District 21 has been one of Singapore’s most reliable profit compounds for patient owners. Using resale evidence by holding period, bedroom mix, and project outcomes, three themes repeat: discipline in holding pays, family-sized layouts monetise best, and a stable set of projects consistently outperform.
What the data says at a glance
So we cleaned and aggregated D21 transactions to focus on signal over noise. Here are the summaries we are basing this on:
Holding-period performance overview (weighted by number of flips):
Bedroom segment performance overview (weighted):
Project leaderboard, filtered for trade depth (min. 30 flips):
And here are the charts that visualise the same tables:
D21 Insights
Holding periods: patience out-monetises noise
Short flips can show extraordinary annualised returns, but the durable absolute dollars accrue to mid-to-long holds. In D21, the 8–12 year window posts the strongest weighted profits, while 12y+ holds demonstrate the district’s compounding power in absolute terms. The trade-off you see in the chart is classic: early trades can spike rate of return, but consistent, large outcomes come from time-in-asset rather than timing the asset.
What makes that work here:
Bedroom strategy: follow the upgrader wallet
The bedroom view is unambiguous: absolute profits rise markedly from 2- to 4-bedrooms, and annualised returns improve through the 3- and 4-bed segments. This reflects D21’s buyer base — families who value school adjacency, greenery, and functional layouts.
The implication for buyers:
If you want to optimise exit depth and dollars, 3- and 4-bedders are the sweet spot.
One-bedders are niche in this district; they move, but the big money is family-format led.
Five-bedders are rare and can show high profits in dollars, but sample depth is thin and liquidity can be episodic.
Project leaders: where product-market fit meets liquidity
When we filter to projects with meaningful trade depth (min. 30 flips), a pattern emerges: well-situated, family-oriented estates with connectivity and greenery consistently post strong annualised returns and solid absolute profits.
The leaderboard reinforces that a handful of District 21 mainstays have the right ingredients — scale for price discovery, liveability, and catchment appeal for future upgraders.
How will the upcoming new launch – The Sen – fit in?
If District 21’s resale data tells us one thing, it’s that discipline, family formats, and liveable design win out over hype. The Sen, a 347-unit development by SL Capital, H10 Holdings and Greatview Development, fit into D21 advantages.
Product-Market Fit: Family First, Not Flipper First
The Sen’s architecture — five 10-storey blocks with tiered greenery and a 50-metre lap pool — speaks to the “livability premium” that data already rewards in D21.
Its inclusion of a childcare centre, rooftop wellness deck, and dual kitchen layouts in larger units signals a long-hold orientation. This design DNA resonates with the district’s historical buyer base: families anchored by nearby schools like Pei Hwa Presbyterian and Bukit Timah Primary, and owner-occupiers seeking stability rather than churn.
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