Mandale Heights rent and sale price
D11 / Watten Estate, Novena, Thomson
Address 45 Mandalay Road Mandale Heights Singapore 308225
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Apartment, Non-Landed Properties 141 transactions Freehold Latest records Jun 2026
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Project read
Quick summary about Mandale Heights
Mandale Heights is a freehold apartment in D11 / Watten Estate, Novena, Thomson. The page currently tracks 126 rentals and 15 sales.
- Typical rent is $3,325 per month, with bedroom and floor-area splits below for a closer unit-level view.
- Typical sale price is $1,450,000, with median sale PSF at $1,524 psf and total recorded sale value of $28.1M.
- Rent is down 8.1% over the last 3 months. Sale PSF is up 12.4% over the last 3 months.
Mandale Heights Market Position
How this project compares with the wider D11 market before you read the detailed tables.
Rent vs D11 -34.8%
Rents below district median
Mandale Heights's median rent is $3,325 compared with the D11 median of $5,100. Use this as the district-level check before narrowing by bedroom and area band.
Sale PSF vs D11 -27.3%
Sale PSF below district median
Mandale Heights's median sale PSF is $1,524 psf versus the D11 median of $2,095 psf. A premium should be explained by tenure, condition, floor, view or scarcity.
Rent support 2.75%
Rent support above district screen
Gross yield is roughly 2.75% versus a D11 screen of 2.31%. Treat this as a first-pass rent support signal before costs, vacancy and financing.
Rent stability 39.7% spread
Rent is uneven
Recent median rents vary a lot, usually because unit mix differs month to month.
Market activity -20.0%
Activity is lighter
12 recent transactions versus 15 in the prior 6-month view.
Tenure lens Freehold
Freehold comparison needed
Freehold matters most on sale price. Compare Mandale Heights against nearby projects with similar tenure before treating a PSF gap as cheap or expensive.
Mandale Heights Decision Snapshot
Fast checks for rent fairness, purchase pricing, stable rent and transaction activity before you dig into the tables.
Median rent $3,325
Is the asking rent fair?
$3,150 to $3,500 is the first fair-rent band to check. Above $3,500 should have a visible reason.
Median sale PSF $1,524 psf
Is the purchase price fair?
$1,410,000 to $1,490,000 and $1,480 to $1,570 psf are the first sale checks before adjusting for floor, size, view and condition.
2 bed rent $3,300
Are similar units renting for more?
2 bed and 800 to 900 sqft give the closest unit-size checks.
Rent stability 39.7% spread
Is rent stable here?
Rent is uneven. Recent median rents vary a lot, usually because unit mix differs month to month.
Transaction volume -20.0%
Is activity rising?
Activity is lighter. 12 recent transactions versus 15 in the prior 6-month view.
Run Mandale Heights numbers
Use the typical rent and sale price from this project page as a starting point, then adjust the calculator assumptions.
Rental yield $3,325/mo Test gross and net yield against typical rent. Buy vs rent $1.5M Compare ownership cost against renting. Mortgage $1.5M Estimate monthly payment from the sale price. Stamp duty $1,524 psf Estimate buyer stamp duty before offer math. Purchase timeline Offer steps Map the option fee, exercise date, stamp duty and completion.
Mandale Heights Project Facts
Project-level details from URA records and local enrichment.
Tenure Freehold
Property type Apartment, Non-Landed Properties
Sales 15 resale transactions
Total sold value $28.1M
Mandale Heights Data Coverage
Use this to judge whether the project has enough rent, sale and recent transaction depth for a confident comparison.
Rentals 126 Jun 2021 to May 2026
Sale transactions 15 Aug 2021 to Oct 2025
Rent trend -8.1% Last 3 months
Sale PSF trend 12.4% Last 3 months
Mandale Heights 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) 0.79 km away
TOA PAYOH MRT STATION (NS19) 0.95 km away
FARRER PARK MRT STATION 1.36 km away
Schools nearby
BENDEMEER SECONDARY SCHOOL 1.25 km away
FARRER PARK PRIMARY SCHOOL 1.34 km away
SAINT JOSEPH'S INSTITUTION INTERNATIONAL ELEMENTARY SCHOOL 1.41 km away
ANGLO-CHINESE SCHOOL (PRIMARY) 1.7 km away
Amenities
BENDEMEER SHOPPING MALL Mall / retail · 1.57 km away
FAIRPRICE FINEST THE CENTREPOINT Daily needs · 2.75 km away
WHAMPOA PARK CONNECTOR Park / green link · 0.5 km away
HAWKER CENTRE (BLK 75 TOA PAYOH LORONG 5) Food centre · 1.35 km away
Mandale Heights Rent and Sale PSF Trends
Recent rent, sale PSF and contract activity for this project.
