development has traded
Median transacted price and price per square foot by quarter, from every sale on record here.
- Change over window
- +27.5%
- Annualised
- +14.9%
- Transactions
- 18
- 1 year
- -0.4%
- 3 years p.a.
- +5.2%
- 5 years p.a.
- +7.5%
- Median size
- 1,572 sqft
Against the neighbourhood
How it compares within D13
Macpherson, Braddell, Potong Pasir. All figures are medians over the last 12 months for HDB flats in this district.
| Measure | Blk 21 Joo Seng Rd | D13 median | Difference |
|---|---|---|---|
| Median PSF | S$621 | S$984 | -36.8% |
| Median price | S$976K | S$827K | +18.1% |
| Gross rental yield | 4.55% | 6.07% | -1.5 pts |
| 1-year price change | -0.4% | +14.7% | -15.0 pts |
This development trades about 37% below the D13 median price per square foot.
Rental
Rent and yield
From HDB approved subletting contracts published on data.gov.sg.
Median monthly rent
S$3,600
Contracts · 12m
1
Implied annual rent
S$43K
Gross yield
4.55%
| Unit type | Contracts | Median rent |
|---|---|---|
| EXECUTIVE | 1 | S$3,600 |
Investment analysis
Investment score 55 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
55/100
100% of the scoring weight measurable
Every bar is a percentile rank, so 70 means this development sits above roughly 70% of its peers on that factor. Factors we cannot measure are excluded and the remaining weights are rebalanced, rather than scored as zero.
- Supply riskweight 10%100
Upcoming units recorded in the same district. Higher score means less competing supply.
- Valuationweight 22%98
How its median price per square foot compares with its own district.
- Price momentumweight 18%70
Three-year annualised change in median PSF, or one year where three is unavailable.
- Liquidityweight 15%42
Transactions in the last 12 months — how easily it trades.
- Locationweight 15%21
Distance to the nearest rail station, plus schools within 1 km. Nearest is Mattar MRT at 840 m.
- Rental yieldweight 20%5
Gross yield against every other development in its segment.
The investment score is an analytical indicator computed from transaction and location data. It is not a recommendation, a forecast, or financial advice.
Location
Nearby amenities
Rail stations
- Mattar MRT840 m
- Tai Seng MRT850 m
- Bartley MRT1.0 km
- Woodleigh MRT1.2 km
Schools within 2 km
- Cedar Primary Schoolprimary580 m
- Bartley Secondary Schoolsecondary (s1-s5)710 m
- Cedar Girls' Secondary Schoolsecondary (s1-s4)740 m
- Canossa Catholic Primary Schoolprimary800 m
- Maris Stella High Schoolmixed level (p1-s4)880 m
- St. Gabriel'S Secondary Schoolsecondary (s1-s5)1.5 km
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
No upcoming supply is recorded nearby. URA pipeline data requires an API key, which is not configured, so this section may be incomplete.
The record
Transactions at this development
| Month | Type | Price | Size | PSF | Floor | Lease left |
|---|---|---|---|---|---|---|
| Oct 2026 | EXECUTIVE | S$972,888 | 1,572 sqft | S$619 | 10 TO 12 | 61 yrs |
| Oct 2026 | EXECUTIVE | S$972,888 | 1,572 sqft | S$619 | 10 TO 12 | 61 yrs |
| Jul 2026 | EXECUTIVE | S$980,000 | 1,572 sqft | S$624 | 07 TO 09 | 61 yr 3 mo |
| Jul 2026 | EXECUTIVE | S$980,000 | 1,572 sqft | S$624 | 07 TO 09 | 61 yr 3 mo |
| Mar 2025 | EXECUTIVE | S$875,000 | 1,625 sqft | S$538 | 01 TO 03 | 62 yr 7 mo |
| Mar 2025 | EXECUTIVE | S$875,000 | 1,625 sqft | S$538 | 01 TO 03 | 62 yr 7 mo |
| Feb 2025 | EXECUTIVE | S$930,000 | 1,572 sqft | S$592 | 01 TO 03 | 62 yr 8 mo |
