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 1,594 transactions on record, units have recently transacted around S$1.80M (S$1,279 psf, ~1,528 sqft). There are 94 units for sale from S$950k to S$16.50M. The lease has approximately 55 years remaining.
What are the key facts about 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.
- Tenure
- 99-year
- TOP / Completion
- 1986
- Developer
- MANDARIN GARDENS PTE LTD
- Total units
- 1,006
- Blocks
- 7
- District / Area
- District 15 (Bedok)
- Market segment
- RCR
- Median PSF
- S$1,279 psf
- Last transacted
- Jul 2026
- Remaining lease
- ≈ 55 years
What is the price and PSF at Mandarin Gardens?
Units have recently transacted around S$1.80M (S$1,279 psf), at a gross rental yield of about 2.0% (URA caveat data).
Recent median price
S$1.80M
recent · 1,594 sales on record
Median PSF
S$1,279 psf
recent transactions
Median rent (monthly)
S$2,995
6,082 rentals on record
Gross rental yield
2.0%
indicative, gross
Units currently for sale are asking a median of S$1,469 psf — about 15% above the most recent transacted PSF.
Source: URA caveat data, through Jul 2026.
What has recently sold at Mandarin Gardens?
Mandarin Gardens has 1594 recorded sales; the most recent transacted at S$2,750,000 in Jul 2026 (URA caveat data).
| Date | Price | Size (sqft) | PSF |
|---|---|---|---|
| Jul 2026 | S$2,750,000 | 2,034 | S$1,352 psf |
| Jun 2026 | S$1,955,500 | 1,528 | S$1,279 psf |
| May 2026 | S$960,000 | 732 | S$1,312 psf |
| May 2026 | S$970,000 | 732 | S$1,325 psf |
| May 2026 | S$938,000 | 732 | S$1,282 psf |
| May 2026 | S$2,188,000 | 1,787 | S$1,225 psf |
| May 2026 | S$900,000 | 732 | S$1,230 psf |
| May 2026 | S$1,980,000 | 1,787 | S$1,108 psf |
| Apr 2026 | S$2,212,000 | 1,572 | S$1,408 psf |
| Apr 2026 | S$1,800,000 | 1,528 | S$1,178 psf |
| Apr 2026 | S$888,888 | 732 | S$1,214 psf |
| Apr 2026 | S$2,020,000 | 1,572 | S$1,285 psf |
1,594 sales and 6,082 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 | 24 | +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.
How many property agents are active around Mandarin Gardens?
9,526 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
9,526
District 15 · closed ≥1 deal
Deals on record
60,896
all-time · all property types
Source: CEA public transaction records, attributed to District 15across 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 Mandarin Gardens?
Mandarin Gardens has 94 units listed for sale, spanning 1–6-bedroom layouts.
Based on units currently listed for sale.
| Bedrooms | For sale | Price range | Median PSF |
|---|---|---|---|
| 1-bedroom | 14 | S$950k–S$2.18M | S$1,363 psf |
| 2-bedroom | 16 | S$1.40M–S$1.50M | S$1,469 psf |
| 3-bedroom | 52 | S$1.77M–S$3.35M | S$1,505 psf |
| 4-bedroom | 6 | S$2.30M–S$5.28M | S$1,464 psf |
| 5-bedroom | 3 | S$15.40M–S$15.40M | — |
| 6-bedroom | 3 | S$5.08M–S$16.50M | — |
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.
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
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.
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$1.80M) needs about S$13,177/mo in income and S$6,062/mo in repayments, after S$59,600 stamp duty and a S$450k downpayment.
Illustrative, for a Singapore Citizen buying a unit at the recent median price (S$1.80M) 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$59,600
BSD, tiered
Downpayment (25%)
S$450k
cash + CPF
Monthly instalment
S$6,062/mo
30y @ 3.5%
Income required
S$13,177/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 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
How much does a unit at Mandarin Gardens cost?⌄
Units at Mandarin Gardens have recently transacted around S$1.80M (S$1,279 psf), from 1,594 sales on record (URA caveats). The exact price depends on size, floor and facing.
How much do I need to earn to buy at Mandarin Gardens?⌄
For a unit around S$1.80M as a first home, you'd need roughly S$13,177/mo in income (assessed at the stress-test rate), with repayments near S$6,062/mo after a S$450k (25%) downpayment and S$59,600 Buyer's Stamp Duty.
Is Mandarin Gardens a good investment?⌄
Gross rental yield is about 2.0%, and current asking prices sit about 15% above the most recent transacted PSF; median PSF has risen about 44% since 2017. 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 Mandarin Gardens going up?⌄
The median transacted PSF at Mandarin Gardens has risen about 44% between 2017 and 2026, based on URA caveats. Year-by-year figures are in the price-trend table above.
Is Mandarin Gardens freehold or leasehold?⌄
Mandarin Gardens is 99-year, with approximately 55 years remaining on the lease.
When was Mandarin Gardens built and who developed it?⌄
Mandarin Gardens obtained TOP in 1986, developed by MANDARIN GARDENS PTE LTD, with 1,006 units across 7 blocks.
How many units are for sale at Mandarin Gardens?⌄
There are 94 units for sale at Mandarin Gardens, from S$950k to S$16.50M.
What is the nearest MRT to Mandarin Gardens?⌄
The nearest MRT/LRT station to Mandarin Gardens is Siglap MRT, about 604 m away (~9 min walk).
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 qualify for Primary 1 (P1) registration priority.