Mandarin Gardens
Mandarin Gardens is a 99-year condominium in District 15 (Bedok) that obtained TOP in 1986, with 1,006 units across 7 blocks. Across 1,609 transactions on record, units have recently transacted around S$1.78M (S$1,280 psf, ~1,528 sqft). There are 89 units for sale from S$1.09M to S$5.28M. The lease has approximately 55 years remaining.
| Tenure | 99-year leasehold from 1982 (≈55 years left) |
|---|---|
| TOP year | 1986 |
| Developer | MANDARIN GARDENS PTE LTD |
| Units | 1,006 in 7 blocks |
| District and area | District 15 · Bedok · RCR |
| Nearest MRT | Siglap MRT, 604 m (~9 min walk) |
| Latest median psf | S$1,280 psf, last 12 URA caveats to Oct 2026 |
What's for sale and for rent at Mandarin Gardens?
Mandarin Gardens has 89 units listed for sale, asking S$1.09M to S$5.28M (median S$1,498 psf), and 40 units for rent at a median of S$3,800 a month.
For sale
89 listings
S$1.09M – S$5.28M
For rent
40 listings
S$1,200 – S$6,600 a month
| Bedrooms | For sale | Asking price | Median PSF |
|---|---|---|---|
| 1-bedroom | 9 | S$1.09M–S$2.10M | — |
| 2-bedroom | 24 | S$1.30M–S$5.00M | S$1,498 psf |
| 3-bedroom | 51 | S$1.77M–S$3.35M | S$1,477 psf |
| 4-bedroom | 2 | S$4.50M–S$5.28M | S$1,721 psf |
| 6-bedroom | 3 | S$5.08M–S$5.08M | S$1,337 psf |
Asking prices of units currently listed on property portals, not transacted prices.
What are the floor plans and unit sizes at Mandarin Gardens?
PropKaki has 11 layouts on record for Mandarin Gardens, from 3 to 4 bedrooms (743 sqft to 3,929 sqft).
| Bedrooms | Layouts | Sizes |
|---|---|---|
| 3 Bedroom | 3 | 1,841 to 2,099 sq ft |
| 4 Bedroom | 1 | 3,929 sq ft |
| Other layouts | 7 | 743 to 3,143 sq ft |
PropKaki holds 4 floor plans for Mandarin Gardens.
See Mandarin Gardens's floor plans — ask PropKaki.
Ask PropKakisqm ↔ sq ft converterLayouts digitised from developer brochures.
What is the price and PSF at Mandarin Gardens?
Units have recently transacted around S$1.78M (S$1,280 psf), at a gross rental yield of about 2.0% (URA caveat data).
Recent median price
S$1.78M
recent · 1,609 sales on record
Median PSF
S$1,280 psf
recent transactions
Median rent (monthly)
S$3,006
6,153 rentals on record
Gross rental yield
2.0%
indicative, gross
Units currently for sale are asking a median of S$1,498 psf — about 17% above the most recent transacted PSF.
Source: URA caveat data, through Oct 2026.
What has recently sold at Mandarin Gardens?
Mandarin Gardens has 1609 recorded sales; the most recent transacted at S$1,780,000 in Oct 2026 (URA caveat data).
| Date | Price | Size (sqft) | PSF |
|---|---|---|---|
| Oct 2026 | S$1,780,000 | 1,528 | S$1,165 psf |
| Oct 2026 | S$2,020,000 | 1,572 | S$1,285 psf |
| Sept 2026 | S$1,770,000 | 1,528 | S$1,158 psf |
| Sept 2026 | S$1,100,000 | 829 | S$1,327 psf |
| Sept 2026 | S$1,821,000 | 1,528 | S$1,191 psf |
| Sept 2026 | S$1,438,000 | 1,001 | S$1,436 psf |
| Aug 2026 | S$945,000 | 732 | S$1,291 psf |
| Aug 2026 | S$1,970,000 | 1,572 | S$1,254 psf |
| Aug 2026 | S$2,180,000 | 1,572 | S$1,387 psf |
| Aug 2026 | S$2,010,888 | 1,572 | S$1,280 psf |
| Jul 2026 | S$2,170,108 | 1,572 | S$1,381 psf |
| Jul 2026 | S$900,000 | 732 | S$1,230 psf |
1,609 sales and 6,153 rentals on record since Jan 1995. Source: URA.
