Mandalay Towers
Mandalay Towers is a freehold condominium located in District 11 (Watten Estate, Novena, Thomson), part of the Core Central Region (CCR). The development comprises 56 units. Sale and rental figures on this page are compiled from URA transaction records. Nearby developments in District 11 can be compared on ShiokNest's district analytics pages.
Overview & Key Facts
MANDALAY TOWERS is a freehold condominium at MANDALAY ROAD in District 11 (CCR), developed by , comprising 56 units.
Location & Connectivity
MANDALAY TOWERS is approximately 660m from Novena MRT station, with 3 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Novena | North-South Line | 660m |
| Toa Payoh | North-South Line | 1 km |
| Farrer Park | North-East Line | 1.4 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 | 900m |
| CHIJ Secondary (Toa Payoh) | Secondary | 1.1 km |
| School of Science and Technology | JC | 1.1 km |
| St. Margaret's Secondary School | Secondary | 1.3 km |
| St. Margaret's Primary School | Primary | 1.3 km |
| Balestier Hill Primary School | Primary | 1.3 km |
| New Town Primary School | Primary | 1.4 km |
Market Position
MANDALAY TOWERS has recorded 4 sales at an average price of $3,182,500.
Price Appreciation
| Year | Sales | Avg PSF | Change |
|---|---|---|---|
| 2021 | 2 | $1,116 psf | — |
| 2022 | 1 | $1,276 psf | ↑ 14.3% |
| 2025 | 1 | $1,567 psf | ↑ 22.8% |
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MANDALAY TOWERS prices sit at a fresh series high after a 22.8% gain on the prior period, now 40.4% 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 0 transactions 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 56 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 car-owning households, long-term hold (10+ yr), freehold / generational hold and boutique low-density (<100 units) best. At ~663m from the nearest MRT, this property suits households with a car who value arterial road access over transit proximity.
For foreign / absd-aware buyers, it can work — but weigh the trade-offs before committing.
Verdict
MANDALAY TOWERS is a freehold development in District 11 (CCR), with 56 units, offering a gross yield of 2.4%.
At ~$1,567 psf, it reflects its premium CCR positioning.
Explore the full MANDALAY TOWERS dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing MANDALAY TOWERS against staying public? These HDB towns sit within walking or short-drive distance:
- Kallang/whampoa — 4-room average $882,887 (570m away), an upgrader gap of about $2,300,000
- Toa Payoh — 4-room average $929,793 (830m away), an upgrader gap of about $2,250,000
- Central Area — 4-room average $1,088,814 (1.7 km away), an upgrader gap of about $2,100,000
FAQ
What is the average PSF for MANDALAY TOWERS?
Is MANDALAY TOWERS freehold?
What is the rental yield for MANDALAY TOWERS?
Which MRT is nearest to MANDALAY TOWERS?
Sources & Next Steps
- MANDALAY TOWERS 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: 4 transactions
- Rental data: 26 leases
- Source: URA
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Apr 2025 · 4 records analysed · Source: URA private-sale caveats