Resale Project Scorecard
Mandalay Mansion
D11 · Newton, Novena · freehold · 25 units
Grade B, 5.95 out of 10, the 63rd highest score among 143 resale condos in District 11.
How to read this grade. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation.
TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Read the evidence →
- Tenure
- Freehold
- Resales, 12 months to Oct 2026
- 0
- To Novena MRT
- 620 m
Background: Newton, Novena, not this condo. Photo credits
Mandalay Mansion Score
- B
- Grade
- Score out of 10
- 5.95
- Highest score among 143 resale condos in District 11
- 63rd
Solid, middle-of-the-pack project. Standout strengths: tenure, schools. Key weaknesses: future transformation, project size.
Project's Historical Performance25%5/10
Insufficient resale data over the 10-year window to evaluate secondary market performance.
The district median is 5/10.
Primary School Effect20%9/10
2 primary schools within 1km (nearest: St. Joseph's Institution Junior at 0.72km). Exceptional school catchment — strong appeal for families with young children.
The district median is 8/10.
- St. Joseph's Institution Junior
- Hong Wen School
Within 1km on OneMap's School Query for at least one block, the measure MOE uses for Primary 1. Check your block's postal code on OneMap School Query →
Project Size16%3/10
25 units — very small project; niche product with thin resale market.
The district median is 3/10.
MRT Proximity13%7/10
620 m from Novena MRT (NS20) — short walk to MRT, good transport convenience.
The district median is 8/10.
Rental Yield10%3/10
Rental yield of 2.54% — below-average income return.
The district median is 3/10.
Tenure10%10/10
Freehold tenure — no lease decay concerns, preserves long-term value.
The district median is 10/10.
Future Transformation6%3/10
Limited future-catalyst exposure — nearest is Newton–Orchard mixed-use precinct at 1.74km, far enough that the impact on this project is modest.
The district median is 4/10.
Scores updated October 2026. On the map →
Why Mandalay Mansion scores 5.95
Mandalay Mansion scores 5.95 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 1248th of 2,350 resale condos scored in Singapore and 63rd of 143 in District 11 (Newton, Novena). Its strongest factors are Tenure (10/10) and Primary School Effect (9/10); its weakest is Future Transformation (3/10).
| Factor | This condoMandalay Mansion | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 5/10 | 5/10 | ±0.00 | 44% of district |
| Primary School Effect20% | 9/10 | 8/10 | +0.20 | 89% of district |
| Project Size16% | 3/10 | 3/10 | ±0.00 | 0% of district |
| MRT Proximity13% | 7/10 | 8/10 | −0.13 | 6% of district |
| Rental Yield10% | 3/10 | 3/10 | ±0.00 | 30% of district |
| Tenure10% | 10/10 | 10/10 | ±0.00 | 6% of district |
| Future Transformation6% | 3/10 | 4/10 | −0.06 | 0% of district |
Medians are across the 143 scored resale projects in District 11 (Newton, Novena). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between Mandalay Mansion and a median-profile project (5.91). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
Mandalay Mansion Prices
No resale at Mandalay Mansion in the 12 months to October 2026.
Past transactions at Mandalay Mansion
4 resales, Nov 2021 to Oct 2026 · median $1,257 psf · $2,400,000 to $2,828,888 · 2 of the 2 with a purchase on record sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 30 Sep 2025 | 15 Minbu Road | 12 | #12-15154BR | 4BR | 2,088 | $1,355 | $2,828,888 | Resale |
| 4 Dec 2024 | 15 Minbu Road | 8 | #08-17174BR | 4BR | 2,088 | $1,341 | $2,800,000 | Resale |
| 25 Jan 2022 | 15 Minbu Road | 4 | #04-15154BR | 4BR | 2,088 | $1,173 | $2,450,000 | Resale |
| 19 Nov 2021 | 15 Minbu Road | 9 | #09-17174BR | 4BR | 2,088 | $1,149 | $2,400,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D11 |
|---|---|---|---|
| Nov 2021 – Jan 2022 | 2 | $1,161 psf | $1,758 psf |
| Feb–Apr 2022 | — | — | $1,806 psf |
| May–Jul 2022 | — | — | $1,837 psf |
| Aug–Oct 2022 | — | — | $1,783 psf |
| Nov 2022 – Jan 2023 | — | — | $1,854 psf |
| Feb–Apr 2023 | — | — | $1,929 psf |
| May–Jul 2023 | — | — | $1,951 psf |
| Aug–Oct 2023 | — | — | $1,943 psf |
| Nov 2023 – Jan 2024 | — | — | $1,942 psf |
| Feb–Apr 2024 | — | — | $1,969 psf |
| May–Jul 2024 | — | — | $2,009 psf |
| Aug–Oct 2024 | — | — | $2,014 psf |
| Nov 2024 – Jan 2025 | 1 | — | $2,032 psf |
| Feb–Apr 2025 | — | — | $2,024 psf |
| May–Jul 2025 | — | — | $2,092 psf |
| Aug–Oct 2025 | 1 | — | $2,086 psf |
| Nov 2025 – Jan 2026 | — | — | $2,019 psf |
| Feb–Apr 2026 | — | — | $2,055 psf |
| May–Jul 2026 | — | — | $2,030 psf |
| Aug–Oct 2026 | — | — | $2,094 psf |
A quarter is plotted from two sales up; the district line from ten.
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
Mandalay Mansion Notes
How these numbers are worked out
- Grade B places Mandalay Mansion in a relative band under the current seven-factor formula. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation. TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Two units can still be very different buys: the asking price, stack, floor, facing and condition decide the outcome.
- MRT distance is a straight line on the map; the walking route is longer.
- Prices: aggregates of URA REALIS resale caveats, data to October 2026. A specific unit's value depends on floor, size, facing and condition.
- Past transactions: every resale and sub-sale caveat lodged with URA from Nov 2021 to Oct 2026, newest first; a unit is its storey and stack (#07-18). Typing a unit or a stack lists its sales across the whole span. Profit is the sale price less the seller's own purchase price as the caveats pair them, before stamp duties, fees and loan interest; the gain a year is compounded and shown from one year held. The trend line is the median from two sales up per month, quarter or half-year, the district line from ten. 10Y appears once the dataset runs that far back.
- Factor bars: the black mark on each bar is the district median.
- Score: seven weighted factors. Methodology published.
What the score cannot tell you
- RPS scores the project, not a unit. Floor, stack, facing, renovation and the asking price are outside the score.
- Recent price evidence is thin: no resale caveats in the 12 months to October 2026. The Historical Performance factor (5/10) rests on the 10-year record, not on this window.
- Historical Performance is a percentile among projects of similar vintage (completed within a year or so of each other, widened when the cohort is small). A high score is strong for its age group, not against the whole market.
- The nearest MRT is Novena MRT (NS20), 620 m in a straight line. The walking route is usually longer, and bus links are not scored.
- Primary School Effect counts the 2 primary schools within 1 km on OneMap's School Query (the school's land boundary to the block's building outline, the measure MOE uses for P1), weighted by recent P1 ballot demand. A school counts when any block is within 1 km, so confirm your own block's postal code before relying on it.
- Scores updated October 2026; transactions to October 2026. Nothing on this page is a valuation or advice on a specific unit.
- Facing decides a unit's morning or afternoon sun, and it varies stack by stack. See the sun path at Mandalay Mansion for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.