Are prices at Mandarin Gardens rising?
The median transacted PSF at Mandarin Gardens has risen 44% over the past 9 years (2017–2026), from S$891 psf to S$1,285 psf (URA caveats).
| Year | Median PSF | Median price | Sales | YoY |
|---|---|---|---|---|
| 2026 | S$1,285 psf | S$1.80M | 39 | +0.1% |
| 2025 | S$1,284 psf | S$1.70M | 29 | -2.7% |
| 2024 | S$1,319 psf | S$2.07M | 26 | +2.9% |
| 2023 | S$1,282 psf | S$1.87M | 20 | +2.1% |
| 2022 | S$1,256 psf | S$1.88M | 26 | +14.4% |
| 2021 | S$1,098 psf | S$1.66M | 35 | +11.2% |
| 2020 | S$987 psf | S$1.51M | 23 | -2.4% |
| 2019 | S$1,011 psf | S$1.58M | 18 | -11.6% |
| 2018 | S$1,144 psf | S$968k | 12 | +28.4% |
| 2017 | S$891 psf | S$1.28M | 52 | — |
Yearly median transacted PSF and price; years with at least 2 recorded sales. Source: URA caveat data.
Is Mandarin Gardens a good investment?
Of 807 units at Mandarin Gardens that were bought and later resold (bought from 1995, resold up to 2026), 80% sold for more than they were bought for, with a median gain of 31% over a median 6.2-year hold (URA caveats, before stamp duty, agent fees and interest). Its gross rental yield is about 2.0%. Units listed now ask about 17% 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 807 resales here
Median gain
31%
gross, before costs
Median hold
6.2 years
bought to resold
Every unit at Mandarin Gardens 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 Mandarin Gardens and what's nearby?
Mandarin Gardens is located in Bedok, in the East Region of Singapore.
Mandarin Gardens is a 99-year condominium completed in 1986. It was developed by MANDARIN GARDENS PTE LTD. The development has 1,006 residential units. It sits on a land area of 100,235 sqm and has a gross floor area of 280,657 sqm. The plot ratio is 2.8.
MANDARIN GARDENS is located at 5 Siglap Road, Singapore 448906. It is part of District 15, Katong / Joo Chiat / Amber Road, Bedok. The project falls within the East Region and the RCR market segment.
The nearest rail connection is Siglap MRT, approximately 604m away, around 9 minutes on foot. Nearby amenities include Bedok Mall for shopping, COLD STORAGE SINGAPORE (1983) PTE LTD for groceries, and East Coast Park Area D for greenery and recreation. Facilities in the development include Barbeque Area, Basement car park, Fitness corner, Gymnasium room, Mini-Mart, and Playground.
How far is Mandarin Gardens from MRT and schools?
The nearest MRT/LRT to Mandarin Gardens is Siglap MRT, about 604 m away (~9 min walk). 5 schools are within 1 km, including 1 primary school.
Getting around
- Siglap MRT604 m · ~9 min
Schools nearby
Homes within 1 km of a primary school qualify for Primary 1 (P1) registration priority.
- Victoria SchoolSecondary schoolwithin 1 km339 m
- Victoria Junior CollegeJunior collegewithin 1 km580 m
- St. Patrick's SchoolSecondary schoolwithin 1 km831 m
- Ngee Ann Primary SchoolPrimary schoolwithin 1 km · P1 priority883 m
- Chij Katong ConventSecondary schoolwithin 1 km896 m
- Opera Estate Primary SchoolPrimary school1.3 km
- St. Stephen's SchoolPrimary school1.5 km
- Tao Nan SchoolPrimary school1.5 km
Shops, food & parks
Straight-line distances from the development. Source: PropKaki amenities data.
Who built Mandarin Gardens and how big is the development?
Mandarin Gardens was developed by MANDARIN GARDENS PTE LTD, with 1,006 units.