| Feb 2025 | EXECUTIVE | S$930,000 | 1,572 sqft | S$592 | 01 TO 03 | 62 yr 8 mo |
| Jan 2025 | EXECUTIVE | S$1,030,000 | 1,572 sqft | S$655 | 10 TO 12 | 62 yr 10 mo |
| Jan 2025 | EXECUTIVE | S$1,030,000 | 1,572 sqft | S$655 | 10 TO 12 | 62 yr 10 mo |
| Nov 2024 | EXECUTIVE | S$1,200,000 | 1,636 sqft | S$733 | 07 TO 09 | 62 yr 11 mo |
| Nov 2024 | EXECUTIVE | S$1,200,000 | 1,636 sqft | S$733 | 07 TO 09 | 62 yr 11 mo |
| Nov 2023 | EXECUTIVE | S$880,000 | 1,572 sqft | S$560 | 04 TO 06 | 63 yr 11 mo |
| Nov 2023 | EXECUTIVE | S$880,000 | 1,572 sqft | S$560 | 04 TO 06 | 63 yr 11 mo |
| Jul 2023 | EXECUTIVE | S$838,000 | 1,572 sqft | S$533 | 10 TO 12 | 64 yr 2 mo |
| Jul 2023 | EXECUTIVE | S$838,000 | 1,572 sqft | S$533 | 10 TO 12 | 64 yr 2 mo |
| Apr 2022 | EXECUTIVE | S$810,000 | 1,668 sqft | S$485 | 04 TO 06 | 65 yr 5 mo |
| Apr 2022 | EXECUTIVE | S$810,000 | 1,668 sqft | S$485 | 04 TO 06 | 65 yr 5 mo |
| Jan 2021 | EXECUTIVE | S$690,000 | 1,572 sqft | S$439 | 10 TO 12 | 66 yr 9 mo |
| Dec 2020 | EXECUTIVE | S$668,000 | 1,572 sqft | S$425 | 04 TO 06 | 66 yr 10 mo |
| Jun 2019 | EXECUTIVE | S$696,000 | 1,572 sqft | S$443 | 07 TO 09 | 68 yr 3 mo |
| Jun 2019 | EXECUTIVE | S$645,000 | 1,572 sqft | S$410 | 04 TO 06 | 68 yr 3 mo |
| Jan 2019 | EXECUTIVE | S$688,000 | 1,668 sqft | S$412 | 07 TO 09 | 68 yr 8 mo |
| Oct 2017 | EXECUTIVE | S$665,000 | 1,572 sqft | S$423 | 04 TO 06 | 69 yr 11 mo |
| Jul 2016 | EXECUTIVE | S$655,000 | 1,668 sqft | S$393 | 04 TO 06 | 71 yrs |
| Sep 2014 | EXECUTIVE | S$678,000 | 1,572 sqft | S$431 | 04 TO 06 | 72 yr 4 mo |
| Apr 2014 | EXECUTIVE | S$700,000 | 1,572 sqft | S$445 | 07 TO 09 | 72 yr 9 mo |
| Apr 2011 | EXECUTIVE | S$560,000 | 1,636 sqft | S$342 | 01 TO 03 | 75 yr 9 mo |
| Feb 2010 | EXECUTIVE | S$510,000 | 1,572 sqft | S$325 | 10 TO 12 | 76 yr 11 mo |
| Aug 2008 | EXECUTIVE | S$430,000 | 1,572 sqft | S$274 | 04 TO 06 | 78 yr 5 mo |
| Oct 2006 | EXECUTIVE | S$355,000 | 1,668 sqft | S$213 | 07 TO 09 | 80 yr 3 mo |
| Aug 2005 | EXECUTIVE | S$313,000 | 1,668 sqft | S$188 | 04 TO 06 | 81 yr 5 mo |
| Jul 2005 | EXECUTIVE | S$305,000 | 1,572 sqft | S$194 | 01 TO 03 | 81 yr 6 mo |
| Oct 2004 | EXECUTIVE | S$340,000 | 1,668 sqft | S$204 | 04 TO 06 | 82 yr 3 mo |
| Dec 2003 | EXECUTIVE | S$325,000 | 1,572 sqft | S$207 | 01 TO 03 | 83 yr 1 mo |
| Aug 2003 | EXECUTIVE | S$350,000 | 1,636 sqft | S$214 | 01 TO 03 | 83 yr 5 mo |
| Apr 2003 | EXECUTIVE | S$400,000 | 1,572 sqft | S$255 | 07 TO 09 | 83 yr 9 mo |
| Aug 2002 | EXECUTIVE | S$418,000 | 1,572 sqft | S$266 | 01 TO 03 | 84 yr 5 mo |
| Feb 2002 | EXECUTIVE | S$420,000 | 1,572 sqft | S$267 | 04 TO 06 | 84 yr 11 mo |
| Aug 2001 | EXECUTIVE | S$445,000 | 1,572 sqft | S$283 | 04 TO 06 | 85 yr 5 mo |
Showing the 40 most recent of 79 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 3 Upp Aljunied Lane
S$570
+2.9%2 sales9.7% yield
Blk 5 Upp Aljunied Lane
S$494
-12.0%2 sales10.1% yield
Blk 10 Joo Seng Rd
S$578
—2 sales6.2% yield
Blk 19 Joo Seng Rd
S$635
+9.0%2 sales5.3% yield
Blk 11 Joo Seng Rd
S$594
—2 sales5.6% yield
Blk 9 Joo Seng Rd
S$927
+5.4%12 sales5.4% yield
Blk 4 Upp Aljunied Lane
S$494
+0.7%2 sales10.7% yield
Blk 15 Joo Seng Rd
S$604
+12.3%6 sales6.9% yield
Important
Property values shown are estimates generated from available transaction and market data and are not official valuations. Actual transaction prices may differ. Data availability and accuracy depend on the underlying source datasets. Users should conduct their own due diligence and seek professional advice where appropriate.