21 Anderson
📊 Land Economics & Sales Performance
GLS land tender valuation and current sales take-up for 21 Anderson.
Independent Investment & Valuation Analysis
Objective algorithmic evaluation grounded in transacted URA caveats and land economics.
21 Anderson is an ultra-luxury freehold CCR asset with only 18 units, but its average PSF of $4,885 is 30-50% above comparable D10 new launches, pricing in extreme scarcity and a hefty developer margin. The entry ticket of $9.43M+ limits buyer pool, making resale liquidity a key risk despite freehold tenure.
- • Freehold tenure in prime D10 (CCR) offers long-term land value preservation and potential en-bloc upside, unlike 99-year leasehold peers.
- • Extreme scarcity: only 18 units total, with 94% sold, leaving just 1 unit—low supply can support resale pricing if demand holds.
- • Large unit sizes (3,197–10,500 sqft) cater to ultra-high-net-worth families seeking space, a niche with limited new supply in CCR.
- • Strong developer track record (Kheng Leong) and estimated TOP 2025 means immediate occupancy, reducing construction risk and rental income delay.
- • Average PSF of $4,885 is significantly above D10 median new launch PSF (~$3,000–$3,500), implying a high entry price and limited capital appreciation headroom.
- • Price range $9.43M–$52.25M restricts buyer pool to ultra-wealthy, making resale potentially illiquid and vulnerable to economic downturns or ABSD hikes.
- • No MRT or school data within 1-2km suggests car-dependent location, which may deter families with young children despite CCR status.
- • Only 1 unit left: limited choice of layout/floor, and developer may hold firm on pricing, reducing negotiation leverage.
Tap any prompt below to query our connected Project Core Team bot on WhatsApp for instant numbers & floorplans:
Quick Take
- 21 Anderson trades at $4,885psf, 94% above the D10 average of $2,517psf.
- 🎓 Singapore Chinese Girls' School is within 861m (11 min walk).
- Best suited to own-stay families needing space; long-term legacy holders who value a lease that won't decay; buyers wanting exclusivity in a tightly-held development.
⚡ High Exclusivity
Only 1 of 18 units remaining — a tightly-held, sub-50-unit development.
Based on the latest developer sales balance update.
21 Anderson Unit Mix & Indicative Pricing
Based on transacted URA caveats for this project — not an official developer price list.
| Type | Size | Transactions | Avg PSF | Avg Price |
|---|---|---|---|---|
| Penthouse | 3197 sqft | 1 | $2,950 | $9,430,000 |
| PenthouseMost traded | 4488 sqft | 13 | $5,016 | $22,515,119 |
| Penthouse | 10452 sqft | 2 | $4,999 | $52,250,000 |
👨👩👧👦 Family-Centric Layout (No 1-Bedders)
This development's smallest unit type is a 2-Bedroom — there are no 1-Bedroom units. 100% of transacted units are 3-Bedroom or larger.
- Penthouse100%
Based on transacted URA caveats for this project, plus the development's own bedroom-type range.
🎓 Primary 1 School Catchment near 21 Anderson (MOE 1km & 2km)
Official MOE Primary 1 registration priority zones calculated from OneMap geospatial data.
-
Singapore Chinese Girls' Primary School Highest Balloting Priority882m · 11 min
-
Anglo-Chinese School (Primary)1014m · 13 min
-
Anglo-Chinese School (Junior)1524m · 19 min
Other Nearby Schools & Institutions (Secondary, JC & Mixed Level)
- Singapore Chinese Girls' School Secondary (S1-S4) 861m · 11 min
- Anglo-Chinese School (Barker Road) Secondary (S1-S5) 1116m · 14 min
- St. Joseph'S Institution Mixed Level (S1-Jc2) 1196m · 15 min
- Catholic Junior College Junior College 1496m · 19 min
Singapore MOE Primary 1 registration prioritises homes within 1 km (Phase 2C Priority) and within 1–2 km (Phase 2C Supplementary). Sourced from official OneMap MOE registries.
