Resale Project Scorecard
Domain 21
D03 · Alexandra, Queenstown · 99-year leasehold · completed 2007 · 141 units
Grade B, 5.70 out of 10, the 33rd highest score among 39 resale condos in District 3.
How to read this grade. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation.
TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Read the evidence →
- Lease left, about
- 77 yrs
- Resales, 12 months to Oct 2026
- 6
- To Tiong Bahru MRT
- 650 m
3D model: block outlines © OpenStreetMap contributors, roof heights from OneMap 3D (SLA)
Domain 21 Score
- B
- Grade
- Score out of 10
- 5.70
- Highest score among 39 resale condos in District 3
- 33rd
Solid, middle-of-the-pack project. Key weaknesses: future transformation.
Project's Historical Performance25%5/10
Avg Ann. of +3.18% — near-median performance within its 2007-era cohort (46th percentile).
The district median is 6/10.
Primary School Effect20%7/10
2 primary schools within 1km (nearest: Alexandra Primary School at 0.03km). Strong school proximity — a genuine advantage for young families.
The district median is 7/10.
- Alexandra Primary School
- Zhangde Primary School
Within 1km on OneMap's School Query for at least one block, the measure MOE uses for Primary 1. Check your block's postal code on OneMap School Query →
Project Size16%5/10
141 units — boutique development. Lower transaction frequency and limited shared facilities.
The district median is 8/10.
MRT Proximity13%7/10
650 m from Tiong Bahru MRT (EW17) — short walk to MRT, good transport convenience.
The district median is 9/10.
Rental Yield10%5/10
Rental yield of 3.44% — above-average income return.
The district median is 5/10.
Tenure10%7/10
99YR tenure — about 77 years remaining; some long-term decay exposure but not imminent.
The district median is 8/10.
Future Transformation6%2/10
Marginal future-catalyst exposure — nearest driver: Newton–Orchard mixed-use precinct at 2.74km, beyond meaningful proximity bands. Score is low but a forward-looking catalyst was still identified.
The district median is 3/10.
Scores updated October 2026. On the map →
Why Domain 21 scores 5.70
Domain 21 scores 5.70 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 1462nd of 2,350 resale condos scored in Singapore and 33rd of 39 in District 3 (Alexandra, Queenstown). Its strongest factors are Primary School Effect (7/10) and MRT Proximity (7/10); its weakest is Future Transformation (2/10).
| Factor | This condoDomain 21 | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 5/10 | 6/10 | −0.25 | 18% of district |
| Primary School Effect20% | 7/10 | 7/10 | ±0.00 | 32% of district |
| Project Size16% | 5/10 | 8/10 | −0.48 | 21% of district |
| MRT Proximity13% | 7/10 | 9/10 | −0.26 | 3% of district |
| Rental Yield10% | 5/10 | 5/10 | ±0.00 | 34% of district |
| Tenure10% | 7/10 | 8/10 | −0.10 | 16% of district |
| Future Transformation6% | 2/10 | 3/10 | −0.06 | 0% of district |
Medians are across the 39 scored resale projects in District 3 (Alexandra, Queenstown). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between Domain 21 and a median-profile project (6.83). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
Domain 21 Prices
By unit type at Domain 21
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 2-bedroom926 sq ft | 926 sq ft | $1.75M to $2.19M | $2,107 psf | 3 |
| 3-bedroom1,281 sq ft | 1,281 sq ft | $2.66M | $2,077 psf | 2 |
