District 11 · Novena · CCR
Mandale Heights
Mandalay Road · Apartment · Freehold
Current PSF
$1,605
-19.3% vs district median
Gross yield
3.4%
median rent $3,500/mo
3-year gain
-1.7%
Transactions · 5y
15
1 in last 12 months
Nearest MRT
Novena Mrt Station · 794.692m
NSL
Future MRT
Bright Hill Mrt Station
CRL · 2030
Vs local HDB
-
Area income
$11,500/mo median
residential zone
En-bloc potential40 / 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
12%
PSF dispersion within project
The neighbourhood
P1 ring
St. Joseph'S Institution Junior 852m · Phase 2C 1.5× balloted · Hong Wen School 925m · Phase 2C 2.5× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Bendemeer Secondary School · 1.2km
Food
Whampoa Drive Blk 91/92 (Whampoa Drive Makan Place/Whampoa Market) · 494m - 3 hawker centres within 1km
Green
Toa Payoh Town Pk · 749m - 4 parks within 1km
Mall
Zhongshan Mall · 455m
Health
Ttsh Integrated Care Hub (hospital) · 383m
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
$1,423
2022
$1,537
+8%
2023
$1,633
+6.2%
2024
$1,772
+8.5%
2025
$1,754
-1%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $3,000/mo | $5.45 | 4.1% | 24 |
| 2BR | $3,300/mo | $3.88 | 2.9% | 71 |
| 3BR | $4,900/mo | $3.92 | 2.9% | 17 |
| 4BR | $5,300/mo | $3.93 | 2.9% | 9 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Oct 2025 | $4,008,000 | 2,497 | $1,605 | 16-20 |
| Apr 2025 | $2,560,000 | 1,345 | $1,903 | 11-15 |
| Apr 2024 | $1,450,000 | 818 | $1,772 | 06-10 |
| Oct 2023 | $2,100,000 | 1,206 | $1,742 | 06-10 |
| Jul 2023 | $1,165,000 | 764 | $1,524 | 01-05 |
| Oct 2022 | $1,900,000 | 1,206 | $1,576 | 06-10 |
| Jul 2022 | $1,160,000 | 764 | $1,518 | 01-05 |
| May 2022 | $1,210,000 | 764 | $1,583 | 06-10 |
| Apr 2022 | $840,000 | 570 | $1,472 | 01-05 |
| Dec 2021 | $2,980,000 | 2,497 | $1,193 | 16-20 |
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More in District 11
The HDB blocks next door
The entry point, measured: what the resale flats around Mandale Heights actually sell for - this project trades at 2.4× the nearest block’s PSF.