RPS · Resale Project Scorecard
Mandarin Gardens — Grade B
RPS score 5.64/10 · D15 · East Coast, Marine Parade · 1,006 units · scored across 7 weighted factors — methodology published.
99YR · UOL Group · TOP 1986
Solid, middle-of-the-pack project. Standout strengths: MRT access, project size. Key weaknesses: tenure, future transformation.
Factor breakdown
- Project's Historical Performance25% weight
- 5/10
- Primary School Effect20% weight
- 5/10
- Project Size16% weight
- 8/10
- MRT Proximity13% weight
- 8/10
- Rental Yield10% weight
- 5/10
- Tenure10% weight
- 4/10
- Future Transformation6% weight
- 3/10
Avg Ann. of +3.21% — near-median performance within its 1986-era cohort (48th percentile).
1 primary school within 1km (NGEE ANN PRIMARY SCHOOL, 0.70km away). Adequate but narrow school optionality.
1006 units — good project size supporting active resale market and adequate facilities.
0.60km from Siglap Mrt Stn (TE28) — short walk to MRT, good transport convenience.
Rental yield of 3.23% — above-average income return.
99YR tenure — about 55 years remaining; lease decay is starting to impact bank valuations and CPF usage.
Limited future-catalyst exposure — nearest is Bayshore precinct (Bedok East) at 2.40km, far enough that the impact on this project is modest.
Primary schools within 1km: NGEE ANN Primary School.
See live Mandarin Gardens listings for sale on PropertyGuru →
The verdict· Scores updated September 2026
Mandarin Gardens scores 5.64 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 1416th of 2,357 resale condos scored in Singapore and 284th of 436 in District 15 (East Coast, Marine Parade). Its strongest factors are Project Size (8/10) and MRT Proximity (8/10); its weakest is Future Transformation (3/10). Solid, middle-of-the-pack project. Standout strengths: MRT access, project size. Key weaknesses: tenure, future transformation.
See all 436 scored condos in District 15 (East Coast, Marine Parade) →
RPS · Resale Project Scorecard
Recent resale transactions at Mandarin Gardens
12 months to September 2026 (Oct 2025 – Sep 2026): 41 resale transactions, median $1,285 psf, median price $1.97M. Median PSF is down 1.4% on the previous 12 months (Oct 2024 – Sep 2025, $1,303 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 8 | $1,278 psf | $2.07M |
| Jan–Mar 2026 | 10 | $1,404 psf | $1.89M |
| Apr–Jun 2026 | 13 | $1,230 psf | $1.80M |
| Jul–Sep 2026 | 10 | $1,292 psf | $1.99M |
| 12-month total | 41 | $1,285 psf | $1.97M |
Aggregates of URA REALIS resale caveats (data to September 2026). A specific unit's value depends on floor, size, facing and condition — for a unit-level read, use the Resale Price Check.
Mandarin Gardens: frequently asked questions
Answers generated from the scorecard data — RPS rank 1416th of 2,357, scores updated September 2026.
- Is Mandarin Gardens a good buy in 2026?
- Mandarin Gardens scores 5.64/10 on the TRIBE Resale Project Scorecard (Grade B), which places it 1416th of 2,357 Singapore resale condos and 284th of 436 in District 15 (East Coast, Marine Parade). Solid, middle-of-the-pack project. Standout strengths: MRT access, project size. Key weaknesses: tenure, future transformation. RPS scores project-level demand fundamentals — not a specific unit or its asking price — so read the grade as a screen: it tells you whether the drivers of resale demand are present, and the price you pay still decides the outcome.
- What is the average PSF at Mandarin Gardens?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 41 resale transactions at Mandarin Gardens, at a median of $1,285 psf and a median price of $1.97M (range $1,108 psf to $1,598 psf). The median PSF is down 1.4% on the previous 12 months (Oct 2024 – Sep 2025, $1,303 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Mandarin Gardens from the nearest MRT station?
- Mandarin Gardens is about 600m from Siglap MRT (TE28), scoring 8/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does Mandarin Gardens compare with King's Apartments?
- King's Apartments is the project scored next to Mandarin Gardens on the District 15 ranking: 5.65 (Grade B) against Mandarin Gardens's 5.64 (Grade B). Mandarin Gardens scores higher on Project Size (8 vs 3) and MRT Proximity (8 vs 4); King's Apartments scores higher on Tenure (4 vs 10) and Project's Historical Performance (5 vs 7).
- Which primary schools are within 1km of Mandarin Gardens?
- One primary school is within 1km of Mandarin Gardens: NGEE ANN Primary School. 1 primary school within 1km (NGEE ANN PRIMARY SCHOOL, 0.70km away). Adequate but narrow school optionality. Mandarin Gardens scores 5/10 on the Primary School Effect factor (20% of the RPS score), which weights each school by its recent P1 ballot demand.
- What is the tenure of Mandarin Gardens, and how big is the project?
- Mandarin Gardens is 99-year leasehold, completed in 1986, has 1,006 units, developed by UOL Group. 99YR tenure — about 55 years remaining; lease decay is starting to impact bank valuations and CPF usage. 1006 units — good project size supporting active resale market and adequate facilities. Tenure carries 10% of the RPS score and Project Size 16%.
Scored either side of Mandarin Gardens in East Coast, Marine Parade
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
Free condo report
Email me this condo's report
Get the full report on Mandarin Gardens — PSF trends, rival comparison, and our verdict — in your inbox.