homequant
apartment · 308215

Mandalay Towers

Project page · Freehold

Indicative value range
S$3,139,379 – S$4,079,091
Indicative mid S$3,394,773 · S$1,354 psf

Based on 14 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 2026Cube 8 · 962 m26-301,905 sqftS$4,088,000S$2,146 psf×1.000S$2,146 psf
Apr 2026Tan Tong Meng Tower · 910 m11-153,240 sqftS$4,200,000S$1,296 psf×1.000S$1,296 psf
Apr 2026Lion Towers · 897 m06-101,862 sqftS$3,530,000S$1,896 psf×1.000S$1,896 psf
Apr 20268 Bassein · 83 m11-152,250 sqftS$2,750,000S$1,222 psf×1.000S$1,222 psf
Mar 2026Minbu Villa · 231 m06-102,519 sqftS$3,280,000S$1,302 psf×1.018S$1,326 psf
Feb 2026Tan Tong Meng Tower · 910 m06-103,240 sqftS$3,650,000S$1,127 psf×1.018S$1,147 psf
Jan 2026Ikigai · 681 m01-051,916 sqftS$3,800,000S$1,983 psf×1.018S$2,020 psf
Oct 20258 Bassein · 83 m11-152,250 sqftS$2,650,000S$1,178 psf×1.024S$1,206 psf
Oct 2025Mandale Heights · 117 m16-202,497 sqftS$4,008,000S$1,605 psf×1.024S$1,644 psf
Sept 2025Mandalay Mansion · 53 m11-152,088 sqftS$2,828,888S$1,355 psf×0.988S$1,339 psf
Apr 2025Mandalay Towers01-052,508 sqftS$3,930,000S$1,567 psf×1.005S$1,575 psf
Apr 2025Minbu Villa · 231 m06-102,519 sqftS$3,100,000S$1,231 psf×1.005S$1,237 psf
Apr 2025Minbu Villa · 231 m06-102,336 sqftS$3,180,000S$1,361 psf×1.005S$1,368 psf
Dec 2024Mandalay Mansion · 53 m06-102,088 sqftS$2,800,000S$1,341 psf×1.043S$1,399 psf

How accurate is this estimate for Mandalay Towers?

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.

2.24% gross yield

S$76,200 of rent a year against the estimate above · 0.39 points below flats like it

Leases signed here within a quarter of this size run about S$6,350 a month, the middle of 8 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
Q3 2026>3000 sqft—Non-landed PropertiesS$10,000
Q2 20262500-2600 sqft—Non-landed PropertiesS$6,500
Q1 20262500-2600 sqft—Non-landed PropertiesS$7,000
Q1 20262500-2600 sqft—Non-landed PropertiesS$7,000
Q1 20262500-2600 sqft—Non-landed PropertiesS$6,100
Q1 20262500-2600 sqft—Non-landed PropertiesS$5,000
Q1 20262500-2600 sqft—Non-landed PropertiesS$5,000
Q4 20252500-2600 sqft—Non-landed PropertiesS$8,300

median of 8 URA rental contracts at Mandalay Towers within a quarter of 233 sqm, since 2025Q4.

Buying or selling at S$3,394,773?

Buying: Stamp duty on S$3,394,773 · Cash and CPF needed on S$3,394,773 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$3,394,773.

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

Primary schools near 35 Mandalay 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
Apr 2025
Mandalay Towers · 01-05 · Apartment
2,508 sqftS$3,930,000S$1,567 psf
Mar 2022
Mandalay Towers · 06-10 · Apartment
2,508 sqftS$3,200,000S$1,276 psf

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.