Mandale Heights
Mandalay Road · District 11 · Core Central Region (CCR) · Freehold
Mandale Heights is an apartment development in District 11 (CCR). Based on 16 URA-recorded transactions from 2021–2026, its median price is $1,375,000, with prices moving about -2.1%/yr.
The verdict · for an investor
Mandale Heights · Apartment · District 11 · Freehold
Mandale Heights is a mixed picture — a real case, with real caveats.
There's a genuine case here, but weigh the caveats below before you commit — the fundamentals and the record don't all point the same way.
Why it's pushing up
What matters most for you
- Convenient — MRT about 13 min on foot; 14 supermarkets, 8 food & retail spots nearby.
- Rentable — steady rental demand; transport and schools nearby keep tenants coming.
And what makes it better
- A Primary-1 priority school within 1km — a real family draw.
What's holding it back
- The 2-bed has lagged (−9.9%).
- MRT is a real walk — Novena MRT, about 13 min.
- The market's near the top of its cycle — mind your entry price.
Should I buy?
There's a case — weigh the caveats first.
Rental yield
no rent record yet
Priced vs nearby
priced under the walkable neighbours.
Independent research, not advice. A fair price still isn’t automatically a good buy — the call is always yours.
Pick your exact unit — then check your price
Your unit’s exact size
Every real size that has sold here (URA caveats). Pick yours — or the closest.
What 764 sqft (2-bed) units go for here
The price they’re asking
Type the price they’re quoting — we’ll judge it against what this exact size really sold for. No opinion until you do.
Recent 764 sqft sales
What it rents for — and if that works
The rent you’d get
The price to fight for — and the endgame
No agent, no listing, no one paying us — so we’ll say it plainly, whichever side of the table you’re on, for the size you picked.
If you’re buying
≤ $1.17M
Aim at the middle or below. A patient buyer has been getting closer to $1.12M.
If you’re selling
~$1.22M
List at the top of fair; realistic close is $1.17M–$1.18M unless it’s a high floor.
Why no rush either way: Seller’s Stamp Duty means a buyer can’t sell penalty-free for ~4 years — so you’re holding regardless. That’s your leverage to negotiate down now, not overpay.
The reality check — does the gain even make sense?
Our blunt read: ~$401k over 10 years at this project’s own pace. It works — but forward from a cycle top, treat it as a maybe, not a promise. This is our own POV, not a forecast — the pace is the project’s own (~3.0%/yr), and past pace never promises the future.
Built from URA transactions for Mandale Heights — an opinion to decide and negotiate with, never a valuation and never financial advice.
If you’re buying — the outlook
Mandale Heights
Core Central Region (CCR) · District 11 · ~$1,367 psf
Prices are near the top of the cycle, and the government is still cooling it — but cheap loans and steady immigration are holding them up. For Mandale Heights, its own prices have been flat lately. Over a 4-year hold, expect modest growth — not a big jump.
On balance, the wind is leaning to your favour.
What it means for you: At ~$1,367 psf, Mandale Heights is priced below similar new projects nearby — good value against its peers. Its own prices are only creeping up (~-2.1%/yr over ~5 years). You'd also be buying near the top of the cycle, so entry price matters. So — negotiate, don't overpay, and plan to hold past the 4-year stamp-duty window before selling.
The signals behind it
Dots show how much weight each one carries.
Holds prices back
Prices are near the top — up 33% in 5 years, well above the 4.6%/year long-run pace. Less room left to climb.
Holds prices back
Mandale Heights's own prices have softened — about -22% in the latest year.
Supports prices
The prime districts (CCR) lagged the others since 2004 — more room to catch up.
Holds prices back
The government is still cooling the market — the latest was SSD back to 4 years at 16/12/8/4% (2025). That caps how fast prices can run.
Supports prices
Loan rates are cheap right now (~1.08%) and falling. Easy to carry — which supports prices, but also means more buyers competing with you.
Supports prices
Against salaries, prices aren't expensive by past standards — people can still afford to buy.
Supports prices
Lots of new people keep moving to Singapore (non-residents up ~16% over 5 years) — steady demand for homes and rentals.
