Prices · Jurong East · Teban Gardens Road · D22 Jurong
Block 21 Teban Gardens Road
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What this block is
| Address | Block 21 Teban Gardens Road, Jurong East, Singapore 600021 |
| Flat types here | 4-room, 5-room — on the evidence of 74 sales since Feb 2017, so a type that has never been resold here will not appear |
| Unit sizes | 4-room about 936 sq ft, 5-room about 1,270 sq ft (936 to 1,270 sq ft across the block) |
| Lease | 99 years from 2013, expiring 2112 — 86 years left |
| Floors that have sold | 1 to 42, so the block stands at least 42 storeys |
| Flat models | Model A, Improved |
| Town and district | Jurong East, district 22 (Jurong, Boon Lay, Tuas) |
| Compare it with | the rest of Teban Gardens Road, 4-room flats across Jurong East |
Two things this page deliberately does not have. There is no floor plan: the resale register carries none, and drawing one from the median floor area would be an invention. And there is no nearest station, for the same reason — no rail data is published here, so the distance would be guessed. What is near this block, measured rather than assumed, is the food: hawker centres within a walk.
What a flat here really costs each month
Bought at the median price, a flat in this block works out at $1,180 for every month of the 86 years its lease still has to run. That figure takes in the price itself, both stamp duties, legal and valuation fees, the whole of the mortgage interest and the running costs for as long as the lease lasts.
It is a different question from the monthly instalment, which stops after 25 years while the lease carries on being used up.
| Cash needed up front | $173,900 |
| Mortgage interest over 25 years | $199,695 |
| Running costs over the remaining lease | $371,520 |
| Total over the lease | $1,217,615 |
| Monthly while repaying | $2,601 |
| Monthly once repaid | $360 |
Assumes a Singapore citizen buying a first home with a 75 per cent loan at 3 per cent over 25 years, $2,500 in legal fees, $400 for valuation, $1,200 a year in property tax and $260 a month for conservancy, upkeep and insurance. Change any of these. Figures are not discounted: a dollar paid in the final year of the lease is counted the same as a dollar paid today. Opportunity cost, CPF accrued interest and any resale value are excluded.
The median above is based on 11 sales.
By flat type
| Type | Median | Range | Size | psf | Sales |
|---|---|---|---|---|---|
| 4-room | $499,000 | $370,000–$690,000 | 936 sq ft | 521 | 58 |
| 5-room | $601,000 | $505,000–$808,000 | 1,270 sq ft | 473 | 16 |
By floor
Measured inside a block, where the address, the age and the lease are all held still, a storey is worth about 0.63 per cent of the price per square foot — so the difference between the second floor and the twentieth is roughly 11 per cent, not the 2.1 times the market-wide storey bands appear to show. Why those bands mislead.
| 01 to 03 | $483,500 | 440 psf | 6 |
| 04 to 06 | $447,000 | 426 psf | 8 |
| 07 to 09 | $533,000 | 422 psf | 5 |
| 10 to 12 | $508,000 | 448 psf | 3 |
| 13 to 15 | $480,000 | 475 psf | 8 |
| 16 to 18 | $564,000 | 602 psf | 4 |
| 19 to 21 | $585,000 | 474 psf | 5 |
| 22 to 24 | $596,800 | 481 psf | 3 |
| 25 to 27 | $562,500 | 572 psf | 6 |
| 28 to 30 | $517,500 | 536 psf | 4 |
| 31 to 33 | $489,000 | 513 psf | 8 |
| 34 to 36 | $572,500 | 527 psf | 8 |
| 37 to 39 | $628,000 | 671 psf | 5 |
| 40 to 42 | $500,000 | 534 psf | 1 |
Year by year
| 2017 | $465,000 | 470 psf | 11 sales |
| 2018 | $480,000 | 442 psf | 10 sales |
| 2019 | $430,000 | 433 psf | eight sales |
| 2020 | $465,000 | 472 psf | five sales |
| 2021 | $515,000 | 500 psf | seven sales |
| 2022 | $508,000 | 542 psf | one sale |
| 2023 | $561,000 | 578 psf | 10 sales |
| 2024 | $626,000 | 614 psf | seven sales |
| 2025 | $660,000 | 677 psf | seven sales |
| 2026 | $660,000 | 636 psf | eight sales |
74 transactions in all, from Feb 2017 to Aug 2026. The flat models recorded here are Model A, Improved.