Past transactions at Domain 21
29 resales, Nov 2021 to Oct 2026 · median $1,880 psf · $930,000 to $3,500,000 · 28 of 29 sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 11 Sep 2026 | 21 Delta Road | 21 | #21-03032BR · Blk 21 | 2BR | 1,023 | $2,142 | $2,190,000 | Resale |
| 9 Jul 2026 | 23 Delta Road | 19 | #19-06061BR · Blk 23 | 1BR | 560 | $1,787 | $1,000,000 | Resale |
| 18 Jun 2026 | 21 Delta Road | 7 | #07-01013BR · Blk 21 | 3BR | 1,281 | $2,061 | $2,640,000 | Resale |
| 28 Apr 2026 | 23 Delta Road | 20 | #20-07072BR · Blk 23 | 2BR | 926 | $2,107 | $1,950,000 | Resale |
| 2 Feb 2026 | 21 Delta Road | 17 | #17-03032BR · Blk 21 | 2BR | 883 | $1,983 | $1,750,000 | Resale |
| 17 Nov 2025 | 23 Delta Road | 17 | #17-05053BR · Blk 23 | 3BR | 1,281 | $2,092 | $2,680,000 | Resale |
| 16 Oct 2025 | 21 Delta Road | 17 | #17-01013BR · Blk 21 | 3BR | 1,281 | $2,100 | $2,690,000 | Resale |
| 31 Jul 2025 | 23 Delta Road | 19 | #19-08082BR · Blk 23 | 2BR | 904 | $1,880 | $1,700,000 | Resale |
| 23 May 2025 | 21 Delta Road | 19 | #19-01013BR · Blk 21 | 3BR | 1,281 | $2,069 | $2,650,000 | Resale |
| 17 Dec 2024 | 21 Delta Road | 19 | #19-03032BR · Blk 21 | 2BR | 883 | $2,006 | $1,771,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D3 |
|---|---|---|---|
| Nov 2021 – Jan 2022 | 3 | $1,616 psf | $1,818 psf |
| Feb–Apr 2022 | 2 | $1,590 psf | $1,937 psf |
| May–Jul 2022 | — | — | $1,928 psf |
| Aug–Oct 2022 | 3 | $1,661 psf | $2,009 psf |
| Nov 2022 – Jan 2023 | 1 | — | $2,010 psf |
| Feb–Apr 2023 | 3 | $1,781 psf | $2,013 psf |
| May–Jul 2023 | 2 | $1,884 psf | $2,033 psf |
| Aug–Oct 2023 | — | — | $2,179 psf |
| Nov 2023 – Jan 2024 | 1 | — | $2,132 psf |
| Feb–Apr 2024 | 1 | — | $2,180 psf |
| May–Jul 2024 | 2 | $1,933 psf | $2,206 psf |
| Aug–Oct 2024 | — | — | $2,190 psf |
| Nov 2024 – Jan 2025 | 2 | $2,010 psf | $2,171 psf |
| Feb–Apr 2025 | — | — | $2,227 psf |
| May–Jul 2025 | 2 | $1,975 psf | $2,182 psf |
| Aug–Oct 2025 | 1 | — | $2,252 psf |
| Nov 2025 – Jan 2026 | 1 | — | $2,227 psf |
| Feb–Apr 2026 | 2 | $2,045 psf | $2,253 psf |
| May–Jul 2026 | 2 | $1,924 psf | $2,295 psf |
| Aug–Oct 2026 | 1 | — | $2,250 psf |
A quarter is plotted from two sales up; the district line from ten.
Sellers here made a median +3.7% a year, ranked 12 of 26 in D03 and 294 of 715 condos. See the most profitable condos in D03 →
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
Domain 21 Rent
- Median rent a month
- $3,400 to $6,650
- Gross yield
- 3.0% to 3.2%
- Rental contracts
- 35
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 1-bedroom | $3,400 | $3,400 to $3,630 | — | 8 |
| 2-bedroom | $5,280 | $5,000 to $5,500 | 3.2% | 20 |
| 3-bedroom | $6,650 | $6,500 to $6,800 | 3.0% | 7 |
Rental contracts at Domain 21
36 contracts, Sep 2025 to Aug 2026 · median $5,275 a month · $3,300 to $9,100
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 1BR | 700 to 800 sq ft | $4,500 |
| Aug 2026 | 3BR | 1,200 to 1,300 sq ft | $7,200 |
| Jul 2026 | 1BR | 500 to 600 sq ft | $3,700 |
| Jul 2026 | 2BR | 900 to 1,000 sq ft | $4,900 |
| Jul 2026 | 2BR | 900 to 1,000 sq ft | $5,000 |
| Jul 2026 | 2BR | 1,000 to 1,100 sq ft | $5,500 |
| Jul 2026 | 3BR | 1,200 to 1,300 sq ft | $6,500 |
| Jul 2026 | 3BR | 1,200 to 1,300 sq ft | $6,700 |
| Jun 2026 | 1BR | 500 to 600 sq ft | $3,400 |
| Jun 2026 | 2BR | 900 to 1,000 sq ft | $5,000 |
URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.
