M21
MANDALAY ROAD · D11
Median PSF · 12m
S$2,017
Median price · 12m
S$3.38M
Latest sale
S$2.75M
Jul 2026
1-year change
+19.4%
Sales · 12m
3
14 all time
Gross yield
2.99%
6 leases
Price history
How this development has traded
Median transacted price and price per square foot by quarter, from every sale on record here.
- Change over window
- +18.5%
- Annualised
- +7.8%
- Transactions
- 14
- 1 year
- +19.4%
- 3 years p.a.
- +9.7%
- 5 years p.a.
- —
- Median size
- 1,345 sqft
Against the neighbourhood
How it compares within D11
Watten Estate, Novena, Thomson. All figures are medians over the last 12 months for private homes in this district.
| Measure | M21 | D11 median | Difference |
|---|---|---|---|
| Median PSF | S$2,017 | S$2,049 | -1.5% |
| Median price | S$3.38M | S$2.40M | +40.8% |
| Gross rental yield | 2.99% | 3.83% | -0.8 pts |
| 1-year price change | +19.4% | +0.9% | +18.5 pts |
This development trades broadly in line with the D11 median.
Rental
Rent and yield
From URA private residential rental contracts.
Median monthly rent
S$6,800
Contracts · 12m
6
Implied annual rent
S$82K
Gross yield
2.99%
| Unit type | Contracts | Median rent |
|---|---|---|
| 4 bedroom | 4 | S$7,000 |
| 2 bedroom | 2 | S$5,050 |
Investment analysis
Investment score 59 / 100
Each component is a percentile rank against every other private development in the database. This is an analytical indicator, not financial advice.
59/100
100% of the scoring weight measurable
Every bar is a percentile rank, so 70 means this development sits above roughly 70% of its peers on that factor. Factors we cannot measure are excluded and the remaining weights are rebalanced, rather than scored as zero.
- Price momentumweight 18%90
Three-year annualised change in median PSF, or one year where three is unavailable.
- Liquidityweight 15%78
Transactions in the last 12 months — how easily it trades.
- Supply riskweight 10%77
Upcoming units recorded in the same district. Higher score means less competing supply.
- Valuationweight 22%48
How its median price per square foot compares with its own district.
- Rental yieldweight 20%46
Gross yield against every other development in its segment.
- Locationweight 15%28
Distance to the nearest rail station, plus schools within 1 km. Nearest is Novena MRT at 820 m.
The investment score is an analytical indicator computed from transaction and location data. It is not a recommendation, a forecast, or financial advice.
Location
Nearby amenities
Rail stations
- Novena MRT820 m
- Toa Payoh MRT1.0 km
- Boon Keng MRT1.4 km
- Farrer Park MRT1.4 km
Schools within 2 km
- Northlight Schoolsecondary (s1-s4)850 m
- Hong Wen Schoolprimary880 m
- St. Joseph'S Institution Juniorprimary900 m
- Chij Secondary (Toa Payoh)secondary (s1-s5)1.2 km
- Bendemeer Secondary Schoolsecondary (s1-s5)1.2 km
- Chij Primary (Toa Payoh)primary1.3 km
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
- SANCTUARY@NEWTONASK Development Pte Ltd38 units1.3 km
- ENCHANT�Evelyn Pte Ltd25 units1.4 km
- 32 GILSTEADPeak Vista Pte Ltd14 units1.5 km
- PICCADILLY GRANDMaximus Residential SG Pte Ltd/Maximus Commercial SG Pte Ltd407 units1.5 km
- PULLMAN RESIDENCES NEWTONEL Development (Horizon) Pte Ltd340 units1.7 km
High upcoming supply nearby may increase competition for tenants and buyers.
The record
Transactions at this development
| Month | Type | Price | Size | PSF | Floor | Lease left |
|---|---|---|---|---|---|---|
| Jul 2026 | Apartment | S$2,750,000 | 1,345 sqft | S$2,044 | 06-10 | — |
| Jun 2026 | Apartment | S$3,380,000 | 1,755 sqft | S$1,926 | 06-10 | — |
| Apr 2026 | Apartment | S$3,538,888 | 1,755 sqft | S$2,017 | 16-20 | — |
| Aug 2025 | Apartment | S$1,800,000 | 1,066 sqft | S$1,689 | 06-10 | — |
| Jun 2024 | Apartment | S$1,750,000 | 1,066 sqft | S$1,642 | 06-10 | — |
| Apr 2024 | Apartment | S$3,200,000 | 1,755 sqft | S$1,824 | 11-15 | — |
| Apr 2024 | Apartment | S$1,858,888 | 1,066 sqft | S$1,744 | 06-10 | — |
| Sep 2023 | Apartment | S$3,180,000 | 2,433 sqft | S$1,307 | 16-20 | — |
| Oct 2022 | Apartment | S$4,350,000 | 3,208 sqft | S$1,356 | 16-20 | — |
| Oct 2022 | Apartment | S$2,980,000 | 1,755 sqft | S$1,698 | 06-10 | — |
| Oct 2022 | Apartment | S$2,550,000 | 1,345 sqft | S$1,895 | 11-15 | — |
| Sep 2022 | Apartment | S$1,190,000 | 710 sqft | S$1,675 | 01-05 | — |
| Jun 2022 | Apartment | S$1,150,000 | 710 sqft | S$1,619 | 11-15 | — |
| Nov 2021 | Apartment | S$2,320,000 | 1,345 sqft | S$1,724 | 01-05 | — |
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
The Axis
S$1,797
+2.6%3 sales4.0% yield
The Ansley
S$1,746
-9.6%3 sales3.7% yield
Mandale Heights
S$1,486
-21.9%2 sales4.2% yield
Nova 88
S$1,707
+4.1%2 sales3.6% yield
Montebleu
S$1,982
+2.0%5 sales4.0% yield
D' Ixoras
S$1,727
+6.6%1 sales3.5% yield
Medge
S$1,718
—2 sales3.3% yield
Minbu Villa
S$1,302
+0.5%1 sales2.1% yield
Important
Property values shown are estimates generated from available transaction and market data and are not official valuations. Actual transaction prices may differ. Data availability and accuracy depend on the underlying source datasets. Users should conduct their own due diligence and seek professional advice where appropriate.