Resale Project Scorecard
Maple Woods
D21 · Clementi Park, Upper Bukit Timah · freehold · completed 1997 · 697 units
Grade S, 8.11 out of 10, the 2nd highest score among 74 resale condos in District 21.
How to read this grade. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation.
TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Read the evidence →
- Tenure
- Freehold
- Resales, 12 months to Oct 2026
- 12
- To King Albert Park MRT
- 140 m
3D model: block outlines © OpenStreetMap contributors, roof heights from OneMap 3D (SLA)
Maple Woods Score
- S
- Grade
- Score out of 10
- 8.11
- Highest score among 74 resale condos in District 21
- 2nd
Top-tier project across nearly every dimension. Standout strengths: MRT access, project size. Key weaknesses: future transformation, rental yield.
Project's Historical Performance25%8/10
Avg Ann. of +4.05% — top-quartile performance within its 1997-era cohort (74th percentile).
The district median is 7/10.
Primary School Effect20%9/10
2 primary schools within 1km (nearest: Methodist Girls' School (Primary) at 0.03km). Exceptional school catchment — strong appeal for families with young children.
The district median is 9/10.
- Methodist Girls' School (Primary)
- Pei Hwa Presbyterian Primary School
Within 1km on OneMap's School Query for at least one block, the measure MOE uses for Primary 1. Check your block's postal code on OneMap School Query →
Project Size16%10/10
697 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover.
The district median is 5/10.
MRT Proximity13%10/10
140 m from King Albert Park MRT (DT6 / CR15) — direct, walk-in MRT access. Strong commuter appeal.
The district median is 8/10.
Rental Yield10%2/10
Rental yield of 2.31% — weak income return.
The district median is 3/10.
Tenure10%10/10
Freehold tenure — no lease decay concerns, preserves long-term value.
The district median is 10/10.
Future Transformation6%3/10
Limited future-catalyst exposure — nearest is Beauty World integrated transport hub at 1.22km, far enough that the impact on this project is modest.
The district median is 4/10.
Scores updated October 2026. On the map →
Why Maple Woods scores 8.11
Maple Woods scores 8.11 out of 10 on the TRIBE Resale Project Scorecard, Grade S, ranking 82nd of 2,350 resale condos scored in Singapore and 2nd of 74 in District 21 (Clementi Park, Upper Bukit Timah). Its strongest factors are Project Size (10/10) and MRT Proximity (10/10); its weakest is Rental Yield (2/10).
| Factor | This condoMaple Woods | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 8/10 | 7/10 | +0.25 | 67% of district |
| Primary School Effect20% | 9/10 | 9/10 | ±0.00 | 32% of district |
| Project Size16% | 10/10 | 5/10 | +0.80 | 92% of district |
| MRT Proximity13% | 10/10 | 8/10 | +0.26 | 85% of district |
| Rental Yield10% | 2/10 | 3/10 | −0.10 | 14% of district |
| Tenure10% | 10/10 | 10/10 | ±0.00 | 27% of district |
| Future Transformation6% | 3/10 | 4/10 | −0.06 | 1% of district |
Medians are across the 74 scored resale projects in District 21 (Clementi Park, Upper Bukit Timah). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between Maple Woods and a median-profile project (6.93). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
Maple Woods Prices
By unit type at Maple Woods
