Rent vs D11 -31.7%
Rents below district median
Mandale Heights's latest 12-month median rent is $3,550 compared with the D11 median of $5,200 for the same period. Use this district check before narrowing by bedroom and area band.
Mandale Heights rent and sale price
D11 / Watten Estate, Novena, Thomson
Address 45 Mandalay Road Mandale Heights Singapore 308225
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Quick summary about Mandale Heights
Mandale Heights is a freehold apartment in D11 / Watten Estate, Novena, Thomson. The page currently tracks 129 rentals and 16 sales.
- Latest 12M median rent is $3,550 per month from 22 rentals. The bedroom and floor-area tables below show the full loaded history.
- Latest 12M median sale price is $2,394,000, with median sale PSF at $1,486 psf from 2 sales.
- Rent is down 8.1% over the last 3 months. Sale PSF is down 7.9% over the last 3 months.
Mandale Heights Market Brief
Compare the project with D11 across rent, sale PSF, tenure and transaction activity.
Compared with D11
Sale PSF vs D11 -40.8%
Sale PSF below district median
Mandale Heights's latest 12-month median sale PSF is $1,486 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 1.78%
Rent support below district screen
Gross yield is roughly 1.78% versus a D11 screen of 2.23%. Treat this as a first-pass rent support signal before costs, vacancy and financing.
Rent stability 41.4% spread
Rent is uneven
Recent median rents vary a lot, usually because unit mix differs month to month.
Market activity -15.4%
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 Mandale Heights against nearby projects with similar tenure before treating a PSF gap as cheap or expensive.
Before you decide
Latest 12M median rent $3,550
Is the asking rent fair?
$3,350 to $3,750 is the first fair-rent band to check. Above $3,750 should have a visible reason.
Latest 12M median sale PSF $1,486 psf
Is the purchase price fair?
$2,320,000 to $2,470,000 and $1,440 to $1,530 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 41.4% spread
Is rent stable here?
Rent is uneven. Recent median rents vary a lot, usually because unit mix differs month to month.
Transaction volume -15.4%
Is activity rising?
Activity is steady. Recent transaction volume is close to the prior 6-month view.
Mandale Heights Project Facts
Project-level details from URA records and local enrichment.
Tenure Freehold
Property type Apartment, Non-Landed Properties
Sales 16 resale transactions
Total sold value $28.9M
Mandale Heights Data Coverage
Use this to judge whether the project has enough rent, sale and recent transaction depth for a confident comparison.
Rentals 129 Jun 2021 to Jun 2026
Sale transactions 16 Aug 2021 to Jul 2026
Rent trend -8.1% Last 3 months
Sale PSF trend -7.9% 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
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 $3,050 35 rentals in view
Latest median sale PSF $1,367 psf 3 sales in view
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
Jul 2026 0 - 1 $1,367 psf $780,000
Jun 2026 3 $3,050 0 - -
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 - -
Projects Similar to Mandale Heights
Same district, ranked by similar rent, sale PSF and transaction depth.
Freehold Novena Court 0.9 km away 182 transactions
- Median rent
- $3,400
- Median sale PSF
- $1,486 psf
- Median rent
- $3,400
- Median sale PSF
- $1,674 psf
- Median rent
- $3,300
- Median sale PSF
- $1,648 psf
- Median rent
- $3,300
- Median sale PSF
- $1,749 psf
- Median rent
- $3,900
- Median sale PSF
- $1,641 psf
- Median rent
- $3,300
- Median sale PSF
- $1,732 psf
Mandale Heights Rent by Bedrooms
Monthly rent by recorded bedroom count.
Bedrooms Median rent Average rent Transactions
1 bed $3,000 $2,972 27
2 bed $3,300 $3,301 74
3 bed $4,800 $4,564 18
4 bed $5,475 $5,650 10
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 $2,990 24
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 $1,255,000 $1,580 psf 8
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 latest 12-month median monthly rent of $3,550 across 22 rentals. Use that as the first anchor, then check the bedroom and floor-area bands before accepting an asking rent.
Latest 12M median rent $3,550
Rentals in period 22
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
Latest 12M sales at Mandale Heights show a median price of $2,394,000 and $1,486 psf. Treat those as the first comparable range, then adjust for floor, size, condition and tenure.
Latest 12M median sale $2,394,000
Latest 12M median PSF $1,486 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 16 sales on this page, so pricing should be checked against actual recent contracts before listing.
Sale signal Moderate
Total sold value $28.9M
Latest record Jul 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 Mandale Heights numbers
Start with the project benchmarks, then adjust the calculator assumptions for the unit you are considering.
Rental yield $3,550/mo Test gross and net yield against typical rent. Buy vs rent $2.4M Compare ownership cost against renting. Mortgage $2.4M Estimate monthly payment from the sale price. Stamp duty $1,486 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 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 latest 12-month median monthly rent of $3,550 across 22 rentals in that period.
What is the typical sale price at Mandale Heights?
The latest 12-month median sale price for Mandale Heights is $2,394,000, based on 2 sales in that period.
What is the median sale PSF at Mandale Heights?
The latest 12-month median sale price per square foot for Mandale Heights is $1,486 psf. The average for the same period is $1,486 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.