Mayfair Modern Review — Rifle Range · D21
HuatScore: 71/100 — Solid Choice!
Is Mayfair Modern a good buy?
HuatScore rates Mayfair Modern 71/100 — a "Solid Choice!" verdict. That makes it a solid buy for value-focused buyers comfortable with the location tradeoff 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: Solid Choice!
- Region: Outside Central Region
- Tenure: 99-yr leasehold
- Completed: 2022
- Units: 171
- Developer: Oxley Holdings
- Avg PSF: ~$2,125 psf
- Price from: S$1.1M
Live market data
- Resale transactions (12mo): 9
- Recent resale PSF: ~$2,220 psf
- Gross rental yield: 3.4%
What works in its favour
- Both anchors locked in: 535m to METHODIST GIRLS' SCHOOL (PRIMARY) and 233m (~3-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 +9% above local resale benchmark. Headroom for capital appreciation intact.
- Hot resale demand: Demand pulse 88/100 — 5.3% annual turnover (9 resales/12mo). Units turn over fast; easy to find buyers when you exit.
What to watch out for
- Thin transaction volume: Only 9 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 29 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 Mayfair Modern suits
- Value-focused buyers comfortable with the location tradeoff
- 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. Boutique 171 units. Beautiful, but exit also boutique.