MANDARIN GARDENS
Siglap Road · D15 Bedok
Condominium99-year
$1,284 psf
median $psf
$3.74
median rent · psf/mo
~3.5%
gross rental yield
23
highest floor
1,006
total units
1986
TOP / completion
Median $psf excludes ground & top-floor units · basis: last 12 months. Median rent from 206 URA rental contracts (last 12 mo).
53
/ 100
How is this worked out? — the five sub-scores
Yield
Gross rental yield, scored across a 2.0–4.5% band.
Cashflow
Estimated net monthly cash at 75% LTV and today’s floating rate, rented out.
Liquidity
Project size plus sales & rental volume — how easily you could exit.
Growth
URA growth-node, MRT proximity and recent price momentum.
Family
A popular (oversubscribed) primary school within 1 km.
Overall
The average of the five sub-scores (each 0–100, higher = better).
Risk flags
Short remaining lease — ~55 yrs left, so steeper future lease decay · Deep negative cashflow — ~$1578/mo top-up at 75% LTV
Note: risk flags are screening signals from the data — not confirmed defects; check each against the actual unit, title & MCST.
A screening heuristic — not financial advice; verify every figure and your own budget before transacting.
Investor verdict
Mandarin Gardens is a 55-yr remaining leasehold project in D15 Bedok with 3.5% gross yield, good liquidity and strong school demand (Ngee Ann Primary School within 1 km). It sits in no designated growth node. Expect to top up ~$1,578/mo at 75% LTV.
Best suited for
- Exit liquidity buyers
- Family demand buyers
Less suited for
- buyers needing positive monthly cashflow
- buyers seeking a fresh/long lease
- capital-growth-led investors
Key due-diligence
- Confirm the exact unit stack, facing and floor — our figures are project medians.
- Stress-test cashflow at +1–2% interest in the calculator below.
- Verify the school 1 km boundary & current MOE rules — priority is not a guarantee.
- Factor lease decay into your exit horizon.
Investment report
A plain-language read on Mandarin Gardens — genuine strengths, honest risks, an independent fair-value range and a Buy / Watch / Avoid position, all from the data above.
Why this may work
- Strong transaction liquidity — 26 resale deals in the past 12 months, so pricing is well-tested and exit is easier.
- Active rental market — 206 recent lease contracts at a healthy ~3.5% gross yield.
- Oversubscribed primary school (Ngee Ann Primary School) within 1 km — a durable family-demand anchor.
- Well-sized 1,006-unit project — larger developments trade at firmer $psf and resell faster.
Why this may fail / what to watch
- Short remaining lease (~55 yrs) — faster lease decay, plus CPF-usage and financing curbs as it nears 60 yrs.
- Negative monthly cashflow (~$1,578/mo top-up at 75% LTV, rented out) — and ABSD on a 2nd+ home makes the net return thinner still.
- Ageing project (TOP 1986, ~40 yrs) — budget for rising maintenance and possible upgrading levies.
- Check nearby new-launch & upcoming TOP supply — a fresh project within walking distance can cap rents and resale for a few years.
Signals screened from the data — strengths and risks, not confirmed facts. For educational purposes only — not financial advice.
Fair-value range
Several independent value bases — more informative than a single median. The combined range weights the project-specific bases most.
| Recent project median $psfexcludes ground & top-floor units | $1,284 psf |
| Same-size, recent compsfloor of ±25% size band, recency-weighted | $1,279 psf |
| D15 district-comparablemedian $psf of all projects in the district | $1,620 psf |
| Rental-yield-supportedrent $psf × 12 ÷ 3.4% target gross yield | $1,320 psf |
| HomeVestor fair range | $1,196–$1,537 psf ≈ $1,853,800–$2,382,350 for a ~1,550 sqft unit |
See the D15 comparables behind that district base on the map below — switch on “District condos by $psf” in the layers (this project vs cheaper/pricier neighbours).
How is this worked out? — the value bases & combined range
Project median
Recency-filtered median $psf of this project’s own resale caveats (ground & top-floor units excluded).
Same-size comps
Recency-weighted median $psf of caveats within ±25% of the typical unit size (6-mo full, 6–12-mo 70%, 12–24-mo 40%) — the comparable-sales method used in our Valuation tool.
District-comparable
Median $psf across all projects in the same district — a market-level sanity check (a genuinely superior project can sit above it).
Yield-supported
The $psf at which today’s median rent would return a 3.4% target gross yield for a RCR project — anchors price to rental fundamentals.
Combined range
A weighted blend (comps 28%, yield 28%, project median 22%, district 22%); the band width (±5–13%) reflects how far the independent bases disagree, so a genuinely over- or under-priced project sits outside it.
Note: a project-level estimate — a specific unit’s floor, facing and size shift its fair value. Check a specific unit’s price ›
For educational purposes only — not financial advice.
Buy · Watch · Avoid
Where the project’s current median $psf sits against its fair range, overlaid with the risk signals. An educational classification — not a recommendation.
Watch zoneCurrent median $1,284 psf is around fair value — whether it’s a good buy comes down to the specific unit and price.
Pressure-test one unit before you decide: check if it’s fairly priced › · work out what to offer › · download a one-page memo ›
Compares project medians to a computed fair range — individual units vary. For educational purposes only — not financial advice.
Price trend
6-month rolling median $psf · excludes ground & top floor
Investment calculator
Estimated cashflow, property tax & yield by unit type — owner-occupied or rented, adjust the terms below · all $ columns are per month
Simple mode assumes 75% LTV · 30-yr loan · CPF $1,840/mo · 1 buyer — switch to Advanced to change these.
or
%
Tap a preset — or type your own rate| Unit | Size | Est. price | Rent | Instalment | CPF OA | Prop. tax? | Maint. | Net cash | Yield |
|---|
Stress test
Monthly net cash for the representative unit — . Colour bands: green ≥ $0 · amber −$800 to $0 · red below −$800.
