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apartment · 308166

Mandalay Mansion

Project page · Freehold

Indicative value range
S$2,921,190 – S$4,357,971
Indicative mid S$4,022,823 · S$1,926 psf

Based on 25 sales in projects within 1 km, last 24 months. Search widened 3 of 4 steps to find enough comparable sales. See the comparable sales.

No storey entered, so sales were not adjusted for height

Freehold tenure: the lease method is for 99-year leasehold only.

Comparable sales

Each price per area is scaled to Q2 2026 by the published index for the quarter it sold in.

SoldWhereFloorSizePricePer sqftIndex ×Adjusted
Jun 2026Pavilion 11 · 111 m16-201,485 sqftS$3,130,000S$2,107 psf×1.000S$2,107 psf
Jun 2026M21 · 153 m06-101,755 sqftS$3,380,000S$1,926 psf×1.000S$1,926 psf
May 2026Pavilion 11 · 111 m06-101,485 sqftS$3,100,000S$2,087 psf×1.000S$2,087 psf
Apr 2026Lion Towers · 922 m06-101,862 sqftS$3,530,000S$1,896 psf×1.000S$1,896 psf
Apr 20268 Bassein · 133 m11-152,250 sqftS$2,750,000S$1,222 psf×1.000S$1,222 psf
Apr 2026M21 · 153 m16-201,755 sqftS$3,538,888S$2,017 psf×1.000S$2,017 psf
Mar 2026Derbyshire Heights · 955 m01-051,507 sqftS$2,800,000S$1,858 psf×1.018S$1,892 psf
Mar 2026Minbu Villa · 254 m06-102,519 sqftS$3,280,000S$1,302 psf×1.018S$1,326 psf
Jan 2026Ikigai · 697 m01-051,916 sqftS$3,800,000S$1,983 psf×1.018S$2,020 psf
Jan 2026Moulmein Court · 560 m06-101,647 sqftS$2,550,000S$1,548 psf×1.018S$1,577 psf
Nov 2025Ikigai · 697 m01-051,496 sqftS$2,950,000S$1,972 psf×1.024S$2,019 psf
Oct 20258 Bassein · 133 m11-152,250 sqftS$2,650,000S$1,178 psf×1.024S$1,206 psf
Oct 2025Mandale Heights · 74 m16-202,497 sqftS$4,008,000S$1,605 psf×1.024S$1,644 psf
Sept 2025Pavilion 11 · 111 m01-051,485 sqftS$3,008,888S$2,026 psf×0.988S$2,002 psf
Sept 2025Mandalay Mansion11-152,088 sqftS$2,828,888S$1,355 psf×0.988S$1,339 psf
Apr 2025Mandalay Towers · 53 m01-052,508 sqftS$3,930,000S$1,567 psf×1.005S$1,575 psf
Apr 2025Minbu Villa · 254 m06-102,519 sqftS$3,100,000S$1,231 psf×1.005S$1,237 psf
Apr 2025Minbu Villa · 254 m06-102,336 sqftS$3,180,000S$1,361 psf×1.005S$1,368 psf
Feb 2025Pavilion 11 · 111 m16-201,485 sqftS$2,985,000S$2,010 psf×1.035S$2,080 psf
Feb 2025Pavilion 11 · 111 m06-101,485 sqftS$3,000,000S$2,020 psf×1.035S$2,091 psf
Jan 2025368 Thomson · 887 m21-251,722 sqftS$3,600,000S$2,090 psf×1.035S$2,164 psf
Dec 2024Pavilion 11 · 111 m16-201,485 sqftS$3,240,000S$2,181 psf×1.043S$2,276 psf
Dec 2024Mandalay Mansion06-102,088 sqftS$2,800,000S$1,341 psf×1.043S$1,399 psf
Nov 2024Pavilion 11 · 111 m26-301,485 sqftS$3,200,000S$2,154 psf×1.043S$2,248 psf
Nov 2024Pavilion 11 · 111 m01-051,485 sqftS$3,080,000S$2,073 psf×1.043S$2,163 psf

How accurate is this estimate for Mandalay Mansion?

Too few sales since Q4 2025 to score the estimate here. Three are the minimum, and this project has not had them.

What the rent says

What this home earns against what it costs, set beside what homes like it earn.

1.49% gross yield

S$60,000 of rent a year against the estimate above · 1.14 points below flats like it

Leases signed here within a quarter of this size run about S$5,000 a month, the middle of 3 of them.

In the core central region, freehold flats yield 2.63%, from 820 projects. Too few share this home's remaining lease to measure that separately.

A yield above the mark means the flat rents well for what it costs, which can point to a keen rental patch or a price the sales alone have not caught up with. Below it, buyers are paying for something a tenant will not, such as the address itself.

Recent leases signed here

SignedSizeBedsTypeRent a month
Q2 20262000-2100 sqft—Non-landed PropertiesS$5,000
Q1 20262000-2100 sqft—Non-landed PropertiesS$3,500
Q4 20252000-2100 sqft—Non-landed PropertiesS$6,700
Q2 20252000-2100 sqft—Non-landed PropertiesS$6,600
Q2 20252000-2100 sqft—Non-landed PropertiesS$6,600
Q2 20252000-2100 sqft—Non-landed PropertiesS$5,600
Q2 20252000-2100 sqft—Non-landed PropertiesS$5,600
Q3 20242000-2100 sqft—Non-landed PropertiesS$6,800

median of 3 URA rental contracts at Mandalay Mansion within a quarter of 194 sqm, since 2025Q4.

Buying or selling at S$4,022,823?

Buying: Stamp duty on S$4,022,823 · Cash and CPF needed on S$4,022,823 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$4,022,823.

Each opens with this figure filled in; change anything there.

Primary schools near 15 Minbu Road

Measured from each school's land to this address's own point, the way MOE bands P1 priority. MOE measures to the building's outline, so near 1 km or 2 km check OneMap's School Query.

Within about 1 km

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Sept 2025
Mandalay Mansion · 11-15 · Apartment
2,088 sqftS$2,828,888S$1,355 psf
Dec 2024
Mandalay Mansion · 06-10 · Apartment
2,088 sqftS$2,800,000S$1,341 psf
Jan 2022
Mandalay Mansion · 01-05 · Apartment
2,088 sqftS$2,450,000S$1,173 psf
Nov 2021
Mandalay Mansion · 06-10 · Apartment
2,088 sqftS$2,400,000S$1,149 psf

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.