35 Mandalay Road 308215, Balestier, Central Region, Singapore
$4,490,000
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Total Transactions
4
Average Price
S3.2M
Total Value
S12.7M
Calculating fair value from URA transaction data…
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Automated Valuation based on 867 URA transactions · 4 outliers removed (IQR)
Fair Value
S$4.29M
S$1,673 psf
Asking Price
S$4.49M
S$1,753 psf
vs Market
+4.7%
vs Last Done
+11.9%
Tenure
Freehold
No lease decay
Confidence
High
867 comps
Nearest MRT
Novena
671m away · +1% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
867 comparable transactions
S$1,657
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.000
MRT Proximity
Within 500m / 1km
+1%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$1,673
Recent Comparable Transactions
10 shown · 867 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneApr 2025 | MANDALAY ROAD Floor 01-05 | 2,508sqft | S$3,930,000 | ▼S$1,567 -6.3% vs FV | Freehold |
Apr 2025 | MANDALAY ROAD Floor 01-05 | 2,508sqft | S$3,930,000 | ▼S$1,567 -6.3% vs FV | Freehold |
Mar 2022 | MANDALAY ROAD Floor 06-10 | 2,508sqft | S$3,200,000 | ▼S$1,276 -23.7% vs FV | Freehold |
Aug 2025 | IRRAWADDY ROAD Floor 11-15 | 1,367sqft | S$2,650,000 | ▲S$1,939 +15.9% vs FV | Freehold |
Aug 2025 | IRRAWADDY ROAD Floor 11-15 | 1,001sqft | S$1,660,000 | ▼S$1,658 -0.9% vs FV | Freehold |
Aug 2025 | MINBU ROAD Floor 26-30 | 807sqft | S$1,650,000 | ▲S$2,044 +22.2% vs FV | Freehold |
Aug 2025 | BALESTIER ROAD Floor 01-05 | 689sqft | S$1,020,000 | ▼S$1,481 -11.5% vs FV | Freehold |
Aug 2025 | BALESTIER ROAD Floor 01-05 | 1,378sqft | S$2,200,000 | ▼S$1,597 -4.5% vs FV | Freehold |
Aug 2025 | MANDALAY ROAD Floor 06-10 | 1,066sqft | S$1,800,000 | ▲S$1,689 +1.0% vs FV | Freehold |
Aug 2025 | MANDALAY ROAD Floor 06-10 | 398sqft | S$755,000 | ▲S$1,896 +13.3% vs FV | Freehold |
Aug 2025 | AKYAB ROAD Floor 11-15 | 753sqft | S$1,380,000 | ▲S$1,832 +9.5% vs FV | Freehold |
MANDALAY ROAD
Apr 2025 · Floor 01-05
-6.3% vs FV
MANDALAY ROAD
Apr 2025 · Floor 01-05
-6.3% vs FV
MANDALAY ROAD
Mar 2022 · Floor 06-10
-23.7% vs FV
IRRAWADDY ROAD
Aug 2025 · Floor 11-15
+15.9% vs FV
IRRAWADDY ROAD
Aug 2025 · Floor 11-15
-0.9% vs FV
MINBU ROAD
Aug 2025 · Floor 26-30
+22.2% vs FV
BALESTIER ROAD
Aug 2025 · Floor 01-05
-11.5% vs FV
BALESTIER ROAD
Aug 2025 · Floor 01-05
-4.5% vs FV
MANDALAY ROAD
Aug 2025 · Floor 06-10
+1.0% vs FV
MANDALAY ROAD
Aug 2025 · Floor 06-10
+13.3% vs FV
AKYAB ROAD
Aug 2025 · Floor 11-15
+9.5% vs FV
HELIOS AI Analysis
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.