Mandalay Towers
Mandalay Towers is a freehold apartment in District 11 (Novena) that obtained TOP in 1974, with 56 units across 2 blocks. Across 40 transactions on record, units have recently transacted around S$2.35M (S$929 psf, ~2,508 sqft). There are 8 units for sale from S$4.18M to S$4.49M.
What are the key facts about Mandalay Towers?
Mandalay Towers is a freehold apartment in District 11 (Novena) that obtained TOP in 1974, with 56 units across 2 blocks.
- Tenure
- Freehold
- TOP / Completion
- 1974
- Developer
- —
- Total units
- 56
- Blocks
- 2
- District / Area
- District 11 (Novena)
- Market segment
- CCR
- Median PSF
- S$929 psf
- Last transacted
- Apr 2025
- Remaining lease
- Freehold
What is the price and PSF at Mandalay Towers?
Units have recently transacted around S$2.35M (S$929 psf), at a gross rental yield of about 2.3% (URA caveat data).
Recent median price
S$2.35M
recent · 40 sales on record
Median PSF
S$929 psf
recent transactions
Median rent (monthly)
S$4,600
88 rentals on record
Gross rental yield
2.3%
indicative, gross
Units currently for sale are asking a median of S$1,674 psf — about 80% above the most recent transacted PSF.
Source: URA caveat data, through Apr 2025.
What has recently sold at Mandalay Towers?
Mandalay Towers has 40 recorded sales; the most recent transacted at S$3,930,000 in Apr 2025 (URA caveat data).
| Date | Price | Size (sqft) | PSF |
|---|---|---|---|
| Apr 2025 | S$3,930,000 | 2,508 | S$1,567 psf |
| Mar 2022 | S$3,200,000 | 2,508 | S$1,276 psf |
| Apr 2021 | S$2,800,000 | 2,508 | S$1,116 psf |
| Mar 2021 | S$2,800,000 | 2,508 | S$1,116 psf |
| Oct 2019 | S$4,200,000 | 5,059 | S$830 psf |
| Mar 2017 | S$2,300,000 | 2,508 | S$917 psf |
| Mar 2016 | S$2,330,000 | 2,508 | S$929 psf |
| Oct 2015 | S$2,310,000 | 2,508 | S$921 psf |
| Sept 2014 | S$2,200,000 | 2,562 | S$859 psf |
| Nov 2012 | S$2,500,000 | 2,508 | S$997 psf |
| Jan 2012 | S$2,350,000 | 2,497 | S$941 psf |
| Sept 2011 | S$1,800,000 | 2,508 | S$718 psf |
40 sales and 88 rentals on record since May 1995. Source: URA.
Are prices at Mandalay Towers rising?
The median transacted PSF at Mandalay Towers has risen 130% over the past 25 years (1996–2021), from S$486 psf to S$1,116 psf (URA caveats).
| Year | Median PSF | Median price | Sales | YoY |
|---|---|---|---|---|
| 2021 | S$1,116 psf | S$2.80M | 2 | +18.6% |
| 2012 | S$941 psf | S$2.35M | 2 | +41.3% |
| 2007 | S$666 psf | S$1.67M | 6 | +89.2% |
| 2006 | S$352 psf | S$880k | 3 | +24.4% |
| 2005 | S$283 psf | S$850k | 2 | -14.0% |
| 2004 | S$329 psf | S$825k | 3 | +3.1% |
| 2003 | S$319 psf | S$800k | 3 | +8.9% |
| 2002 | S$293 psf | S$750k | 2 | -20.6% |
| 1999 | S$369 psf | S$925k | 3 | -24.1% |
| 1996 | S$486 psf | S$1.22M | 2 | — |
Yearly median transacted PSF and price; years with at least 2 recorded sales. Source: URA caveat data.
How many property agents are active around Mandalay Towers?
5,862 CEA-registered agents closed at least one recorded deal in District 11 — where Mandalay Towers sits — in the last 12 months, across all property types.
Active agents · 12mo
5,862
District 11 · closed ≥1 deal
Deals on record
30,333
all-time · all property types
Source: CEA public transaction records, attributed to District 11across HDB, condo and landed (agent activity isn't published at project level). Browse the agent directory or compare every market segment.
What bedroom types are available at Mandalay Towers?
Mandalay Towers has 8 units listed for sale, spanning 3–4-bedroom layouts.
Based on units currently listed for sale.
| Bedrooms | For sale | Price range | Median PSF |
|---|---|---|---|
| 3-bedroom | 2 | S$4.49M–S$4.49M | — |
| 4-bedroom | 6 | S$4.18M–S$4.49M | S$1,674 psf |
Where is Mandalay Towers and what's nearby?
Mandalay Towers is located in Novena, in the Central Region of Singapore.
