Projects
MANDALE HEIGHTS
D11 / Watten Estate, Novena, Thomson
Address 45 MANDALAY ROAD MANDALE HEIGHTS SINGAPORE 308225
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Apartment, Non-Landed Properties 140 transactions Freehold Updated Feb 2026
Property image pending
Project read
Quick summary about MANDALE HEIGHTS
Mandale Heights is a freehold apartment, non-landed properties in D11 / Watten Estate, Novena, Thomson. Mandale Heights currently has 125 rental contracts and 15 sale transactions, covering May 2021 to Feb 2026.
- Typical rent is $3,300 per month, with bedroom and floor-area splits below for a closer unit-level view.
- Typical sale price is $1,450,000, with median sale PSF at $1,524 psf and total recorded sale value of $28.1M.
- Rent is up 12.3% over the last 3 months. Sale PSF is up 12.4% over the last 3 months.
Project facts
Project-level details from URA records and local enrichment.
Tenure Freehold
Property type Apartment, Non-Landed Properties
Sale records 15 resale transactions
Total sold value $28.1M
Data coverage
URA records on this page start May 2021 and run through Feb 2026.
Rental contracts 125 May 2021 to Feb 2026
Sale transactions 15 Jul 2021 to Sept 2025
Rent trend 12.3% Last 3 months
Sale PSF trend 12.4% Last 3 months
Location
Nearest transport, schools and daily conveniences around the project.
Project MRT School Amenities
Nearby
Approximate distance from the project. Walking, driving and transit routes may differ.
Closest MRT
NOVENA MRT STATION (NS20) 0.79 km away
TOA PAYOH MRT STATION (NS19) 0.95 km away
FARRER PARK MRT STATION 1.36 km away
Schools nearby
BENDEMEER SECONDARY SCHOOL 1.25 km away
FARRER PARK PRIMARY SCHOOL 1.34 km away
SAINT JOSEPH'S INSTITUTION INTERNATIONAL ELEMENTARY SCHOOL 1.41 km away
ANGLO-CHINESE SCHOOL (PRIMARY) 1.7 km away
Amenities
BENDEMEER SHOPPING MALL Mall / retail · 1.57 km away
FAIRPRICE FINEST THE CENTREPOINT Daily needs · 2.75 km away
WHAMPOA PARK CONNECTOR Park / green link · 0.5 km away
HAWKER CENTRE (BLK 75 TOA PAYOH LORONG 5) Food centre · 1.35 km away
Market trends
Recent rent, sale PSF and contract activity for this project.
Latest median rent $3,650 36 rental contracts in view
Latest median sale PSF $1,605 psf 2 sale transactions in view
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
Feb 2026 3 $3,650 0 - -
Jan 2026 1 $3,100 0 - -
Dec 2025 2 $3,700 0 - -
Nov 2025 2 $4,550 0 - -
Oct 2025 3 $3,200 0 - -
Sept 2025 1 $3,250 1 $1,605 psf $4,008,000
Aug 2025 2 $3,650 0 - -
Jul 2025 3 $3,600 0 - -
Jun 2025 1 $3,700 0 - -
May 2025 4 $4,100 0 - -
Apr 2025 3 $3,700 0 - -
Mar 2025 1 $3,000 1 $1,903 psf $2,560,000
Similar projects nearby
Same district, ranked by similar rent, sale PSF and transaction depth.
Freehold NOVENA COURT 0.9 km away 173 transactions
- Median rent
- $3,300
- Median sale PSF
- $1,492 psf
- Median rent
- $3,300
- Median sale PSF
- $1,749 psf
- Median rent
- $3,300
- Median sale PSF
- $1,648 psf
- Median rent
- $3,400
- Median sale PSF
- $1,674 psf
- Median rent
- $3,225
- Median sale PSF
- $1,777 psf
- Median rent
- $3,200
- Median sale PSF
- $1,689 psf
Rent by bedrooms
Monthly rent by recorded bedroom count.
Bedrooms Median rent Average rent Transactions
1 bed $3,000 $2,968 25
2 bed $3,300 $3,299 73
3 bed $4,800 $4,564 18
4 bed $5,300 $5,533 9
Rent by floor area
Monthly rent by recorded URA floor area band.
