Rent vs D11 -3.8%
Rents near district median
Mandalay Mansion's latest 12-month median rent is $5,000 compared with the D11 median of $5,200 for the same period. Use this district check before narrowing by bedroom and area band.
Mandalay Mansion rent and sale price
D11 / Watten Estate, Novena, Thomson
Address 15 Minbu Road Mandalay Mansion Singapore 308166
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Quick summary about Mandalay Mansion
Mandalay Mansion is a freehold apartment in D11 / Watten Estate, Novena, Thomson. The page currently tracks 13 rentals and 4 sales.
- Latest 12M median rent is $5,000 per month from 3 rentals. The bedroom and floor-area tables below show the full loaded history.
- Latest 12M median sale price is $2,828,888, with median sale PSF at $1,355 psf from 1 sales.
- Rent is down 18.0% over the last 3 months. Sale PSF is up 16.7% over the last 3 months.
Mandalay Mansion Market Brief
Compare the project with D11 across rent, sale PSF, tenure and transaction activity.
Compared with D11
Sale PSF vs D11 -46.0%
Sale PSF below district median
Mandalay Mansion's latest 12-month median sale PSF is $1,355 psf versus the D11 median of $2,511 psf for the same period. A premium should be explained by tenure, condition, floor, view or scarcity.
Rent support 2.12%
Rent support near district screen
Gross yield is roughly 2.12% versus a D11 screen of 2.23%. Treat this as a first-pass rent support signal before costs, vacancy and financing.
Rent stability 80.0% spread
Rent is uneven
Recent median rents vary a lot, usually because unit mix differs month to month.
Market activity +16.7%
Activity is steady
Recent transaction volume is close to the prior 6-month view.
Tenure lens Freehold
Freehold comparison needed
Freehold matters most on sale price. Compare Mandalay Mansion against nearby projects with similar tenure before treating a PSF gap as cheap or expensive.
Before you decide
Latest 12M median rent $5,000
Is the asking rent fair?
$4,750 to $5,250 is the first fair-rent band to check. Above $5,250 should have a visible reason.
Latest 12M median sale PSF $1,355 psf
Is the purchase price fair?
$2,740,000 to $2,910,000 and $1,310 to $1,400 psf are the first sale checks before adjusting for floor, size, view and condition.
Unknown bedroom rent $5,000
Are similar units renting for more?
Unknown bedroom and 2,000 to 2,100 sqft give the closest unit-size checks.
Rent stability 80.0% spread
Is rent stable here?
Rent is uneven. Recent median rents vary a lot, usually because unit mix differs month to month.
Transaction volume +16.7%
Is activity rising?
Activity is steady. Recent transaction volume is close to the prior 6-month view.
Mandalay Mansion Project Facts
Project-level details from URA records and local enrichment.
Tenure Freehold
Property type Apartment, Non-Landed Properties
Sales 4 resale transactions
Total sold value $10.5M
Mandalay Mansion Data Coverage
Use this to judge whether the project has enough rent, sale and recent transaction depth for a confident comparison.
Rentals 13 Dec 2021 to Jun 2026
Sale transactions 4 Nov 2021 to Sept 2025
Rent trend -18.0% Last 3 months
Sale PSF trend 16.7% Last 3 months
Mandalay Mansion Location
Nearest transport, schools and daily conveniences around the project.
Project MRT School Amenities
Nearby
Approximate distance from the project. Walking, driving and transit routes may differ.
Closest MRT
NOVENA MRT STATION (NS20) 0.71 km away
TOA PAYOH MRT STATION (NS19) 1 km away
FARRER PARK MRT STATION 1.34 km away
Schools nearby
FARRER PARK PRIMARY SCHOOL 1.29 km away
BENDEMEER SECONDARY SCHOOL 1.3 km away
SAINT JOSEPH'S INSTITUTION INTERNATIONAL ELEMENTARY SCHOOL 1.42 km away
ANGLO-CHINESE SCHOOL (PRIMARY) 1.64 km away
Amenities
BENDEMEER SHOPPING MALL Mall / retail · 1.6 km away
WHAMPOA PARK CONNECTOR Park / green link · 0.57 km away
HAWKER CENTRE (BLK 75 TOA PAYOH LORONG 5) Food centre · 1.41 km away
Mandalay Mansion Rent and Sale PSF Trends
Recent rent, sale PSF and contract activity for this project.
Latest median rent $5,000 13 rentals in view
Latest median sale PSF $1,355 psf 4 sales in view
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
Jun 2026 1 $5,000 0 - -
Jan 2026 1 $3,500 0 - -
Dec 2025 1 $6,700 0 - -
Sept 2025 0 - 1 $1,355 psf $2,828,888
Apr 2025 2 $6,100 0 - -
Dec 2024 0 - 1 $1,341 psf $2,800,000
Jul 2024 1 $6,800 0 - -
Jun 2024 1 $5,000 0 - -
Jan 2024 1 $3,500 0 - -
Jul 2023 1 $7,500 0 - -
Apr 2023 1 $5,000 0 - -
Jun 2022 1 $4,500 0 - -
Projects Similar to Mandalay Mansion
Same district, ranked by similar rent, sale PSF and transaction depth.
