District 11 · Novena · CCR
Mandalay Mansion
Minbu Road · Apartment · Freehold
Current PSF
$1,355
-31.9% vs district median
Gross yield
2.2%
median rent $5,000/mo
3-year gain
0.0%
Transactions · 5y
4
1 in last 12 months
Nearest MRT
Novena Mrt Station · 723.522m
NSL
Future MRT
Bright Hill Mrt Station
CRL · 2030
Vs local HDB
-
Area income
$11,500/mo median
residential zone
En-bloc potential46 / 100
· composite of plot use, age, tenure, value gap & size
Tenanted
100%
units with active leases
Rent momentum
-
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
1%
PSF dispersion within project
The neighbourhood
P1 ring
St. Joseph'S Institution Junior 780m · Phase 2C 1.5× balloted · Hong Wen School 959m · Phase 2C 2.5× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Bendemeer Secondary School · 1.3km
Food
Whampoa Drive Blk 91/92 (Whampoa Drive Makan Place/Whampoa Market) · 535m - 3 hawker centres within 1km
Green
Novena Rise Pk · 716m - 4 parks within 1km
Mall
Zhongshan Mall · 456m
Health
Ttsh Integrated Care Hub (hospital) · 327m
Who lives in Novena
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
Residents
49,330
Median age
43 yrs
45% under 40 · getting older
Children 0–9
5,060
▲ 1% since 2015 · future P1 demand
Household size
3.1 avg
Homes
44% HDB
39% condo · 16% landed
Degree holders
48%
residents 15+
Commute
48% transit
31% drive
45 min+ to work
16%
The neighbourhood, photographed
freely-licensed photographs taken within ~450 m · Wikimedia Commons
Price trend average PSF by year
2021
$1,118
2022
$1,173
+4.9%
2024
$1,341
+14.3%
2025
$1,355
+1%
Recent transactions URA, latest 5
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Sept 2025 | $2,828,888 | 2,088 | $1,355 | 11-15 |
| Dec 2024 | $2,800,000 | 2,088 | $1,341 | 06-10 |
| Jan 2022 | $2,450,000 | 2,088 | $1,173 | 01-05 |
| Nov 2021 | $2,400,000 | 2,088 | $1,149 | 06-10 |
| May 2021 | $2,270,000 | 2,088 | $1,087 | 01-05 |
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More in District 11
The HDB blocks next door
The entry point, measured: what the resale flats around Mandalay Mansion actually sell for - this project trades at 2.0× the nearest block’s PSF.