Mayfair Residences Review — Katong / East Coast · D15
HuatScore: 69/100 — Good
Is Mayfair Residences a good buy?
HuatScore rates Mayfair Residences 69/100 — a "Good" verdict. That makes it a conditional buy for buyers who prioritise a central, well-connected address and investors chasing a workable ~3.6% yield. 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: Outside Central Region
- Tenure: 99-yr leasehold
- Avg PSF: ~$1,224 psf
- Price from: S$1.16M
Live market data
- Resale transactions (12mo): 1
- Recent resale PSF: ~$2,000 psf
What works in its favour
- Both anchors locked in: 590m to TAO NAN SCHOOL [SAP·GEP] and 334m (~4-min walk) to Marine Terrace MRT (Exit 4). 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 — TAO NAN SCHOOL: TAO NAN SCHOOL is SAP · GEP. 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.
- Estimated gross yield: 3.6%: Yield is above the SG private market median (~3.2%). Decent cash flow buffer if interest rates climb.
What to watch out for
- Thin transaction volume: Only 1 resale deals in the past year. Equity trap risk — when you want to exit, very few buyers to anchor against.
- Quiet resale demand: Demand pulse 3/100 — only 1 resales in the last 12 months. Thin secondary-market activity; exits can be slow.
- Thin future upgrader pool: Live count: 4 HDB blocks within 2km cross the 5-year MOP between 2025 and 2028 (of 183 HDB blocks total within 2km). Narrow pool to absorb your resale — demand leans more on private-market churn here.
Who Mayfair Residences suits
- Buyers who prioritise a central, well-connected address
- Yield investors — ~3.6% gross is workable; favour larger unit types
- 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
Tao Nan School at 590m — that keeps demand deep. Only 1 deals the whole year — sell also must queue.