How is this worked out? — assumptions, property tax, CPF & maintenance
Est. priceProject median $psf × the typical size for that bedroom type.
RentMedian URA rental contract for that bedroom type.
InstalmentPrincipal + interest at the LTV, interest rate and loan tenure you pick.
Property taxIRAS 2025/26 residential rates on the property’s Annual Value — owner-occupied is lower (0% on the first $12k, then 4–32%); rented out / non-owner-occupier is higher (12–36%). We estimate AV at ~80% of the gross rent, because IRAS excludes furniture, furnishings and maintenance fees, so the real AV sits below the rent you collect. Check the exact figure with the IRAS Annual Value tool or tax-rate table.
Net cashRented out: rent − cash instalment − tax (before maintenance, insurance, income tax on rent and vacancy). Owner-occupied: no rent, so it’s −(cash instalment + tax) — your monthly holding cost.
CPF OAYour CPF Ordinary Account can pay part of the instalment, which lifts your monthly cash position (it’s still your own savings funding the loan, not extra profit). The $1,840 / month per buyer default is the normal monthly OA contribution (23% of the $8,000 2026 wage ceiling). If you have savings already sitting in your OA, you can put in more — up to the full instalment — so just type the amount you’ll actually draw into the CPF OA box.
Loan rateTap the Floating or Fixed preset, or type your own exact rate into the box.
Maintenance (MCST)An estimate (~$0.72–$1.00 psf/month by region) — Singapore has no central per-project MCST fee dataset, so confirm the real figure with the managing agent.
Tip: CPF OA is capped at the instalment — once it covers the whole instalment, your cash outlay is $0, and changing LTV or tenure just moves how much CPF you draw, not your net cash. Set CPF lower to see the full effect of the loan terms.
For educational purposes only — not financial advice.
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Profit & ROI projection
Buy to rent out, hold, then sell — estimated total profit and annualised return by unit type. Reuses the loan terms above, plus capital growth & your holding period · $ figures are for the whole holding period
%
Default 2% — type higher or loweryrs
Default 4 — the SSD period (sell after = 0% SSD)| Unit | Est. price | Cash in? | Rental (4y) | Appreciation (4y)? | Total profit | Ann. ROI |
|---|
How is this worked out? — leverage, stamp duties & SSD
Cash inYour upfront equity: down-payment (price × (1−LTV)) + Buyer’s Stamp Duty + ABSD for your profile. Uses the LTV, rate & tenure set in the calculator above.
RentalRent over the holding period minus loan interest, property tax and maintenance (rented-out rates). Loan principal isn’t counted as a cost — it builds equity you get back at sale.
AppreciationSale price = today’s price compounded at your growth rate, minus ~1% selling cost and any Seller’s Stamp Duty. SSD (from 4 Jul 2025) is 16/12/8/4% for selling within 1/2/3/4 years and 0% after 4 years — hence the 4-year default.
Total profit & ROIRental + appreciation, minus the upfront BSD & ABSD. Ann. ROI = the compound annual return on your cash-in over the holding period.
Stamp dutiesBSD marginal tiers 1–6% (from 15 Feb 2023). ABSD (Singapore Citizen): 0% first home, 20% second, 30% third+; 60% for foreigners — pick your profile above.
Note: a leveraged buy-to-let estimate. If rent doesn’t cover the monthly instalment (see the cashflow table above), you top up cash monthly — those top-ups aren’t added to the cash-in base, so treat ROI as indicative. Excludes rental income tax, vacancy and renovation.
For educational purposes only — not financial advice. Confirm stamp duties with IRAS before transacting.
Zeroing in on one unit? Check if it’s fairly priced › · Work out what to offer ›
Location & neighbourhood
Tap any label below the map to show or hide that layer, or use Show / hide all. On by default: primary schools, MRT stations within 2 km (nearest highlighted), and hawker / malls / supermarkets. Off by default (tap to switch on): Secondary / JC / Poly, international schools, bus stops, healthcare and childcare.
Nearest MRT: Siglap MRT Station · ~783 m. Amenities © OpenStreetMap contributors (ODbL), tiles © CARTO.
About this project
| Project Name | MANDARIN GARDENS |
| Street Name | Siglap Road |
| Property Type | Condominium |
| Tenure | 99 yrs from 1982 · ~55 yrs left |
| District / Planning Area | D15 / Bedok |
| Completion | 1986 |
| Number of units | 1,006 units |
| Highest floor in the project | 23 |
| Developer | — |
| Land Area (sqm) | — |
| Master Plan Plot Ratio | 2.8 |
All transactions (26)
Newest first. Click any column heading to sort. Ground & top-floor units are excluded from the median above.
e.g. 20-07 · 20- = storey 20 · -07 = stack 07
–both optional
| Date ↕ | Address ↕ | Size (sqft) ↕ | $psf ↕ | Price ↕ |
|---|
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Rental transactions (1036)
Individual private-residential lease contracts, newest first — official URA Data Service. Size is URA’s banded floor area (sqft); the unit number and floor are not disclosed. Click any column heading to sort.
6-month rolling median $psf/month · from individual URA rental contracts
URA records the size band & bedroom count, not the unit number.
| Lease date ↕ | Size (sqft) ↕ | Beds ↕ | Monthly rent ↕ | $psf/mo ↕ |
|---|
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