TMW Maxwell Review — Maxwell · D02
HuatScore: 66/100 — Good
Is TMW Maxwell a good buy?
HuatScore rates TMW Maxwell 66/100 — a "Good" verdict. That makes it a conditional buy for buyers who prioritise a central, well-connected address and investors chasing a workable ~3.4% yield. Strongest card: Both anchors locked in. Main watch-out: District price gap is wide. Negotiate hard — pricing leaves little margin of safety.
Last updated 2026-08-03 · scored against URA caveat data.
Key facts
- Verdict: Good
- Region: Core Central Region
- Tenure: Freehold
- Expected TOP: 2028
- Units: 324
- Developer: Chip Eng Seng × ZACD
- Avg PSF: ~$3,000 psf
- Price from: S$1.4M
Live market data
- Resale transactions (12mo): 0
- Recent resale PSF: ~$3,350 psf
What works in its favour
- Both anchors locked in: 656m to CANTONMENT PRIMARY SCHOOL and 211m (~3-min walk) to Maxwell MRT (Exit 2). 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.
- Tight new-launch competition: Only 1 active private launch in your district — scarcity supports resale liquidity and pricing.
- Estimated gross yield: 4.5%: Yield is above the SG private market median (~3.2%). Decent cash flow buffer if interest rates climb.
- 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
- District price gap is wide: New launch PSF is +27% above the 5–10 year resale median in Anson / Tanjong Pagar. Market needs ~6 years of growth to match the entry price.
- Thin transaction volume: Only 0 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 0/100 — only 0 resales in the last 12 months. Thin secondary-market activity; exits can be slow.
Who TMW Maxwell suits
- Buyers who prioritise a central, well-connected address
- Yield investors — ~3.4% gross is workable; favour larger unit types
- Forward-looking buyers comfortable waiting for precinct transformation to deliver
Who should look elsewhere
- Buyers who need a margin of safety — pricing is full and leaves little room for error
- Short-term flippers — stamp duty + agent fees demand a 5-year minimum hold
- Families for whom P1 school access is the primary criterion
Huat Kueh says
211m to Maxwell MRT. Rain also don't need umbrella. No resale deals logged all year — price discovery all yours.