OCR - 3465 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: 2026-04-01. Source: URA private residential PMI.
Composite of appreciation (40%), yield (20%), supply (20%), schools (20%) - ranked against all 28 districts.
Ranked by transaction volume in the last 3 years.
| # | Project | Median PSF | Norm PSF | Gross Yield | Txns (3Y) | Incoming Units |
|---|---|---|---|---|---|---|
| 1 | SPRINGLEAF RESIDENCE | $2,169 | $2,264 | N/A | 757 | 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 | $2,161 | $2,260 | N/A | 454 | 474 |
| 5 | LENTOR CENTRAL RESIDENCES | $2,219 | $2,318 | N/A | 444 | 477 |
| 6 | LENTORIA | $2,208 | $2,309 | N/A | 234 | 267 |
| 7 | LENTOR MODERN | $2,178 | $2,283 | 3.2% | 91 | - |
| 8 | CASTLE GREEN | $1,308 | $1,647 | 3.3% | 65 | - |
| 9 | SEASONS PARK | $1,267 | $1,572 | 3.2% | 36 | - |
| 10 | MEADOWS @ PEIRCE | $1,666 | $1,666 | 2.5% | 34 | - |
| 11 | BULLION PARK | $1,541 | $1,541 | 2.8% | 30 | - |
| 12 | THE CALROSE | $1,888 | $1,888 | 2.4% | 28 | - |
| 13 | THOMSON GROVE | $1,582 | $1,582 | N/A | 19 | - |
| 14 | FOREST HILLS CONDOMINIUM | $1,100 | $1,323 | N/A | 11 | - |
| 15 | THE ESSENCE | $1,534 | $1,703 | N/A | 10 | - |
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).
No tracked primary schools in this district.