Latest median rent $3,400 34 rentals in view
Latest median sale PSF $1,605 psf 2 sales in view
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
May 2026 1 $3,400 0 - -
Mar 2026 3 $3,650 0 - -
Feb 2026 1 $3,100 0 - -
Jan 2026 2 $3,700 0 - -
Dec 2025 2 $4,550 0 - -
Nov 2025 3 $3,200 0 - -
Oct 2025 1 $3,250 1 $1,605 psf $4,008,000
Sept 2025 2 $3,650 0 - -
Aug 2025 3 $3,600 0 - -
Jul 2025 1 $3,700 0 - -
Jun 2025 4 $4,100 0 - -
May 2025 3 $3,700 0 - -
Projects Similar to Mandale Heights
Same district, ranked by similar rent, sale PSF and transaction depth.
Freehold Novena Court 0.9 km away 177 transactions
- Median rent
- $3,325
- Median sale PSF
- $1,486 psf
- Median rent
- $3,300
- Median sale PSF
- $1,749 psf
- Median rent
- $3,400
- Median sale PSF
- $1,674 psf
- Median rent
- $3,300
- Median sale PSF
- $1,648 psf
- Median rent
- $3,275
- Median sale PSF
- $1,777 psf
- Median rent
- $3,100
- Median sale PSF
- $1,616 psf
Mandale Heights Rent by Bedrooms
Monthly rent by recorded bedroom count.
Bedrooms Median rent Average rent Transactions
1 bed $3,000 $2,968 25
2 bed $3,300 $3,301 74
3 bed $4,800 $4,564 18
4 bed $5,300 $5,533 9
Mandale Heights Rent by Size
Monthly rent by recorded URA floor area band.
Area band Median rent Average rent Transactions
500 to 600 sqft $3,000 $2,986 22
600 to 700 sqft $3,100 $2,833 3
700 to 800 sqft $3,250 $3,142 32
800 to 900 sqft $3,400 $3,416 37
900 to 1,000 sqft $3,375 $3,375 4
1,100 to 1,200 sqft $3,800 $3,800 1
1,200 to 1,300 sqft $4,800 $4,564 18
1,300 to 1,400 sqft $4,700 $4,560 5
Mandale Heights Sale PSF by Floor
Median sale price and PSF by recorded floor band.
Floor band Median sale Median PSF Transactions
01 to 05 $1,162,500 $1,495 psf 4
06 to 10 $1,300,000 $1,583 psf 7
11 to 15 $2,560,000 $1,903 psf 1
16 to 20 $3,200,000 $1,244 psf 3
Mandale Heights 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
Mandale Heights shows a typical monthly rent of $3,325 across 126 rentals. Use that as the first anchor, then check the bedroom and floor-area bands before accepting an asking rent.
Median rent $3,325
Rentals 126
Rent signal Strong
- 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
Recent sales at Mandale Heights point to a typical sale price of $1,450,000 and $1,524 psf. Treat those as the first comparable range, then adjust for floor, size, condition and tenure.
Median sale $1,450,000
Median PSF $1,524 psf
Sale signal Moderate
- 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. Mandale Heights has 15 sales on this page, so pricing should be checked against actual recent contracts before listing.
Sale signal Moderate
Total sold value $28.1M
Latest record May 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.
District context
Use D11 to compare Mandale Heights 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.
Mandale Heights FAQ
Quick answers for renters, buyers and owners comparing this project.
What is the typical rent at Mandale Heights?
Mandale Heights has a median monthly rent of $3,325 across 126 rentals.
What is the typical sale price at Mandale Heights?
The median sale price for Mandale Heights is $1,450,000, based on 15 sales on this page.
What is the median sale PSF at Mandale Heights?
The median sale price per square foot for Mandale Heights is $1,524 psf. The average sale PSF is $1,546 psf.
Is Mandale Heights freehold or leasehold?
Mandale Heights is listed as Freehold. Tenure is tied to the project and is most relevant when reviewing sale transactions.
Where is Mandale Heights located?
Mandale Heights is located at 45 Mandalay Road Mandale Heights Singapore 308225 in D11 / Watten Estate, Novena, Thomson.
How current is the Mandale Heights 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.