Rent vs D05 +10.5%
Rents near district median
Mendon Spring's latest 12-month median rent is $4,750 compared with the D05 median of $4,300 for the same period. Use this district check before narrowing by bedroom and area band.
Mendon Spring rent and sale price
D05 / Pasir Panjang, Hong Leong Garden, Clementi New Town
Address 198 Pasir Panjang Road Mendon Spring Singapore 117526
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Quick summary about Mendon Spring
Mendon Spring is a freehold apartment in D05 / Pasir Panjang, Hong Leong Garden, Clementi New Town. The page currently tracks 74 rentals and 14 sales.
- Latest 12M median rent is $4,750 per month from 16 rentals. The bedroom and floor-area tables below show the full loaded history.
- Latest 12M median sale price is $1,470,000, with median sale PSF at $1,394 psf from 1 sales.
- Rent is down 9.6% over the last 3 months. Sale PSF is up 14.2% over the last 3 months.
Mendon Spring Market Brief
Compare the project with D05 across rent, sale PSF, tenure and transaction activity.
Compared with D05
Sale PSF vs D05 -35.3%
Sale PSF below district median
Mendon Spring's latest 12-month median sale PSF is $1,394 psf versus the D05 median of $2,155 psf for the same period. A premium should be explained by tenure, condition, floor, view or scarcity.
Rent support 3.88%
Rent support above district screen
Gross yield is roughly 3.88% versus a D05 screen of 2.68%. Treat this as a first-pass rent support signal before costs, vacancy and financing.
Rent stability 51.8% spread
Rent is uneven
Recent median rents vary a lot, usually because unit mix differs month to month.
Market activity +50.0%
Activity is rising
12 recent transactions versus 8 in the prior 6-month view.
Tenure lens Freehold
Freehold comparison needed
Freehold matters most on sale price. Compare Mendon Spring against nearby projects with similar tenure before treating a PSF gap as cheap or expensive.
Before you decide
Latest 12M median rent $4,750
Is the asking rent fair?
$4,500 to $5,000 is the first fair-rent band to check. Above $5,000 should have a visible reason.
Latest 12M median sale PSF $1,394 psf
Is the purchase price fair?
$1,430,000 to $1,510,000 and $1,350 to $1,440 psf are the first sale checks before adjusting for floor, size, view and condition.
2 bed rent $4,150
Are similar units renting for more?
2 bed and 1,000 to 1,100 sqft give the closest unit-size checks.
Rent stability 51.8% spread
Is rent stable here?
Rent is uneven. Recent median rents vary a lot, usually because unit mix differs month to month.
Transaction volume +50.0%
Is activity rising?
Activity is rising. 12 recent transactions versus 8 in the prior 6-month view.
Mendon Spring Project Facts
Project-level details from URA records and local enrichment.
Tenure Freehold
Property type Apartment, Non-Landed Properties
Sales 14 resale transactions
Total sold value $18.4M
Mendon Spring Data Coverage
Use this to judge whether the project has enough rent, sale and recent transaction depth for a confident comparison.
Rentals 74 Jun 2021 to Jun 2026
Sale transactions 14 Sept 2021 to Jul 2026
Rent trend -9.6% Last 3 months
Sale PSF trend 14.2% Last 3 months
Mendon Spring 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
PASIR PANJANG MRT STATION (CC26) 0.48 km away
HAW PAR VILLA MRT STATION 0.74 km away
HAW PAR VILLA MRT STATION (CC25) 0.8 km away
Schools nearby
ISS INTERNATIONAL SCHOOL (PRESTON CAMPUS) 2 km away
Amenities
No amenity match yet.
Mendon Spring Rent and Sale PSF Trends
Recent rent, sale PSF and contract activity for this project.
Latest median rent $4,700 22 rentals in view
Latest median sale PSF $1,394 psf 6 sales in view
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
Jul 2026 0 - 1 $1,394 psf $1,470,000
Jun 2026 3 $4,700 0 - -
May 2026 1 $4,400 0 - -
Mar 2026 1 $5,100 0 - -
Feb 2026 2 $5,594 0 - -
Jan 2026 4 $4,600 0 - -
Dec 2025 1 $5,200 0 - -
Nov 2025 1 $4,000 0 - -
Oct 2025 1 $4,650 0 - -
Jul 2025 2 $4,900 0 - -
Jun 2025 1 $3,200 1 $1,412 psf $1,490,000
May 2025 1 $4,400 0 - -
Projects Similar to Mendon Spring
Same district, ranked by similar rent, sale PSF and transaction depth.
99-year leasehold from 2000 Blue Horizon 3.2 km away 759 transactions
- Median rent
- $4,400
- Median sale PSF
- $1,316 psf
- Median rent
- $4,600
- Median sale PSF
- $1,374 psf
- Median rent
- $4,000
- Median sale PSF
- $1,345 psf
- Median rent
- $4,300
- Median sale PSF
- $1,142 psf
- Median rent
- $4,800
- Median sale PSF
- $1,375 psf
- Median rent
- $3,600
- Median sale PSF
- $1,414 psf
Mendon Spring Rent by Bedrooms
Monthly rent by recorded bedroom count.
Bedrooms Median rent Average rent Transactions
2 bed $4,150 $4,062 74
Mendon Spring Rent by Size
Monthly rent by recorded URA floor area band.
Area band Median rent Average rent Transactions
1,000 to 1,100 sqft $4,150 $4,062 74
Mendon Spring Sale PSF by Floor
Median sale price and PSF by recorded floor band.
Floor band Median sale Median PSF Transactions
01 to 05 $1,289,000 $1,221 psf 14
Mendon Spring 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
Mendon Spring shows a latest 12-month median monthly rent of $4,750 across 16 rentals. Use that as the first anchor, then check the bedroom and floor-area bands before accepting an asking rent.
Latest 12M median rent $4,750
Rentals in period 16
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 Mendon Spring show a median price of $1,470,000 and $1,394 psf. Treat those as the first comparable range, then adjust for floor, size, condition and tenure.
Latest 12M median sale $1,470,000
Latest 12M median PSF $1,394 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. Mendon Spring has 14 sales on this page, so pricing should be checked against actual recent contracts before listing.
Sale signal Moderate
Total sold value $18.4M
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 Mendon Spring numbers
Start with the project benchmarks, then adjust the calculator assumptions for the unit you are considering.
Rental yield $4,750/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 $1,394 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 D05 to compare Mendon Spring 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.
Mendon Spring FAQ
Quick answers for renters, buyers and owners comparing this project.
What is the typical rent at Mendon Spring?
Mendon Spring has a latest 12-month median monthly rent of $4,750 across 16 rentals in that period.
What is the typical sale price at Mendon Spring?
The latest 12-month median sale price for Mendon Spring is $1,470,000, based on 1 sales in that period.
What is the median sale PSF at Mendon Spring?
The latest 12-month median sale price per square foot for Mendon Spring is $1,394 psf. The average for the same period is $1,394 psf.
Is Mendon Spring freehold or leasehold?
Mendon Spring is listed as Freehold. Tenure is tied to the project and is most relevant when reviewing sale transactions.
Where is Mendon Spring located?
Mendon Spring is located at 198 Pasir Panjang Road Mendon Spring Singapore 117526 in D05 / Pasir Panjang, Hong Leong Garden, Clementi New Town.
How current is the Mendon Spring 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.