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 3-bedroom1,496 sq ft | 1,496 sq ft | $2.90M to $4.25M | $2,265 psf | 9 |
| 4-bedroom2,917 sq ft | 2,917 sq ft | $6.00M | $2,057 psf | 2 |
Past transactions at Maple Woods
12 resales, Nov 2025 to Oct 2026 · median $2,234 psf · $2,200,000 to $6,200,000 · 7 of the 7 with a purchase on record sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 11 Aug 2026 | 985 Bukit Timah Road | 7 | #07-13133BR · Blk 985 | 3BR | 1,324 | $2,273 | $3,010,000 | Resale |
| 24 Jul 2026 | 985 Bukit Timah Road | 1 | #01-19193BR · Blk 985 | 3BR | 1,862 | $2,202 | $4,100,000 | Resale |
| 13 Jul 2026 | 991 Bukit Timah Road | 4 | #04-16162BR · Blk 991 | 2BR | 915 | $2,405 | $2,200,000 | Resale |
| 24 Jun 2026 | 991 Bukit Timah Road | 10 | #10-08084BR · Blk 991 | 4BR | 2,917 | $1,988 | $5,800,000 | Resale |
| 20 May 2026 | 991 Bukit Timah Road | 4 | #04-20203BR · Blk 991 | 3BR | 1,787 | $2,295 | $4,100,000 | Resale |
| 8 May 2026 | 993 Bukit Timah Road | 2 | #02-12123BR · Blk 993 | 3BR | 1,378 | $2,105 | $2,900,000 | Resale |
| 27 Apr 2026 | 985 Bukit Timah Road | 3 | #03-02023BR · Blk 985 | 3BR | 1,496 | $2,265 | $3,388,888 | Resale |
| 9 Apr 2026 | 993 Bukit Timah Road | 7 | #07-07073BR · Blk 993 | 3BR | 1,787 | $2,379 | $4,250,000 | Resale |
| 4 Mar 2026 | 985 Bukit Timah Road | 5 | #05-06063BR · Blk 985 | 3BR | 1,485 | $2,154 | $3,200,000 | Resale |
| 10 Feb 2026 | 993 Bukit Timah Road | 5 | #05-06063BR · Blk 993 | 3BR | 1,485 | $2,121 | $3,150,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D21 |
|---|---|---|---|
| Nov 2025 | 1 | — | $1,831 psf |
| Dec 2025 | — | — | $1,895 psf |
| Jan 2026 | 1 | — | $1,761 psf |
| Feb 2026 | 1 | — | $1,994 psf |
| Mar 2026 | 1 | — | $1,765 psf |
| Apr 2026 | 2 | $2,322 psf | $1,994 psf |
| May 2026 | 2 | $2,200 psf | $1,877 psf |
| Jun 2026 | 1 | — | $1,820 psf |
| Jul 2026 | 2 | $2,304 psf | $1,952 psf |
| Aug 2026 | 1 | — | $1,956 psf |
| Sep 2026 | — | — | $1,881 psf |
| Oct 2026 | — | — | — |
A month is plotted from two sales up; the district line from ten.
Sellers here made a median +4.8% a year, ranked 10 of 39 in D21 and 111 of 715 condos. See the most profitable condos in D21 →
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
Maple Woods Rent
- Median rent a month
- $3,900 to $11,400
- Gross yield
- 2.1% to 2.3%
- Rental contracts
- 139
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 2-bedroom | $3,900 | $3,700 to $4,000 | — | 35 |
| 3-bedroom | $6,000 | $5,700 to $6,600 | 2.1% | 99 |
| 4-bedroom | $11,400 | $10,200 to $12,500 | 2.3% | 5 |
Rental contracts at Maple Woods
139 contracts, Sep 2025 to Aug 2026 · median $5,800 a month · $3,100 to $15,000
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 2BR | 800 to 900 sq ft | $3,300 |
| Aug 2026 | 2BR | 900 to 1,000 sq ft | $3,700 |
| Aug 2026 | 2BR | 800 to 900 sq ft | $4,000 |
| Aug 2026 | 2BR | 900 to 1,000 sq ft | $4,000 |
| Aug 2026 | 2BR | 900 to 1,000 sq ft | $4,600 |
| Aug 2026 | 3BR | 1,100 to 1,200 sq ft | $4,300 |
| Aug 2026 | 3BR | 1,300 to 1,400 sq ft | $5,700 |
| Aug 2026 | 3BR | 1,300 to 1,400 sq ft | $5,700 |
| Aug 2026 | 3BR | 1,300 to 1,400 sq ft | $5,800 |
| Aug 2026 | 3BR | 1,300 to 1,400 sq ft | $5,900 |
URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.
