Mandale Heights & its location 

Today I would like to cover the project Mandale Heights. 

Mandale Hts

Mandale Heights is a freehold 18 storey residential development located along Mandalay Road.  It is within the precinct of district 11, and takes about 15 minutes walk to Novena MRT station. Since it is at the fringe of Balestier area, it implies that it is very close to good food street and amenities.  Walking down the end of Mandalay Road, you will be greeted by the Shaw Plaza housing the NTUC Fairprice, Guardian, fast foods and Cinema. Residents can also head down to the nearby shopping centres such as Velocity @ Novena Square and United Square and Square 2 for amenities such as supermarkets, restaurants and eating establishments, boutique shops and others. 

Project 

Having a total number of 94 units in its development land of 3,600 sqm, Mandale Ht was completed in Oct 2004. It has 13 one-bedroom units, 31 two-bedroom units, 30 three-bedroom units, 16 four-bedroom units and 6 penthouse units . Its facade design is pretty refreshing with the use of vibrant orangy yellow. 

Greeted by Water feature

Swimming pool with beautiful landscapingAnother view to pool

In terms of facilities, it has a beautiful swimming pool with nice landscaping setting. I love its use of Frangipani plants of different colored flowers and other exotic trees. The water feature is also welcoming and carries a tint of Balinese style. It makes up a very romantic feel for the place. In addition, it provides children’s wading pool, common jacuzzi, children’s playground, barbeque pits.  Given a relative tight site Mandale Heights it has, the common facilities are pretty well planned out. And it has a basement carpark, which may be seen as a plus point for people looking for direct access to lift lobby rather than walking a distance in a carpark podium situation. Maybe one thing lacking is that it does not have the luxury of a grand entrance due to its tight entrance with the entry to basement carpark very close to it. 

Basement carpark entry

Lift lobby

Montebleu by the same developerDeveloper

Developer

Mandale Heights is developed by Soil Build Group, which is also the developer for the completed Pinnacle 16 at Shan Road and the Centrio at Irrawaddy Road. Just opposite the Mandale Heights development, it stands the soon to be completed 34 storey Montebleu which is also developed by Soil Build Group. Another project by Soil Build in the pipeline is Mezzo at 205 Balestier Road. Soil Build Group is a public listed developer cum contractor company, and its presence is much felt in Balestier area with its many projects. Soil Build is pretty reputable for its workmanship and quality of construction. Therefore I have not seen much problem and concern from its projects.

Pricing 

I would say there is still much room for appreciation for Mandale Heights development, given its facilities and adjacent neighbours pricing. Looking at its transation, it is on the upward trend. The asking prices of 2 to 3 bedroom units have been more than $1000 psf, and even higher for small units of 646 sf.

 Its cousin development Montebleu sitting across the road, though is of different scale and development size, is already asking around $1,200 psf. Another project The Ansley nearby is also commanding prices 10% or more than Mandale Heights. 

Its other compatible projects around are the Axis (newly completed which is just located next to Mandale Heights), Monarchy Apartment (older development), and De Paradiso (just down the road). 

Tenants & owner residents 

Mandale Heights is relatively popular with expatriates, especially for people looking for more affordable units than the units located directly beside Novena MRT station such as 1 Moulmein Rise & Novelis & The Springs. Therefore judging from the observation I had during the visit to the development, I estimate that there are more than 30 to 40% of units are tenanted out. (if you are interested in knowing how I gather the estimation from purely observing, I may reveal the tips in future:)). And we are seeing an improving yield in the project units. 

Surroundings 

Mandalay Rd

Mandale Heights is tucked away in the small road Mandalay Road which is a one way road. Therefore the area is relatively quiet and serene. However with many new developments coming up and completed in the recent years, the ambience may change. 

Nova 88 in construction

There are developments mushrooming around Mandale Heights that will potentially block the views for the unit residents. The tall Montebleu has blocked views for the units facing towards the development. And the 18 storey Nova 88 @ Bhamo Road behind the development will create a wall behind it. However since the adjacent developments are across the one way road, therefore the vision blockage is still not so bad. If you are really particular about view, I would suggest the units facing the beautiful   pool and the opposite Mandalay Mansion is located much further away. 

Available units 

There are several units available for sale. If you require my service, feel free to give me a call: ) Also if you are the Mandale Ht unit owner intend to sell your unit, I will be glad to provide you my service too.