Overview & Key Facts
DOMAIN 21 is a 99 yrs lease commencing from 2004 condominium at DELTA ROAD in District 3 (RCR), developed by VALLEY DEVELOPMENT PTE LTD (KHENG LEONG), comprising 141 units, completed in 2007.
Location & Connectivity
DOMAIN 21 is approximately 660m from Tiong Bahru MRT station, with 5 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Tiong Bahru | East-West Line | 660m |
| Redhill | East-West Line | 970m |
| Havelock | Thomson-East Coast Line | 980m |
| Great World | Thomson-East Coast Line | 1.1 km |
| Orchard Boulevard | Thomson-East Coast Line | 1.4 km |
Schools & Education
14 schools within 2 km (5 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Gan Eng Seng Primary School | Primary | 280m |
| Gan Eng Seng School | Secondary | 340m |
| Henderson Secondary School | Secondary | 690m |
| River Valley Primary School | Primary | 740m |
| CHIJ (Kellock) | Primary | 920m |
| Kheng Cheng School | Primary | 1.1 km |
| Bukit Merah Secondary School | Secondary | 1.2 km |
| Tanglin Secondary School | Secondary | 1.3 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 3 | $1,691 psf | $946,667 |
| 2 BR | 14 | $1,750 psf | $1,577,071 |
| 3 BR | 16 | $1,793 psf | $2,166,988 |
| 4 BR | 1 | $1,880 psf | $3,500,000 |
Market Position
DOMAIN 21 has recorded 34 sales at an average price of $1,855,612.
Rental Yield by Bedroom Type
Blended yield hides the spread between unit sizes — smaller units at DOMAIN 21 typically rent harder per dollar of purchase price:
| Type | Avg Rent | Avg Price | Gross Yield |
|---|---|---|---|
| 1 BR | $3,431/mo | $946,667 | 4.35% |
| 2 BR | $4,907/mo | $1,577,071 | 3.73% |
| 3 BR | $6,113/mo | $2,166,988 | 3.39% |
| 4 BR | $9,194/mo | $3,500,000 | 3.15% |
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Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 8 | $1,493 psf | — |
| 2022 | 8 | $1,651 psf | ↑ 10.6% |
| 2023 | 5 | $1,806 psf | ↑ 9.4% |
| 2024 | 6 | $1,948 psf | ↑ 7.9% |
| 2025 | 4 | $2,035 psf | ↑ 4.5% |
| 2026 | 3 | $2,050 psf | ↑ 0.7% |
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The latest reading marks the highest point in this series — DOMAIN 21 prices have climbed 37.3% since 2021.
Price Index Check
The ShiokNest Price Index for District 3 reads 117.1 as of June 2026 — up 10.4% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
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Neighbourhood Comparison
| Condo | Tenure | Avg PSF | Sales |
|---|---|---|---|
| ZYON GRAND | 99 yrs lease commencing from 2024 | $3,056 psf | 635 |
| AVENUE SOUTH RESIDENCE | 99 yrs lease commencing from 2018 | $2,260 psf | 589 |
| STIRLING RESIDENCES | 99 yrs lease commencing from 2017 | $2,285 psf | 482 |
| PENRITH | 99 yrs lease commencing from 2024 | $2,796 psf | 452 |
| ONE PEARL BANK | 99 yrs lease commencing from 2019 | $2,569 psf | 431 |
Lease Analysis
With 77 years remaining on its 99-year lease, DOMAIN 21 still qualifies for full bank financing and CPF usage.
What Could Work Against You
- With just 6 sales in the trailing year, pricing signals are indicative rather than definitive; expect wider bid-ask spreads when you negotiate.
Best suited for
Who This Actually Suits
Buyers most likely to be happy here: car-owning households, cbd walking distance, yield-focused investors and long-term hold (10+ yr). At ~658m from the nearest MRT, this property suits households with a car who value arterial road access over transit proximity.
mrt-walkable commuters and cpf-only buyers should treat this as a shortlist candidate, not a default choice.
Verdict
DOMAIN 21 is a 99 yrs lease commencing from 2004 development in District 3 (RCR), with 141 units, offering a gross yield of 3.3%.
At ~$2,042 psf, it sits at a city-fringe price point balancing accessibility and value.
Explore the full DOMAIN 21 dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing DOMAIN 21 against staying public? These HDB towns sit within walking or short-drive distance:
- Bukit Merah — 4-room average $894,787 (150m away), an upgrader gap of about $950,000
- Queenstown — 4-room average $1,002,705 (1.1 km away), an upgrader gap of about $850,000
- Central Area — 4-room average $1,088,814 (1.4 km away), an upgrader gap of about $750,000
FAQ
What is the average PSF for DOMAIN 21?
Is DOMAIN 21 freehold?
What is the rental yield for DOMAIN 21?
Which MRT is nearest to DOMAIN 21?
Sources & Next Steps
- DOMAIN 21 Dashboard — Live charts and analytics
- URA REALIS — Official transaction data
- District 3 (Tiong Bahru, Queenstown) — District 3 neighbourhood guide
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 34 transactions
- Rental data: 186 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Jun 2026 · 34 records analysed · Source: URA private-sale caveats