District 27 · Mandai · OCR
Spring Waters Villas
Jalan Mata Ayer · Semi-detached · 953 yrs lease commencing from 1931
Current PSF
$1,756
+32.5% vs district median
Gross yield
-
3-year gain
-9.1%
Transactions · 5y
6
1 in last 12 months
Nearest MRT
Khatib Mrt Station · 1,294.881m
NSL
Future MRT
Ang Mo Kio Mrt Station
CRL · 2030
Vs local HDB
-
Area income
-
residential zone
En-bloc potential56 / 100
95 years old · 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
3%
PSF dispersion within project
The neighbourhood
P1 ring
Jiemin Primary School 808m · Phase 2C 0.4× - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Yishun Secondary School · 672m
Food
Chong Pang Hawker Centre & Market · 897m - 2 hawker centres within 1km
Green
Goodlink Pk Pg · 336m - 2 parks within 1km
Mall
Sembawang Shopping Centre · 1.9km
Health
National Healthcare Group Polyclinics (Khatib Polyclinic) (polyclinic) · 1.4km
Who lives in Mandai
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
Residents
2,090
Median age
42 yrs
47% under 40 · getting older
Children 0–9
150
▼ 29% since 2015 · future P1 demand
Homes
0% HDB
62% condo · 35% landed
The launch, by the record
developer sales + new-sale caveats · URA - the numbers a brochure won’t print
Sold to date
4 / 6
67% taken up · 25 '01
Median price
$0k
$0k–$0k band
Still available
2
units unsold
Take-up over time · cumulative units sold
Price trend average PSF by year
2022
$1,753
2023
$1,932
+10.2%
2025
$1,798
-6.9%
Recent transactions URA, latest 6
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Nov 2025 | $6,180,000 | 3,519 | $1,756 | - |
| Feb 2025 | $6,480,000 | 3,522 | $1,840 | - |
| Mar 2023 | $6,800,000 | 3,520 | $1,932 | - |
| Nov 2022 | $6,480,000 | 3,518 | $1,842 | - |
| Sept 2022 | $6,000,000 | 3,518 | $1,706 | - |
| May 2022 | $6,000,000 | 3,509 | $1,710 | - |
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More in District 27
The HDB blocks next door
The entry point, measured: what the resale flats around Spring Waters Villas actually sell for - this project trades at 3.0× the nearest block’s PSF.