35 Mandalay Road 308215, Balestier, Central Region, Singapore
$4,180,000
Discover a rarely available 4-bedroom residence at Mandalay Towers, offering an expansive 2,497 sqft of thoughtfully designed space. Ideal for families seeking both comfort and privacy, this home combines generous interiors, city-fringe setting. Unit Highlights 4 spacious bedrooms, all with ensuite bathrooms Flexible layout with potential to create a 5th bedroom Includes helper’s room, WC, yard, and dedicated store room Well-proportioned, squarish living and dining areas—perfect for hosting Connectivity Approx. 682m to Novena MRT Station (NSL), ensuring seamless access across Singapore Nearby Schools St. Joseph’s Institution Junior (approx. 756m) Hong Wen School (approx. 980m) Daily Conveniences Big Harvest (approx. 335m) FairPrice Zhongshan Mall (approx. 472m) FairPrice Sinaran (approx. 647m) Don Don Donki (approx. 647m) Shopping & Lifestyle Zhongshan Mall (approx. 471m) Square 2 (approx. 676m) Novena Square (approx. 708m) Velocity @ Novena (approx. 724m) Call Harry Yap:- +65 9452 XXXX www.landedelite.com
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Total Transactions
4
Average Price
S3.2M
Total Value
S12.7M
Calculating fair value from URA transaction data…


License: L3008022J
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Automated Valuation based on 924 URA transactions · 4 outliers removed (IQR)
Fair Value
S$4.16M
S$1,668 psf
Asking Price
S$4.18M
S$1,674 psf
vs Market
+0.4%
vs Last Done
+6.8%
Tenure
Freehold
No lease decay
Confidence
High
924 comps
Nearest MRT
Novena
671m away · +1% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
924 comparable transactions
S$1,651
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$1,668
Recent Comparable Transactions
10 shown · 924 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 -6.1% vs FV | Freehold |
Apr 2025 | MANDALAY ROAD Floor 01-05 | 2,508sqft | S$3,930,000 | ▼S$1,567 -6.1% vs FV | Freehold |
Mar 2022 | MANDALAY ROAD Floor 06-10 | 2,508sqft | S$3,200,000 | ▼S$1,276 -23.5% vs FV | Freehold |
Apr 2021 | MANDALAY ROAD Floor 01-05 | 2,508sqft | S$2,800,000 | ▼S$1,116 -33.1% vs FV | Freehold |
Mar 2021 | MANDALAY ROAD Floor 01-05 | 2,508sqft | S$2,800,000 | ▼S$1,116 -33.1% vs FV | Freehold |
Aug 2025 | IRRAWADDY ROAD Floor 11-15 | 1,367sqft | S$2,650,000 | ▲S$1,939 +16.2% vs FV | Freehold |
Aug 2025 | IRRAWADDY ROAD Floor 11-15 | 1,001sqft | S$1,660,000 | ▼S$1,658 -0.6% vs FV | Freehold |
Aug 2025 | MINBU ROAD Floor 26-30 | 807sqft | S$1,650,000 | ▲S$2,044 +22.5% vs FV | Freehold |
Aug 2025 | BALESTIER ROAD Floor 01-05 | 689sqft | S$1,020,000 | ▼S$1,481 -11.2% vs FV | Freehold |
Aug 2025 | BALESTIER ROAD Floor 01-05 | 1,378sqft | S$2,200,000 | ▼S$1,597 -4.3% vs FV | Freehold |
Aug 2025 | MANDALAY ROAD Floor 06-10 | 1,066sqft | S$1,800,000 | ▲S$1,689 +1.3% vs FV | Freehold |
MANDALAY ROAD
Apr 2025 · Floor 01-05
-6.1% vs FV
MANDALAY ROAD
Apr 2025 · Floor 01-05
-6.1% vs FV
MANDALAY ROAD
Mar 2022 · Floor 06-10
-23.5% vs FV
MANDALAY ROAD
Apr 2021 · Floor 01-05
-33.1% vs FV
MANDALAY ROAD
Mar 2021 · Floor 01-05
-33.1% vs FV
IRRAWADDY ROAD
Aug 2025 · Floor 11-15
+16.2% vs FV
IRRAWADDY ROAD
Aug 2025 · Floor 11-15
-0.6% vs FV
MINBU ROAD
Aug 2025 · Floor 26-30
+22.5% vs FV
BALESTIER ROAD
Aug 2025 · Floor 01-05
-11.2% vs FV
BALESTIER ROAD
Aug 2025 · Floor 01-05
-4.3% vs FV
MANDALAY ROAD
Aug 2025 · Floor 06-10
+1.3% 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.