Mandalay Towers is a freehold apartment completed in 1974. The development has 56 residential units. It sits on a land area of 3,979 sqm and has a gross floor area of 11,141 sqm. The plot ratio is 2.8.
MANDALAY TOWERS is located at 35 Mandalay Road, Singapore 308215. It is part of District 11, Watten Estate / Novena / Thomson, Novena. The project falls within the Central Region and the CCR market segment.
The nearest rail connection is Novena MRT, approximately 669m away, around 10 minutes on foot. Nearby amenities include Square 2 for shopping, NTUC Fairprice Co-operative Ltd for groceries, Blks 91/92 Whampoa Drive # for food options, and Novena Rise Pk for greenery and recreation.
Who built Mandalay Towers and how big is the development?
Mandalay Towers was developed by —, with 56 units.
- Blocks
- 2
- Land area
- 3,979 sqm (42,830 sqft)
- Gross floor area
- 11,141 sqm (119,921 sqft)
- Plot ratio
- 2.80
How far is Mandalay Towers from MRT and schools?
The nearest MRT/LRT to Mandalay Towers is Novena MRT, about 669 m away (~11 min walk). 2 schools are within 1 km, including 1 primary school.
Getting around
- Novena MRT669 m · ~11 min
- Toa Payoh MRT988 m · ~15 min
Schools nearby
Homes within 1 km of a primary school qualify for Primary 1 (P1) registration priority.
- St. Joseph's Institution JuniorPrimary schoolwithin 1 km · P1 priority766 m
- Northlight SchoolSecondary schoolwithin 1 km937 m
- Hong Wen SchoolPrimary school1.0 km
- Chij Secondary (Toa Payoh)Secondary school1.1 km
- Chij Primary (Toa Payoh)Primary school1.3 km
- Farrer Park Primary SchoolPrimary school1.3 km
- Bendemeer Secondary SchoolSecondary school1.4 km
- Kheng Cheng SchoolPrimary school1.5 km
Shops, food & parks
Straight-line distances from the development. Source: PropKaki amenities data.
What does it cost to own a unit at Mandalay Towers?
Buying a unit at Mandalay Towers (~S$2.35M) needs about S$17,203/mo in income and S$7,914/mo in repayments, after S$87,100 stamp duty and a S$588k downpayment.
Illustrative, for a Singapore Citizen buying a unit at the recent median price (S$2.35M) as their first home — 25% down, 30-year loan at 3.5% p.a. Rates as of May 2026. Run it for your own profile →
Buyer's Stamp Duty
S$87,100
BSD, tiered
Downpayment (25%)
S$588k
cash + CPF
Monthly instalment
S$7,914/mo
30y @ 3.5%
Income required
S$17,203/mo
TDSR @ stress rate
Weighing it up as an investment? Gauge the odds with the profitability model, or read how to tell if a condo is profitable →
Thinking about Mandalay Towers? Ask before you commit.
A fair-value read, recent comps and what a unit really costs — from Mandalay Towers's own transactions.
PropKakiRecent units at Mandalay Towers sold close to their fair value — solid, no obvious overpay.
Frequently asked questions about Mandalay Towers
How much does a unit at Mandalay Towers cost?⌄
Units at Mandalay Towers have recently transacted around S$2.35M (S$929 psf), from 40 sales on record (URA caveats). The exact price depends on size, floor and facing.
How much do I need to earn to buy at Mandalay Towers?⌄
For a unit around S$2.35M as a first home, you'd need roughly S$17,203/mo in income (assessed at the stress-test rate), with repayments near S$7,914/mo after a S$588k (25%) downpayment and S$87,100 Buyer's Stamp Duty.
Is Mandalay Towers a good investment?⌄
Gross rental yield is about 2.3%, and current asking prices sit about 80% above the most recent transacted PSF; median PSF has risen about 130% since 1996. Whether it suits you depends on your budget, holding period and the unit's size, floor and facing — all summarised on this page from URA data.
Are prices at Mandalay Towers going up?⌄
The median transacted PSF at Mandalay Towers has risen about 130% between 1996 and 2021, based on URA caveats. Year-by-year figures are in the price-trend table above.
Is Mandalay Towers freehold or leasehold?⌄
Mandalay Towers is freehold — ownership does not expire.
When was Mandalay Towers built and who developed it?⌄
Mandalay Towers obtained TOP in 1974, with 56 units across 2 blocks.
How many units are for sale at Mandalay Towers?⌄
There are 8 units for sale at Mandalay Towers, from S$4.18M to S$4.49M.
What is the nearest MRT to Mandalay Towers?⌄
The nearest MRT/LRT station to Mandalay Towers is Novena MRT, about 669 m away (~11 min walk).
Which primary schools are within 1 km of Mandalay Towers?⌄
St. Joseph's Institution Junior is within 1 km of Mandalay Towers — homes within 1 km of a primary school qualify for Primary 1 (P1) registration priority.