Maple Woods By stack
- Highest, stack 05
- $2,401 psf
- Lowest, stack 04
- $1,978 psf
- Stacks with 2+ resales
- 16
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 02 | $2,144 psf | 1,496 sq ft | Levels 1 to 3 | 3 |
| 04 | $1,978 psf | 1,378 sq ft | Level 2 | 2 |
| 05 | $2,401 psf | 1,141 sq ft | Levels 1 to 3 | 3 |
| 06 | $2,096 psf | 1,405 sq ft | Levels 1 to 10 | 6 |
| 07 | $2,165 psf | 1,787 sq ft | Levels 2 to 8 | 3 |
| 08 | $2,136 psf | 1,561 sq ft | Levels 3 to 10 | 4 |
| 09 | $2,072 psf | 1,943 sq ft | Levels 2 to 9 | 2 |
| 10 | $2,078 psf | 1,593 sq ft | Level 1 | 2 |
Show the other 8 stacks
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 11 | $2,099 psf | 1,787 sq ft | Levels 2 to 9 | 5 |
| 12 | $2,102 psf | 1,625 sq ft | Levels 1 to 8 | 6 |
| 14 | $2,190 psf | 1,459 sq ft | Levels 5 to 8 | 2 |
| 15 | $2,066 psf | 850 sq ft | Levels 1 to 8 | 8 |
| 16 | $2,268 psf | 915 sq ft | Levels 2 to 6 | 4 |
| 18 | $2,055 psf | 2,126 sq ft | Levels 5 to 6 | 2 |
| 20 | $2,025 psf | 1,582 sq ft | Levels 2 to 5 | 4 |
| 21 | $2,018 psf | 1,313 sq ft | Levels 4 to 5 | 2 |
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
Maple Woods Notes
How these numbers are worked out
- Grade S places Maple Woods in a relative band under the current seven-factor formula. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation. TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Two units can still be very different buys: the asking price, stack, floor, facing and condition decide the outcome.
- PSF against the district: $2,234 psf at Maple Woods against $1,901 psf across District 21, medians over 12 months.
- MRT distance is a straight line on the map; the walking route is longer.
- Prices: aggregates of URA REALIS resale caveats, data to October 2026 (Nov 2025 – Oct 2026; the year before is Nov 2024 – Oct 2025, median $2,149 psf). A specific unit's value depends on floor, size, facing and condition.
- By unit type: a price range is shown from three sales up; with two, the figure is the median. Unit types with one sale, and sales with no bedroom count on record, are left out.
- Past transactions: every resale and sub-sale caveat lodged with URA from Nov 2021 to Oct 2026, newest first; a unit is its storey and stack (#07-18). Typing a unit or a stack lists its sales across the whole span. Profit is the sale price less the seller's own purchase price as the caveats pair them, before stamp duties, fees and loan interest; the gain a year is compounded and shown from one year held. The trend line is the median from two sales up per month, quarter or half-year, the district line from ten. 10Y appears once the dataset runs that far back.
- Rent: aggregates of URA rental contracts, Sep 2025 – Aug 2026, for unit types with three contracts or more; the contract list under the table carries every letting on file, including those with no bedroom count, and URA publishes no unit number for a letting. "Most rents" is the middle half of contracts, shown from five up. Gross yield is a year of the median rent over the median resale price of the same unit type (12 months to October 2026, two sales or more), before maintenance fees, property tax, agent fees, vacancy and mortgage interest.
- By stack: resales from 2022 to Oct 2026, medians per stack. A stack is the last two digits of the unit number, so #05-37 and #08-37 are both stack 37. Stacks with one sale (4 here) are left out, and prices moved over the period, so read a gap between two stacks as a lead to check, not a rule.
- Factor bars: the black mark on each bar is the district median.
- Score: seven weighted factors. Methodology published.
What the score cannot tell you
- RPS scores the project, not a unit. Floor, stack, facing, renovation and the asking price are outside the score. In the 12 months to October 2026, the 12 resale caveats at Maple Woods ranged from $1,988 psf to $2,405 psf: that spread is unit-level variation the score cannot see.
- Historical Performance is a percentile among projects of similar vintage (completed around 1997, within a year or so, widened when the cohort is small). A high score is strong for its age group, not against the whole market.
- The nearest MRT is King Albert Park MRT (DT6 / CR15), 140 m in a straight line. The walking route is usually longer, and bus links are not scored.
- Primary School Effect counts the 2 primary schools within 1 km on OneMap's School Query (the school's land boundary to the block's building outline, the measure MOE uses for P1), weighted by recent P1 ballot demand. A school counts when any block is within 1 km, so confirm your own block's postal code before relying on it.
- Scores updated October 2026; transactions to October 2026. Nothing on this page is a valuation or advice on a specific unit.
- Facing decides a unit's morning or afternoon sun, and it varies stack by stack. See the sun path at Maple Woods for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.