Editorial Signature Detail
21 Anderson
Signature Alpha Editorial
21 Anderson
A Signature Editorial briefing with live Alpha Formula intelligence, premium project detail, and investor-grade next-step tools.
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Beds
2
Baths
2
SQFT
3,197
Floor Level
—
URA-backed research dashboard
D10 transaction intelligence
Read the latest district-level caveat activity for this listing before moving into the rest of the investment tools.
Historical trend indicator
D10: Average S$3,470 PSF | Down 4.73% over the last quarter ⬇️
Median PSF
S$3,325
Price Range
— — —
Transaction Count
776
Recent transacted prices
PERFECT TEN
06/06/2026 • Floor range n/a • Size unavailable
—
S$3,329 PSF
Parksuites
06/06/2026 • Floor range n/a • Size unavailable
—
S$2,498 PSF
Jervois Prive
06/06/2026 • Floor range n/a • Size unavailable
—
S$3,186 PSF
19 Nassim
06/06/2026 • Floor range n/a • Size unavailable
—
S$3,612 PSF
UPPERHOUSE at Orchard Boulevard
06/06/2026 • Floor range n/a • Size unavailable
—
S$3,459 PSF
Property type breakdown
Condo
720
Landed
56
Disclaimer: Market intelligence reports and transactional insights displayed on this platform are automatically generated utilizing historical data from caveats voluntarily lodged with the Singapore Land Authority (SLA) and published via the Urban Redevelopment Authority (URA) Data Service. While we strive to provide accurate and up-to-date data, these figures may not represent 100% of all market transactions and are intended strictly for educational and informational purposes. Users should independently verify all property transaction data before executing financial decisions.
Signature Investment Forecast
Weighted projection with 5-year confidence bands.
Driven by blue-chip wealth inflows and a tightly constrained supply of Core Central Region replacements, 21 Anderson presents a resilient investment profile with a projected best-case five-year appreciation of 31.1%. This District 10 asset remains a premier defensive play, bolstered by consistent school-belt demand and a historically stable 4.7% annual growth rate amid favorable 2026 financing conditions.
Current Underwriting
$10,000,000
District-weighted fair value anchor used for the model.
Projected by 2029
+13.5%
3-year capital appreciation outlook under the weighted scenario.
Projected by 2031
+23.5%
5-year appreciation outlook with 2026 stability weighted heavily.
Conservative case · 2031
+17.1%
Base growth eases to 3.2% annually if supply and absorption soften.
Base case · 2031
+23.5%
Core Alpha Formula projection at 4.3% annualized growth.
Best case · 2031
+31.1%
Upside case expands to 5.6% annually if demand depth stays firm.
Signature Investment Analyst
Strategist Verdict
At 21 Anderson, the 22.44% discount to the active benchmark points to Immediate Equity Gain and stronger Capital Growth Potential if Mean Reversion closes the gap. Entering a high-performing Singapore project below its intrinsic mean is rare, which improves the quality of upside at the current PSF.
Listing PSF
$3,128
Project Mean PSF
$4,033
District Mean PSF
$3,390
Historical vs Projected
Historical district benchmark data is shown in grey. The Signature projection is shown in gold, with conservative and best-case confidence bands for the next 5 years.
Macro tailwind
Low-rate stability
The 2026 financing backdrop is weighted heavily in the forecast model.
Supply signal
Tightly constrained core-central replacement supply
District-level GLS pressure is used as the supply-side constraint variable.
Demand pulse
Blue-chip wealth inflows and school-belt demand
Demand-side score blends district liveability, connectivity, and upgrader depth.
Shortlist intelligence
Smarter reasoning for whether this listing deserves a closer look.
Tanglin / Holland: demand is being supported by blue-chip wealth inflows and school-belt demand, with measured new supply pressure in the current cycle.
Recommended next move
Shortlist this now, then use the benchmark gap and current PSF as the opening frame for negotiations before arranging a viewing.
Shortlist fit
+22.4%
Value gap
The live benchmark still shows an entry discount, so this listing can stay on the shortlist as a value-led candidate rather than a pure story-driven buy.
Carry profile
2.7%
Rental yield
Current rental carry screens at 2.7%, while the base-case 2031 outlook still projects +23.5% capital upside.
Underwriting risk
Measured
Supply signal
Benchmark conviction is anchored to the project mean, while district supply is measured, so this should be compared against nearby substitutes before final commitment.
Overview
Call to enquire!
Information sourced from Team SG Prop Portal's PropNex portfolio.
Compare Forecasts
Side-by-side Alpha Formula projections for this district.
Select up to two nearby listings to compare the 5-year base case, confidence bands, and current rental yield side by side.
Current listing
21 Anderson
D10 · Condo
$10,000,000
Automation #11
Interactive Exit Strategy & Cash Flow Modeler
Stress-test the path to profit over 3, 5, and 10 years using editable assumptions built for Singapore buyer economics.
Tax & Friction
Acquisition Costs
BSD: $539,600
ABSD: $0
Legal: $3,000
Holding Costs
Property Tax: $27,000
Maintenance: $4,800 / yr
Exit Frictions
3-Year Exit
SSD: $443,487
Agent Comm: $221,744
Legal: $2,500
5-Year Exit
SSD: $0
Agent Comm: $237,537
Legal: $2,500
10-Year Exit
SSD: $0
Agent Comm: $282,120
Legal: $2,500
Clear Path to Profit
At the 10-year mark, the Alpha Investment Formula still projects a total ROI of 151.2% with SGD 6,123,960 in net exit profit, but the hold period absorbs an annual net cash-flow drag of about SGD 152,494. The post-2025 4-year SSD penalty window keeps early exits inside a heavier friction band until year 4. This means the outcome depends more heavily on capital appreciation and amortized debt reduction than on near-term income carry under the current investment tax setting.
Monthly Mortgage
$31,620
Annual Net Cash Flow
-$152,494
BSD
$539,600
Cash Outlay
$3,042,600
ABSD
$0
AI Virtual Staging (Beta)
Coming Soon
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Project Details
Bedroom Types
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Amenities & Nearby Insights
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Floor Plans
Tower View
Gallery
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FAQs
