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 9 units for sale from S$4.18M to S$4.49M.
| Tenure | Freehold |
|---|---|
| TOP year | 1974 |
| Units | 56 in 2 blocks |
| District and area | District 11 · Novena · CCR |
| Nearest MRT | Novena MRT, 669 m (~11 min walk) |
| Latest median psf | S$929 psf, last 12 URA caveats to Apr 2025 |
What's for sale and for rent at Mandalay Towers?
Mandalay Towers has 9 units listed for sale, asking S$4.18M to S$4.49M (median S$1,674 psf), and 9 units for rent at a median of S$1,800 a month.
For sale
9 listings
S$4.18M – S$4.49M
For rent
9 listings
S$1,000 – S$1,800 a month
| Bedrooms | For sale | Asking price | Median PSF |
|---|---|---|---|
| 3-bedroom | 2 | S$4.49M–S$4.49M | — |
| 4-bedroom | 7 | S$4.18M–S$4.49M | S$1,674 psf |
Asking prices of units currently listed on property portals, not transacted prices.
What are the floor plans and unit sizes at Mandalay Towers?
Floor plans for Mandalay Towers aren't in PropKaki's library yet. Across 40 URA caveats, units range from 2,497 sqft to 5,059 sqft, and the middle half are 2,508 sqft to 2,508 sqft.
| Unit type | Sizes listed for sale | Asking from |
|---|---|---|
| 3-bedroom | 2,562 sqft | S$4.49M |
| 4-bedroom | 2,497 sqft to 2,508 sqft | S$4.18M · S$1,674 psf |
Check the Floor Plan Finder for Mandalay Towers →
Unit sizes from URA caveats. Listed sizes from current property listings.
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.
Is Mandalay Towers a good investment?
Of 15 units at Mandalay Towers that were bought and later resold (bought from 1995, resold up to 2025), 80% sold for more than they were bought for, with a median gain of 38% over a median 8.0-year hold (URA caveats, before stamp duty, agent fees and interest). Its gross rental yield is about 2.3%. Units listed now ask about 80% more per square foot than recent sales. Past resale results don't predict future returns, and this is not financial advice.
Sold for more than bought
80%
of 15 resales here
Median gain
38%
gross, before costs
Median hold
8.0 years
bought to resold
Every unit at Mandalay Towers with a purchase and a later resale on record, matched from URA caveats. Check the odds for your unit size and holding period →
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.
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.
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
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
How many property agents are active around Mandalay Towers?
5,863 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
5,863
District 11 · closed ≥1 deal
Deals on record
30,351
all-time · all property types
Source: CEA public transaction records, attributed to District 11 across HDB, condo and landed (agent activity isn't published at project level). Browse the agent directory or compare every market segment.
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
Is Mandalay Towers freehold?⌄
Yes. Mandalay Towers is freehold, so ownership does not run out.
How old is Mandalay Towers?⌄
Mandalay Towers was completed (obtained TOP) in 1974, so it is about 52 years old.
Is Mandalay Towers a good investment?⌄
Of 15 units at Mandalay Towers that were bought and later resold (bought from 1995, resold up to 2025), 80% sold for more than they were bought for, with a median gain of 38% over a median 8.0-year hold (URA caveats, before stamp duty, agent fees and interest). Its gross rental yield is about 2.3%. Units listed now ask about 80% more per square foot than recent sales. Past resale results don't predict future returns, and this is not financial advice.
Is Mandalay Towers an EC?⌄
No. Mandalay Towers is a private apartment development, not an executive condominium (EC).
What is the price of a condo at Mandalay Towers?⌄
Units at Mandalay Towers have recently sold for around S$2.35M (S$929 psf), the median of the last 12 URA caveats to Apr 2025. The price depends on size, floor and facing. 9 units are listed for sale from S$4.18M to S$4.49M.
Where is Mandalay Towers located?⌄
Mandalay Towers is at 35 Mandalay Road, Singapore 308215, in Novena (District 11). The nearest MRT station is Novena MRT, about 669 m away.
How many units are there in Mandalay Towers?⌄
Mandalay Towers has 56 units in 2 blocks.
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.
Are prices at Mandalay Towers going up?⌄
The median price per square foot at Mandalay Towers has risen about 130% between 1996 and 2021, based on URA caveats. The year-by-year figures are in the price-trend table above.
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 get priority in Primary 1 (P1) registration.