Area band Median rent Average rent Transactions
500 to 600 sqft $3,000 $2,986 22
600 to 700 sqft $3,100 $2,833 3
700 to 800 sqft $3,250 $3,134 31
800 to 900 sqft $3,400 $3,416 37
900 to 1,000 sqft $3,375 $3,375 4
1,100 to 1,200 sqft $3,800 $3,800 1
1,200 to 1,300 sqft $4,800 $4,564 18
1,300 to 1,400 sqft $4,700 $4,560 5
Sale price by floor
Median sale price and PSF by recorded floor band.
Floor band Median sale Median PSF Transactions
01 to 05 $1,162,500 $1,495 psf 4
06 to 10 $1,300,000 $1,583 psf 7
11 to 15 $2,560,000 $1,903 psf 1
16 to 20 $3,200,000 $1,244 psf 3
Latest transactions
Most recent URA rental contracts and sale transactions for this project.
Rentals
Sales
How to use this data
Practical guidance for renters, buyers and sellers. This is not a valuation, it is a starting point for comparing real transactions.
Rent negotiation
If you are renting
MANDALE HEIGHTS shows a typical monthly rent of $3,300 across 125 rental contracts. Use that as the first anchor, then check the bedroom and floor-area bands before accepting an asking rent.
Median rent $3,300
Rental contracts 125
Rent signal Strong
- If the asking rent is above the median, look for a clear reason such as larger size, newer condition, furnishings or a better stack.
- If it is below the median, check whether the unit is smaller, older, lower floor or has a shorter lease term.
Offer check
If you are buying
Recent sales at MANDALE HEIGHTS point to a typical sale price of $1,450,000 and $1,524 psf. Treat those as the first comparable range, then adjust for floor, size, condition and tenure.
Median sale $1,450,000
Median PSF $1,524 psf
Sale signal Moderate
- Compare the unit against the sale by floor table before deciding whether a premium makes sense.
- Freehold should be part of the buying decision, especially when comparing against newer leasehold or nearby freehold projects.
Listing position
If you are selling
For sellers, the cleanest starting point is the project median PSF, then the latest sales and nearby project comps. MANDALE HEIGHTS has 15 sale transactions in this dataset, so pricing should be checked against actual recent contracts before listing.
Sale signal Moderate
Total sold value $28.1M
Latest update Feb 2026
- Use the latest sales table to avoid anchoring to stale prices when the most recent month moved differently.
- If you want to price above recent PSF, the listing needs a visible reason such as renovation, view, layout, floor or scarcity.
District context
Use D11 to compare MANDALE HEIGHTS against the wider area.
About this data
How to read the rental and sale figures on this page.
Rental figures come from recorded URA private residential rental contracts. Rent is shown as monthly rent.
Sale figures come from recorded private residential sale transactions. PSF and total selling value are shown where sale records include the needed fields.
Rental floor level is not available from this source, so rental analysis is split by bedroom count and floor area band.
Sale floor band is available for many sale transactions, so sale prices can be grouped by recorded floor band.
MANDALE HEIGHTS FAQ
Quick answers for renters, buyers and owners comparing this project.
What is the typical rent at MANDALE HEIGHTS?
Based on the URA rental records currently loaded for MANDALE HEIGHTS, the median monthly rent is $3,300 across 125 rental contracts.
What is the typical sale price at MANDALE HEIGHTS?
The median sale price for MANDALE HEIGHTS is $1,450,000, based on 15 URA sale transactions in the local dataset.
What is the median sale PSF at MANDALE HEIGHTS?
The median sale price per square foot for MANDALE HEIGHTS is $1,524 psf. The average sale PSF is $1,546 psf.
Is MANDALE HEIGHTS freehold or leasehold?
MANDALE HEIGHTS is listed as Freehold. Tenure is tied to the project and is most relevant when reviewing sale transactions.
Where is MANDALE HEIGHTS located?
MANDALE HEIGHTS is located at 45 MANDALAY ROAD MANDALE HEIGHTS SINGAPORE 308225 in D11 / Watten Estate, Novena, Thomson.
How current is the MANDALE HEIGHTS transaction data?
The URA records on this page start from May 2021 and run through Feb 2026. The page is rebuilt after local data refresh runs.