21 Anderson Location, Transit & Neighbourhood Amenities
Nearby MRT Stations
- DT10 TE11 Stevens 837m · 10 min
- NS21 DT11 Newton 1080m · 14 min
- TE12 Napier 1243m · 16 min
- NS22 TE14 Orchard 1265m · 16 min
- TE13 Orchard Boulevard 1265m · 16 min
- CC19 DT9 Botanic Gardens 1783m · 22 min
Nearby Malls
- Palais Renaissance708m
- Forum The Shopping Mall757m
- Shaw House864m
- Far East Plaza880m
- Tang Plaza1016m
- Tanglin Mall1024m
Supermarkets
- Cold Storage587m
- The Gourmet Pantry697m
- Cold Storage735m
- Supernature745m
- Isetan864m
- Fairprice950m
Straight-line distances, sourced from OneMap. Approximate — actual walking routes may differ.
21 Anderson Master Plan & Location Map
21 Anderson and MRT stations within walking distance.
21 Anderson Mortgage & Affordability Calculator
Indicative monthly instalment — adjust the rate to match your bank's package.
Stamp Duty & Affordability
Indicative BSD/ABSD payable and a TDSR affordability check.
21 Anderson URA Transaction History & PSF Trends
Caveat transactions filed with URA for this project.
Avg PSF by Floor Level
| Date | Floor | Size (sqft) | Size (sqm) | Price | PSF | PSM | Type | Sale |
|---|---|---|---|---|---|---|---|---|
| Apr-26 | 01-05 | 4488 | 417 | $22,500,000 | $5,013 | $53,957 | Strata | New Sale |
| Apr-26 | 01-05 | 4488 | 417 | $21,900,000 | $4,879 | $52,518 | Strata | New Sale |
| Jan-26 | 01-05 | 4488 | 417 | $23,100,000 | $5,146 | $55,396 | Strata | New Sale |
| Dec-25 | 01-05 | 4488 | 417 | $23,300,000 | $5,191 | $55,875 | Strata | New Sale |
| Oct-25 | 01-05 | 3197 | 297 | $9,430,000 | $2,950 | $31,751 | Strata | New Sale |
| Oct-25 | 01-05 | 4488 | 417 | $22,700,000 | $5,057 | $54,436 | Strata | New Sale |
| Sep-25 | 06-10 | 4488 | 417 | $23,500,000 | $5,236 | $56,355 | Strata | New Sale |
| Sep-25 | 06-10 | 4488 | 417 | $24,000,000 | $5,347 | $57,554 | Strata | New Sale |
| Aug-25 | 06-10 | 10452 | 971 | $52,250,000 | $4,999 | $53,811 | Strata | New Sale |
| Aug-25 | 06-10 | 4488 | 417 | $21,060,160 | $4,692 | $50,504 | Strata | New Sale |
| Jul-25 | 06-10 | 4488 | 417 | $21,060,160 | $4,692 | $50,504 | Strata | New Sale |
| Jul-25 | 06-10 | 10452 | 971 | $52,250,000 | $4,999 | $53,811 | Strata | New Sale |
| May-25 | 06-10 | 4488 | 417 | $24,000,000 | $5,347 | $57,554 | Strata | New Sale |
| Apr-25 | 01-05 | 4488 | 417 | $23,014,000 | $5,127 | $55,189 | Strata | New Sale |
| Apr-25 | 01-05 | 4488 | 417 | $20,969,060 | $4,672 | $50,286 | Strata | New Sale |
| Apr-25 | 06-10 | 4488 | 417 | $21,593,170 | $4,811 | $51,782 | Strata | New Sale |
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Frequently Asked Questions about 21 Anderson
Key facts, pricing benchmarks, closest MRT connectivity, and Primary 1 school registration details.
What is the price and average PSF of 21 Anderson?
Units at 21 Anderson have indicative prices starting from From $9,430,000, with transacted URA caveats averaging $4,885 PSF. Official prices vary depending on stack, floor level, and layout configuration.
Which MRT station is closest to 21 Anderson?
The nearest MRT station to 21 Anderson is Stevens MRT (DT10, TE11), located approximately 837m (10 min walk) from the development.
What is the tenure and estimated TOP date for 21 Anderson?
21 Anderson is a Freehold Condo development with an estimated Temporary Occupation Permit (TOP) date of 2025.
Who is the developer of 21 Anderson?
21 Anderson is developed by Kheng Leong.
Which primary schools are within 1km of 21 Anderson?
Under Singapore MOE Primary 1 registration (Phase 2C priority), primary schools situated within the 1km radius include: Singapore Chinese Girls' Primary School.
Where can I get the official floor plans and e-brochure for 21 Anderson?
You can download the official floor plans, unit mix breakdown, and developer e-brochure directly on CondoWatch.sg via the E-Brochure request form.
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