Maple Woods Review — Upper Bukit Timah / Ulu Pandan · D21
HuatScore: 65/100 — Good
Is Maple Woods a good buy?
HuatScore rates Maple Woods 65/100 — a "Good" verdict. That makes it a conditional buy for buyers who prioritise a central, well-connected address and patient own-stay owners. Strongest card: Both anchors locked in. Main watch-out: Thin transaction volume. Pricing is reasonable for the location at current market.
Last updated 2026-08-20 · scored against URA caveat data.
Key facts
- Verdict: Good
- Region: Rest of Central Region
- Tenure: Freehold
- Avg PSF: ~$2,265 psf
- Price from: S$2.08M
Live market data
- Resale transactions (12mo): 15
- Recent resale PSF: ~$2,210 psf
- Gross rental yield: 2.3%
What works in its favour
- Both anchors locked in: 157m to METHODIST GIRLS' SCHOOL (PRIMARY) and 175m (~2-min walk) to King Albert Park MRT (Exit A). Strictly within the P1 1km zone, plus walkable to the nearest MRT entrance. This is the non-negotiable demand anchor — kiasu parents AND yield-chasing investors are both your buyers.
- Popular primary inside 1km — METHODIST GIRLS' SCHOOL (PRIMARY): METHODIST GIRLS' SCHOOL (PRIMARY) is . These primaries are heavily oversubscribed, so addresses inside the 1km P1 zone hold a durable premium — kiasu parents will pay up to keep this option open.
- Sensible price gap: Launch PSF only +10% above local resale benchmark. Headroom for capital appreciation intact.
- 3-bedder × investment — appreciation sweet spot: Sells into the deepest pool — owner-occupier families. That demand floor drives durable capital appreciation. The investor default for total return, not just headline yield.
What to watch out for
- Thin transaction volume: Only 15 resale deals in the past year. Equity trap risk — when you want to exit, very few buyers to anchor against.
- Thin future upgrader pool: Live count: 0 HDB blocks within 2km cross the 5-year MOP between 2025 and 2028 (of 35 HDB blocks total within 2km). Narrow pool to absorb your resale — demand leans more on private-market churn here.
- 3 new launches competing in D21 · Upper Bukit Timah / Ulu Pandan: 3 active private launches in your district right now. More competing supply softens both rental and resale pricing power.
Who Maple Woods suits
- Buyers who prioritise a central, well-connected address
- Own-stay buyers or patient long-term investors not dependent on yield
- Buyers who value a stable, established neighbourhood over speculative upside
Who should look elsewhere
- Buyers hunting deep relative value — the market has already priced in most of the story
- Short-term flippers — stamp duty + agent fees demand a 5-year minimum hold
- Buyers wanting a guaranteed top-tier primary within 1km walking distance
Huat Kueh says
Methodist Girls' School (Primary) in the 1km ring — parents confirm circling. Yield only ~2.3% — rent won't carry the loan.