Domain 21 By stack
- Highest, stack 01
- $2,065 psf
- Lowest, stack 05
- $1,616 psf
- Stacks with 2+ resales
- 7
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 01 | $2,065 psf | 1,281 sq ft | Levels 5 to 19 | 6 |
| 02 | $1,950 psf | 1,033 sq ft | Levels 4 to 18 | 2 |
| 03 | $1,847 psf | 883 sq ft | Levels 13 to 22 | 6 |
| 05 | $1,616 psf | 1,281 sq ft | Levels 3 to 17 | 3 |
| 06 | $1,769 psf | 560 sq ft | Levels 7 to 21 | 4 |
| 07 | $2,015 psf | 926 sq ft | Levels 18 to 20 | 2 |
| 08 | $1,803 psf | 904 sq ft | Levels 10 to 21 | 5 |
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
Domain 21 Notes
How these numbers are worked out
- Grade B places Domain 21 in a relative band under the current seven-factor formula. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation. TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Two units can still be very different buys: the asking price, stack, floor, facing and condition decide the outcome.
- PSF against the district: $2,077 psf at Domain 21 against $2,254 psf across District 3, medians over 12 months.
- MRT distance is a straight line on the map; the walking route is longer.
- Prices: aggregates of URA REALIS resale caveats, data to October 2026 (Nov 2025 – Oct 2026; the year before is Nov 2024 – Oct 2025, median $2,013 psf). A specific unit's value depends on floor, size, facing and condition.
- By unit type: a price range is shown from three sales up; with two, the figure is the median. Unit types with one sale, and sales with no bedroom count on record, are left out.
- Past transactions: every resale and sub-sale caveat lodged with URA from Nov 2021 to Oct 2026, newest first; a unit is its storey and stack (#07-18). Typing a unit or a stack lists its sales across the whole span. Profit is the sale price less the seller's own purchase price as the caveats pair them, before stamp duties, fees and loan interest; the gain a year is compounded and shown from one year held. The trend line is the median from two sales up per month, quarter or half-year, the district line from ten. 10Y appears once the dataset runs that far back.
- Rent: aggregates of URA rental contracts, Sep 2025 – Aug 2026, for unit types with three contracts or more; the contract list under the table carries every letting on file, including those with no bedroom count, and URA publishes no unit number for a letting. "Most rents" is the middle half of contracts, shown from five up. Gross yield is a year of the median rent over the median resale price of the same unit type (12 months to October 2026, two sales or more), before maintenance fees, property tax, agent fees, vacancy and mortgage interest.
- By stack: resales from 2022 to Oct 2026, medians per stack. A stack is the last two digits of the unit number, so #05-37 and #08-37 are both stack 37. Stacks with one sale are left out, and prices moved over the period, so read a gap between two stacks as a lead to check, not a rule.
- Factor bars: the black mark on each bar is the district median.
- Score: seven weighted factors. Methodology published.
What the score cannot tell you
- RPS scores the project, not a unit. Floor, stack, facing, renovation and the asking price are outside the score. In the 12 months to October 2026, the 6 resale caveats at Domain 21 ranged from $1,787 psf to $2,142 psf: that spread is unit-level variation the score cannot see.
- Historical Performance is a percentile among projects of similar vintage (completed around 2007, within a year or so, widened when the cohort is small). A high score is strong for its age group, not against the whole market.
- The nearest MRT is Tiong Bahru MRT (EW17), 650 m in a straight line. The walking route is usually longer, and bus links are not scored.
- Primary School Effect counts the 2 primary schools within 1 km on OneMap's School Query (the school's land boundary to the block's building outline, the measure MOE uses for P1), weighted by recent P1 ballot demand. A school counts when any block is within 1 km, so confirm your own block's postal code before relying on it.
- Scores updated October 2026; transactions to October 2026. Nothing on this page is a valuation or advice on a specific unit.
- Facing decides a unit's morning or afternoon sun, and it varies stack by stack. See the sun path at Domain 21 for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.