Mandalay Mansion
Mandalay Mansion is a freehold condominium located in District 11 (Watten Estate, Novena, Thomson), part of the Core Central Region (CCR). The development comprises 25 units. This page tracks recorded sale prices, rental contracts and yield trends from URA data.
Overview & Key Facts
MANDALAY MANSION is a freehold condominium at MINBU ROAD in District 11 (CCR), developed by , comprising 25 units.
Location & Connectivity
MANDALAY MANSION is approximately 710m from Novena MRT station, with 4 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Novena | North-South Line | 710m |
| Toa Payoh | North-South Line | 1 km |
| Farrer Park | North-East Line | 1.4 km |
| Boon Keng | North-East Line | 1.5 km |
Schools & Education
26 schools within 2 km (2 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| CHIJ Our Lady Queen of Peace | Primary | 560m |
| Beatty Secondary School | Secondary | 880m |
| CHIJ Secondary (Toa Payoh) | Secondary | 1 km |
| School of Science and Technology | JC | 1 km |
| Balestier Hill Primary School | Primary | 1.3 km |
| St. Margaret's Secondary School | Secondary | 1.3 km |
| St. Margaret's Primary School | Primary | 1.4 km |
| New Town Primary School | Primary | 1.4 km |
Market Position
MANDALAY MANSION has recorded 5 sales at an average price of $2,549,778.
Price Appreciation
| Year | Sales | Avg PSF | Change |
|---|---|---|---|
| 2021 | 2 | $1,118 psf | — |
| 2022 | 1 | $1,173 psf | ↑ 4.9% |
| 2024 | 1 | $1,341 psf | ↑ 14.3% |
| 2025 | 1 | $1,355 psf | ↑ 1.0% |
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MANDALAY MANSION prices sit at a fresh series high after a 1.0% gain on the prior period, now 21.2% above the 2021 starting level.
Price Index Check
The ShiokNest Price Index for District 11 reads 119.0 as of June 2026 — down 0.1% 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 |
|---|---|---|---|
| PULLMAN RESIDENCES NEWTON | Freehold | $3,074 psf | 288 |
| WATTEN HOUSE | Freehold | $3,236 psf | 180 |
| SOLEIL @ SINARAN | 99 yrs lease commencing from 2006 | $1,979 psf | 96 |
| PEAK RESIDENCE | Freehold | $2,489 psf | 90 |
| AMARYLLIS VILLE | 99 yrs lease commencing from 1997 | $1,909 psf | 74 |
What Could Work Against You
- Only 1 transaction were recorded in the past 12 months, so the price figures here rest on a thin sample — a single outlier deal can move the averages.
- At 25 units, this is a boutique development — fewer comparable sales to anchor valuations, and maintenance costs spread across a smaller fee base.
Best suited for
Who This Actually Suits
The profile fits quiet sanctuary seekers, freehold / generational hold and boutique low-density (<100 units) best. Lower ambient noise than typical urban density — verify in person at peak hours.
For car-owning households, long-term hold (10+ yr) and foreign / absd-aware buyers, it can work — but weigh the trade-offs before committing.
yield-focused investors should probably look elsewhere. CCR (Core Central Region) location with rental demand profile worth running through our Rental Yield Calculator.
Verdict
MANDALAY MANSION is a freehold development in District 11 (CCR), with 25 units, offering a gross yield of 2.4%.
At ~$1,355 psf, it reflects its premium CCR positioning.
Explore the full MANDALAY MANSION dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing MANDALAY MANSION against staying public? These HDB towns sit within walking or short-drive distance:
- Kallang/whampoa — 4-room average $882,887 (510m away), an upgrader gap of about $1,650,000
- Toa Payoh — 4-room average $929,793 (860m away), an upgrader gap of about $1,600,000
- Central Area — 4-room average $1,088,814 (1.7 km away), an upgrader gap of about $1,450,000
FAQ
What is the average PSF for MANDALAY MANSION?
Is MANDALAY MANSION freehold?
What is the rental yield for MANDALAY MANSION?
Which MRT is nearest to MANDALAY MANSION?
Sources & Next Steps
- MANDALAY MANSION Dashboard — Live charts and analytics
- URA — Official transaction data
- District 11 (Watten Estate, Novena, Thomson) — District 11 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: 5 transactions
- Rental data: 14 leases
- Source: URA
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Sep 2025 · 5 records analysed · Source: URA private-sale caveats