RPS · Resale Project Scorecard
M21 Residences — Grade D
RPS score 4.32/10 · D11 · Newton, Novena · 61 units · scored across 7 weighted factors — methodology published.
FH · FORTUNE CAPITAL PTE LTD · TOP 2010
Weak project — significant gaps in multiple factors. Standout strengths: tenure. Key weaknesses: project size, schools.
Factor breakdown
- Project's Historical Performance25% weight
- 5/10
- Primary School Effect20% weight
- 1/10
- Project Size16% weight
- 3/10
- MRT Proximity13% weight
- 7/10
- Rental Yield10% weight
- 3/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 3/10
Avg Ann. of +1.78% — near-median performance within its 2010-era cohort (44th percentile).
School proximity could not be measured — address geocoding incomplete for this development.
61 units — very small project; niche product with thin resale market.
0.61km from Novena Mrt Stn (NS20) — short walk to MRT, good transport convenience.
Rental yield of 2.69% — below-average income return.
Freehold tenure — no lease decay concerns, preserves long-term value.
No usable coordinates for this project — Future Transformation defaulted to a neutral 3/10 pending geocode fix.
The verdict· Scores updated September 2026
M21 Residences scores 4.32 out of 10 on the TRIBE Resale Project Scorecard, Grade D, ranking 2234th of 2,357 resale condos scored in Singapore and 141st of 143 in District 11 (Newton, Novena). Its strongest factors are Tenure (10/10) and MRT Proximity (7/10); its weakest is Primary School Effect (1/10). Weak project — significant gaps in multiple factors. Standout strengths: tenure. Key weaknesses: project size, schools.
RPS · Resale Project Scorecard
Recent resale transactions at M21 Residences
12 months to September 2026 (Oct 2025 – Sep 2026): 3 resale transactions, median $2,017 psf, median price $3.38M.
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | — | — | — |
| Jan–Mar 2026 | — | — | — |
| Apr–Jun 2026 | 2 | $1,972 psf | $3.46M |
| Jul–Sep 2026 | 1 | $2,044 psf | $2.75M |
| 12-month total | 3 | $2,017 psf | $3.38M |
Aggregates of URA REALIS resale caveats (data to September 2026). A specific unit's value depends on floor, size, facing and condition — for a unit-level read, use the Resale Price Check.
M21 Residences: frequently asked questions
Answers generated from the scorecard data — RPS rank 2234th of 2,357, scores updated September 2026.
- Is M21 Residences a good buy in 2026?
- M21 Residences scores 4.32/10 on the TRIBE Resale Project Scorecard (Grade D), which places it 2234th of 2,357 Singapore resale condos and 141st of 143 in District 11 (Newton, Novena). Weak project — significant gaps in multiple factors. Standout strengths: tenure. Key weaknesses: project size, schools. RPS scores project-level demand fundamentals — not a specific unit or its asking price — so read the grade as a screen: it tells you whether the drivers of resale demand are present, and the price you pay still decides the outcome.
- What is the average PSF at M21 Residences?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 3 resale transactions at M21 Residences, at a median of $2,017 psf and a median price of $3.38M (range $1,926 psf to $2,044 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is M21 Residences from the nearest MRT station?
- M21 Residences is about 610m from Novena MRT (NS20), scoring 7/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does M21 Residences compare with Kheam Hock Gardens?
- Kheam Hock Gardens is the project scored next to M21 Residences on the District 11 ranking: 4.39 (Grade D) against M21 Residences's 4.32 (Grade D). M21 Residences scores higher on MRT Proximity (7 vs 6) and Rental Yield (3 vs 2); Kheam Hock Gardens scores higher on Future Transformation (3 vs 5) and Primary School Effect (1 vs 2).
- What is the tenure of M21 Residences, and how big is the project?
- M21 Residences is freehold, completed in 2010, has 61 units, developed by FORTUNE CAPITAL PTE LTD. Freehold tenure — no lease decay concerns, preserves long-term value. 61 units — very small project; niche product with thin resale market. Tenure carries 10% of the RPS score and Project Size 16%.
Scored either side of M21 Residences in Newton, Novena
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
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