RPS · Resale Project Scorecard
Maple Woods — Grade S
RPS score 7.98/10 · D21 · Clementi Park, Upper Bukit Timah · 697 units · scored across 7 weighted factors — methodology published.
FH · Bukit Sembawang Estates · TOP 1997
Top-tier project across nearly every dimension. Standout strengths: project size, tenure. Key weaknesses: future transformation, total returns.
Factor breakdown
- Project's Historical Performance25% weight
- 8/10
- Primary School Effect20% weight
- 9/10
- Project Size16% weight
- 10/10
- MRT Proximity13% weight
- 9/10
- Rental Yield10% weight
- 2/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 3/10
Avg Ann. of +4.05% — top-quartile performance within its 1997-era cohort (74th percentile).
2 primary schools within 1km (nearest: METHODIST GIRLS' SCHOOL (PRIMARY) at 0.11km). Exceptional school catchment — strong appeal for families with young children.
697 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover.
280m from King Albert Park Mrt Stn (DT6) — direct, walk-in MRT access. Strong commuter appeal.
Rental yield of 2.31% — weak income return.
Freehold tenure — no lease decay concerns, preserves long-term value.
Limited future-catalyst exposure — nearest is Beauty World integrated transport hub at 1.22km, far enough that the impact on this project is modest.
Primary schools within 1km: Methodist Girls' School (Primary), PEI HWA Presbyterian Primary School.
The verdict· Scores updated September 2026
Maple Woods scores 7.98 out of 10 on the TRIBE Resale Project Scorecard, Grade S, ranking 87th of 2,357 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 Tenure (10/10); its weakest is Rental Yield (2/10). Top-tier project across nearly every dimension. Standout strengths: project size, tenure. Key weaknesses: future transformation, total returns.
See all 74 scored condos in District 21 (Clementi Park, Upper Bukit Timah) →
RPS · Resale Project Scorecard
Recent resale transactions at Maple Woods
12 months to September 2026 (Oct 2025 – Sep 2026): 12 resale transactions, median $2,234 psf, median price $3.44M. Median PSF is up 2.6% on the previous 12 months (Oct 2024 – Sep 2025, $2,177 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 1 | $2,323 psf | $3.50M |
| Jan–Mar 2026 | 3 | $2,125 psf | $3.20M |
| Apr–Jun 2026 | 5 | $2,265 psf | $4.10M |
| Jul–Sep 2026 | 3 | $2,273 psf | $3.01M |
| 12-month total | 12 | $2,234 psf | $3.44M |
Aggregates of URA REALIS resale caveats (data to September 2026). A specific unit's value depends on floor, size, facing and condition — for a unit-level read, use the Resale Price Check.
Maple Woods: frequently asked questions
Answers generated from the scorecard data — RPS rank 87th of 2,357, scores updated September 2026.
- Is Maple Woods a good buy in 2026?
- Maple Woods scores 7.98/10 on the TRIBE Resale Project Scorecard (Grade S), which places it 87th of 2,357 Singapore resale condos and 2nd of 74 in District 21 (Clementi Park, Upper Bukit Timah). Top-tier project across nearly every dimension. Standout strengths: project size, tenure. Key weaknesses: future transformation, total returns. RPS scores project-level demand fundamentals — not a specific unit or its asking price — so read the grade as a screen: it tells you whether the drivers of resale demand are present, and the price you pay still decides the outcome.
- What is the average PSF at Maple Woods?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 12 resale transactions at Maple Woods, at a median of $2,234 psf and a median price of $3.44M (range $1,988 psf to $2,405 psf). The median PSF is up 2.6% on the previous 12 months (Oct 2024 – Sep 2025, $2,177 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Maple Woods from the nearest MRT station?
- Maple Woods is about 280m from King Albert Park MRT (DT6), scoring 9/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does Maple Woods compare with Daintree Residence?
- Daintree Residence is the project scored next to Maple Woods on the District 21 ranking: 8.21 (Grade S) against Maple Woods's 7.98 (Grade S). Maple Woods scores higher on Project Size (10 vs 8) and MRT Proximity (9 vs 8); Daintree Residence scores higher on Rental Yield (2 vs 7) and Project's Historical Performance (8 vs 9).
- Which primary schools are within 1km of Maple Woods?
- 2 primary schools are within 1km of Maple Woods: Methodist Girls' School (Primary), PEI HWA Presbyterian Primary School. 2 primary schools within 1km (nearest: METHODIST GIRLS' SCHOOL (PRIMARY) at 0.11km). Exceptional school catchment — strong appeal for families with young children. Maple Woods scores 9/10 on the Primary School Effect factor (20% of the RPS score), which weights each school by its recent P1 ballot demand.
- What is the tenure of Maple Woods, and how big is the project?
- Maple Woods is freehold, completed in 1997, has 697 units, developed by Bukit Sembawang Estates. Freehold tenure — no lease decay concerns, preserves long-term value. 697 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover. Tenure carries 10% of the RPS score and Project Size 16%.
Ranked in: These Are Our Top 5 Condos in Bukit Timah & Beauty World
Scored either side of Maple Woods in Clementi Park, Upper Bukit Timah
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
- Daintree ResidenceS8.21
- Forett at Bukit TimahS7.91
- Southaven IIS7.81
- The NexusS7.76
- VerdaleS7.72
- The BlossomvaleS7.70
See all 74 scored projects in Clementi Park, Upper Bukit Timah →
Free condo report
Email me this condo's report
Get the full report on Maple Woods — PSF trends, rival comparison, and our verdict — in your inbox.