99-year leasehold from 1975 Hillcrest Arcadia 4.7 km away 293 transactions
- Median rent
- $5,550
- Median sale PSF
- $1,256 psf
- Median rent
- $4,700
- Median sale PSF
- $1,290 psf
- Median rent
- $4,900
- Median sale PSF
- $1,517 psf
- Median rent
- $3,400
- Median sale PSF
- $1,486 psf
- Median rent
- $4,850
- Median sale PSF
- $1,367 psf
- Median rent
- $4,800
- Median sale PSF
- $1,878 psf
Mandalay Mansion Rent by Bedrooms
Monthly rent by recorded bedroom count.
Bedrooms Median rent Average rent Transactions
Unknown $5,000 $5,208 13
Mandalay Mansion Rent by Size
Monthly rent by recorded URA floor area band.
Area band Median rent Average rent Transactions
2,000 to 2,100 sqft $5,000 $5,208 13
Mandalay Mansion Sale PSF by Floor
Median sale price and PSF by recorded floor band.
Floor band Median sale Median PSF Transactions
01 to 05 $2,450,000 $1,173 psf 1
06 to 10 $2,600,000 $1,245 psf 2
11 to 15 $2,828,888 $1,355 psf 1
Mandalay Mansion Latest Transactions
Most recent URA rentals and sales for this project.
Rentals
Sales
How to use this data
Practical guidance for renters, buyers and sellers. This is not a valuation, it is a starting point for comparing real transactions.
Rent negotiation
If you are renting
Mandalay Mansion shows a latest 12-month median monthly rent of $5,000 across 3 rentals. Use that as the first anchor, then check the bedroom and floor-area bands before accepting an asking rent.
Latest 12M median rent $5,000
Rentals in period 3
Rent signal Thin
- If the asking rent is above the median, look for a clear reason such as larger size, newer condition, furnishings or a better stack.
- If it is below the median, check whether the unit is smaller, older, lower floor or has a shorter lease term.
Offer check
If you are buying
Latest 12M sales at Mandalay Mansion show a median price of $2,828,888 and $1,355 psf. Treat those as the first comparable range, then adjust for floor, size, condition and tenure.
Latest 12M median sale $2,828,888
Latest 12M median PSF $1,355 psf
Sale signal Thin
- Compare the unit against the sale by floor table before deciding whether a premium makes sense.
- Freehold should be part of the buying decision, especially when comparing against newer leasehold or nearby freehold projects.
Listing position
If you are selling
For sellers, the cleanest starting point is the project median PSF, then the latest sales and nearby project comps. Mandalay Mansion has 4 sales on this page, so pricing should be checked against actual recent contracts before listing.
Sale signal Thin
Total sold value $10.5M
Latest record Jun 2026
- Use the latest sales table to avoid anchoring to stale prices when the most recent month moved differently.
- If you want to price above recent PSF, the listing needs a visible reason such as renovation, view, layout, floor or scarcity.
Run Mandalay Mansion numbers
Start with the project benchmarks, then adjust the calculator assumptions for the unit you are considering.
Rental yield $5,000/mo Test gross and net yield against typical rent. Buy vs rent $2.8M Compare ownership cost against renting. Mortgage $2.8M Estimate monthly payment from the sale price. Stamp duty $1,355 psf Estimate buyer stamp duty before offer math. Purchase timeline Offer steps Map the option fee, exercise date, stamp duty and completion.
District context
Use D11 to compare Mandalay Mansion against the wider area.
About this data
How to read the rental and sale figures on this page.
Rental figures come from URA private residential rent data. Rent is shown as monthly rent.
Sale figures come from private residential sale data. PSF and total selling value are shown where the needed fields are available.
Rental floor level is not available from this source, so rental analysis is split by bedroom count and floor area band.
Sale floor band is available for many sale transactions, so sale prices can be grouped by recorded floor band.
Mandalay Mansion FAQ
Quick answers for renters, buyers and owners comparing this project.
What is the typical rent at Mandalay Mansion?
Mandalay Mansion has a latest 12-month median monthly rent of $5,000 across 3 rentals in that period.
What is the typical sale price at Mandalay Mansion?
The latest 12-month median sale price for Mandalay Mansion is $2,828,888, based on 1 sales in that period.
What is the median sale PSF at Mandalay Mansion?
The latest 12-month median sale price per square foot for Mandalay Mansion is $1,355 psf. The average for the same period is $1,355 psf.
Is Mandalay Mansion freehold or leasehold?
Mandalay Mansion is listed as Freehold. Tenure is tied to the project and is most relevant when reviewing sale transactions.
Where is Mandalay Mansion located?
Mandalay Mansion is located at 15 Minbu Road Mandalay Mansion Singapore 308166 in D11 / Watten Estate, Novena, Thomson.
How current is the Mandalay Mansion transaction data?
The project page uses the latest records currently loaded on PropertySmartSG. Treat it as research evidence and check the latest transaction rows before using it for pricing.