MANDARIN GARDENS
UrbanLens Analysis
MANDARIN GARDENS trades at $1,313 PSF, sitting 22% below the District 15 median of $1,689 PSF. At 8 minutes from Siglap MRT (619m), transit access is passable but not a differentiator. MEYER BLUE fetches $3,205 PSF nearby -- that 59% gap frames MANDARIN GARDENS's relative value proposition.
Prices have essentially flatlined over two years (+2.4%), suggesting a market in equilibrium. 58 transactions over two years gives deep liquidity and reliable pricing signals. For context, THE CONTINUUM has gained 5.0% over the same period.
Around 55 years remain on the lease. Financing is still available, but the exit window narrows with each passing year. Factor this into any holding period beyond 15 years. At 4.0% gross yield versus the OCR average of 3.4%, rental returns are above-market. The $5,869/month median rent makes this genuinely compelling for income investors.
At 1006 units, this is a mega-development. Maintenance economies and extensive amenities are the upside; oversupply during downturns is the risk.
Nearby Comparables
| Development | Median PSF | Yield | 2Y Change |
|---|---|---|---|
| EMERALD OF KATONG | $2,628 | — | 0.0% |
| THE CONTINUUM | $2,869 | — | +5.0% |
| GRAND DUNMAN | $2,533 | — | +0.4% |
| TEMBUSU GRAND | $2,419 | — | -1.7% |
| MEYER BLUE | $3,205 | — | 0.0% |
PSF Trend
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