- Developer
- MANDARIN GARDENS PTE LTD
- Blocks
- 7
- Land area
- 100,235 sqm (1,078,920 sqft)
- Gross floor area
- 280,657 sqm (3,020,964 sqft)
- Plot ratio
- 2.80
What facilities does Mandarin Gardens have?
Mandarin Gardens has 12 facilities, including Barbeque Area, Basement car park, Fitness corner, Gymnasium room, and more.
What does it cost to own a unit at Mandarin Gardens?
Buying a unit at Mandarin Gardens (~S$1.78M) needs about S$13,030/mo in income and S$5,995/mo in repayments, after S$58,600 stamp duty and a S$445k downpayment.
Illustrative, for a Singapore Citizen buying a unit at the recent median price (S$1.78M) 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$58,600
BSD, tiered
Downpayment (25%)
S$445k
cash + CPF
Monthly instalment
S$5,995/mo
30y @ 3.5%
Income required
S$13,030/mo
TDSR @ stress rate
How many property agents are active around Mandarin Gardens?
10,154 CEA-registered agents closed at least one recorded deal in District 15 — where Mandarin Gardens sits — in the last 12 months, across all property types.
Active agents · 12mo
10,154
District 15 · closed ≥1 deal
Deals on record
62,704
all-time · all property types
Source: CEA public transaction records, attributed to District 15 across HDB, condo and landed (agent activity isn't published at project level). Browse the agent directory or compare every market segment.
Thinking about Mandarin Gardens? Ask before you commit.
A fair-value read, recent comps and what a unit really costs — from Mandarin Gardens's own transactions.
PropKakiRecent units at Mandarin Gardens sold close to their fair value — solid, no obvious overpay.
Frequently asked questions about Mandarin Gardens
Is Mandarin Gardens freehold?⌄
No. Mandarin Gardens is on a 99-year lease that started in 1982, with about 55 years left.
How old is Mandarin Gardens?⌄
Mandarin Gardens was completed (obtained TOP) in 1986, so it is about 40 years old.
Is Mandarin Gardens a good investment?⌄
Of 807 units at Mandarin Gardens that were bought and later resold (bought from 1995, resold up to 2026), 80% sold for more than they were bought for, with a median gain of 31% over a median 6.2-year hold (URA caveats, before stamp duty, agent fees and interest). Its gross rental yield is about 2.0%. Units listed now ask about 17% more per square foot than recent sales. Past resale results don't predict future returns, and this is not financial advice.
Is Mandarin Gardens an EC?⌄
No. Mandarin Gardens is a private condominium, not an executive condominium (EC).
Who is the developer of Mandarin Gardens?⌄
Mandarin Gardens was developed by MANDARIN GARDENS PTE LTD.
What is the price of a condo at Mandarin Gardens?⌄
Units at Mandarin Gardens have recently sold for around S$1.78M (S$1,280 psf), the median of the last 12 URA caveats to Oct 2026. The price depends on size, floor and facing. 89 units are listed for sale from S$1.09M to S$5.28M.
Where is Mandarin Gardens located?⌄
Mandarin Gardens is at 5 Siglap Road, Singapore 448906, in Bedok (District 15). The nearest MRT station is Siglap MRT, about 604 m away.
How many units are there in Mandarin Gardens?⌄
Mandarin Gardens has 1,006 units in 7 blocks.
How much do I need to earn to buy at Mandarin Gardens?⌄
For a unit around S$1.78M as a first home, you'd need roughly S$13,030/mo in income (assessed at the stress-test rate), with repayments near S$5,995/mo after a S$445k (25%) downpayment and S$58,600 Buyer's Stamp Duty.
Are prices at Mandarin Gardens going up?⌄
The median price per square foot at Mandarin Gardens has risen about 44% between 2017 and 2026, based on URA caveats. The year-by-year figures are in the price-trend table above.
Which primary schools are within 1 km of Mandarin Gardens?⌄
Ngee Ann Primary School is within 1 km of Mandarin Gardens. Homes within 1 km of a primary school get priority in Primary 1 (P1) registration.