District 26 - Mandai, Upper Thomson

OCR - 3489 transactions in last 3 years

District 26 (Mandai, Upper Thomson) is in the Outside Central Region - the suburban heartlands where entry prices are lowest and gross yields tend to be highest, supported by HDB upgrader demand and family-oriented amenities.

Last transaction: 2026-06-01. Source: URA private residential PMI.

Key Metrics

Median PSF

$2,174

3-year window

Gross Rental Yield

2.0%

annualised, before costs

3Y Appreciation

+1.5%

median PSF CAGR

Supply Pressure

4.5x

heavy incoming supply

Investment Score

21 / 100

Composite of appreciation (40%), yield (20%), supply (20%), schools (20%) - ranked against all 28 districts.

3Y Appreciation(40%)

+1.5%

Gross Yield(20%)

2.0%

Supply Pressure(20%)

4.5x (lower = better)

Schools(20%)

None

Top Transacted Projects

Ranked by transaction volume in the last 3 years.

1SPRINGLEAF RESIDENCE
PSF$2,170
Norm$2,265
YieldN/A
Txns (3Y)760
Pipeline941
2LENTOR HILLS RESIDENCES
PSF$2,117
Norm$2,214
YieldN/A
Txns (3Y)580
Pipeline598
3LENTOR MANSION
PSF$2,261
Norm$2,363
YieldN/A
Txns (3Y)479
Pipeline533
4HILLOCK GREEN
PSF$2,160
Norm$2,259
YieldN/A
Txns (3Y)456
Pipeline474
5LENTOR CENTRAL RESIDENCES
PSF$2,219
Norm$2,318
YieldN/A
Txns (3Y)444
Pipeline477
6LENTORIA
PSF$2,217
Norm$2,319
YieldN/A
Txns (3Y)240
Pipeline267
7LENTOR MODERN
PSF$2,221
Norm$2,328
Yield3.1%
Txns (3Y)96
Pipeline-
8CASTLE GREEN
PSF$1,312
Norm$1,651
Yield3.3%
Txns (3Y)66
Pipeline-
9SEASONS PARK
PSF$1,264
Norm$1,569
Yield3.2%
Txns (3Y)37
Pipeline-
10MEADOWS @ PEIRCE
PSF$1,665
Norm$1,665
Yield2.5%
Txns (3Y)35
Pipeline-
11BULLION PARK
PSF$1,541
Norm$1,541
Yield2.8%
Txns (3Y)30
Pipeline-
12THE CALROSE
PSF$1,895
Norm$1,895
Yield2.4%
Txns (3Y)29
Pipeline-
13THOMSON GROVE
PSF$1,572
Norm$1,572
YieldN/A
Txns (3Y)20
Pipeline-
14THE ESSENCE
PSF$1,553
Norm$1,724
YieldN/A
Txns (3Y)13
Pipeline-
15FOREST HILLS CONDOMINIUM
PSF$1,100
Norm$1,323
YieldN/A
Txns (3Y)11
Pipeline-

#	Project	Median PSF	Norm PSF	Gross Yield	Txns (3Y)	Incoming Units
1	SPRINGLEAF RESIDENCE	$2,170	$2,265	N/A	760	941
2	LENTOR HILLS RESIDENCES	$2,117	$2,214	N/A	580	598
3	LENTOR MANSION	$2,261	$2,363	N/A	479	533
4	HILLOCK GREEN	$2,160	$2,259	N/A	456	474
5	LENTOR CENTRAL RESIDENCES	$2,219	$2,318	N/A	444	477
6	LENTORIA	$2,217	$2,319	N/A	240	267
7	LENTOR MODERN	$2,221	$2,328	3.1%	96	-
8	CASTLE GREEN	$1,312	$1,651	3.3%	66	-
9	SEASONS PARK	$1,264	$1,569	3.2%	37	-
10	MEADOWS @ PEIRCE	$1,665	$1,665	2.5%	35	-
11	BULLION PARK	$1,541	$1,541	2.8%	30	-
12	THE CALROSE	$1,895	$1,895	2.4%	29	-
13	THOMSON GROVE	$1,572	$1,572	N/A	20	-
14	THE ESSENCE	$1,553	$1,724	N/A	13	-
15	FOREST HILLS CONDOMINIUM	$1,100	$1,323	N/A	11	-

About this number

Normalized PSF uses Bala's Table - the Singapore Land Authority differential premium reference for valuing leasehold against freehold. Bala values a fresh 99-year lease at 96% of freehold; the curve drops non-linearly, reaching ~75% at 50 years remaining and ~60% at 30 years.

Below 40 years remaining we stop normalizing because the curve diverges from market reality once CPF withdrawal restrictions and bank LTV cliffs dominate.

A separate 5% adjustment applies to projects whose lease commenced before 2023, reflecting the older strata-area measurement convention (which counted air-con ledges and bay windows).

Source: Singapore Land Authority differential premium reference (Bala's Table).