Supports prices
Not many new units are being built in this district (~380) — less new supply competing with you.
Supports prices
New launches in this district are selling well — 5 recent ones are around 100% sold, so buyer demand here is healthy right now.
Holds prices back · small effect
The government keeps releasing a lot of new land (~9,200 units this half-year) — more future supply that can weigh on prices years down the road.
Holds prices back
Foreign buying has collapsed since the 60% tax — only ~1.4% of buyers now. For the prime market you're looking at, that's a real missing piece of demand.
About neutral
Rents across Singapore have flattened out lately.
Supports prices · small effect
There's more CPF money sitting ready to put toward a home than a few years back — a small support in the background.
Supports prices · small effect
The economy is growing (5% last year) and jobs are steady (1.9% unemployment) — no alarm bells.
Supports prices · small effect
Building costs are high (up ~39% since 2010) and still creeping up — developers can't build cheap, which puts a floor under new-launch prices.
Built from real public data (URA price index back to 1975, plus rates, immigration, rents, the economy). It prepares you — it never promises a price.
How far could it go — and when?
Is the price high? ~$1,367 psf is ~58% below similar nearby projects (~$3,266). good value
(The whole prime average is ~$2,284 psf — but that lumps in older stock, so we compare like with like, not against that.)
What’s realistic here? Its own record and its real neighbours — not the market.
Mandale Heights has grown ~-2.1%/yr over ~5 years. Similar nearby: Pullman Residences Newton 2.2%, Watten House 0.3%, Peak Residence 5%, Soleil @ Sinaran 6% — a 0.3–6%/yr spread (most around 5%).
You can’t sell for ~4 years without a penalty. Seller’s Stamp Duty is 16/12/8/4% in years 1–4, then 0% — so the honest question is what happens from year 4 on.
What price per sqft are you hoping to sell at one day?
Our own read, not financial advice. We don’t predict a price — we show what your target would need, and when, against what this project and its real neighbours have actually done.
Median price
$1,375,000
2021–2026 (URA)
Appreciation
-2.1%/yr
median trend
Gross yield
—
rental n/a
Lease
Freehold
Mandale Heights median price per sqft, by year
Median PSF of actual URA transactions each year, with year-on-year change.
Does Mandale Heights fit your budget?
GrowKaki models the real take-home — net of stamp duty, agent fee, mortgage interest and CPF — for the exact unit your budget reaches, then hands you to an agent when you’re ready.
Plan your purchase →Units for sale at Mandale Heights
Questions people ask about Mandale Heights
Is Mandale Heights freehold or leasehold?
Mandale Heights is a freehold development in District 11 (Core Central Region (CCR)). Freehold means there is no lease running down.
How much does Mandale Heights cost per square foot?
Recent transactions at Mandale Heights are around $1,367 psf. Across its record, transacted prices range from $780,000 to $4,008,000.
Which primary schools are near Mandale Heights?
Within 1 km (top Primary 1 priority): St. Joseph's Institution Junior (0.86 km), Hong Wen School (0.92 km). Within 1–2 km: Chij Primary (toa Payoh), Farrer Park Primary School, Kheng Cheng School. Distances are straight-line — the basis MOE uses for P1 priority.
Which MRT station is nearest Mandale Heights?
The nearest MRT is Novena MRT, about 780 m away (straight-line).
Has Mandale Heights gone up in value?
Across 16 URA-recorded transactions (2021–2026), prices at Mandale Heights have moved about -2.1% a year on average. That is a past record, not a forecast.
What condos are comparable to Mandale Heights?
Within a short walk: Verticus, Prestige Heights, The Interweave, Cityscape @Farrer Park, Soleil @ Sinaran. These are the honest yardstick for its price and growth — closer and more alike than any whole-market average.
Is Mandale Heights a good buy?
Mandale Heights sits in Core Central Region (CCR). Whether it is right for you depends on your budget, purpose and holding period — GrowKaki models the net take-home after stamp duty, agent fee and CPF. This is independent research, not advice, and a fair price is not automatically a good buy.