Resale Project Scorecard
Mayfair Gardens (Old)
D21 · Clementi Park, Upper Bukit Timah · 99-year leasehold · completed 2023 · 215 units
Grade C, 5.33 out of 10, the 66th 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 →
- Lease left, about
- 56 yrs
- Resales, 12 months to Oct 2026
- 9
- To King Albert Park MRT
- 350 m
3D model: block outlines © OpenStreetMap contributors, roof heights from OneMap 3D (SLA)
Mayfair Gardens (Old) Score
- C
- Grade
- Score out of 10
- 5.33
- Highest score among 74 resale condos in District 21
- 66th
Below-average project with notable weaknesses. Standout strengths: MRT access, capital appreciation. Key weaknesses: schools, rental yield.
Project's Historical Performance25%8/10
Avg Ann. of +3.93% — top-quartile performance within its 2023-era cohort (70th percentile).
The district median is 7/10.
Primary School Effect20%1/10
School proximity could not be measured — address geocoding incomplete for this development.
The district median is 9/10.
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%8/10
215 units — good project size supporting active resale market and adequate facilities.
The district median is 5/10.
MRT Proximity13%9/10
350 m from King Albert Park MRT (DT6 / CR15) — direct, walk-in MRT access. Strong commuter appeal.
The district median is 8/10.
Rental Yield10%1/10
District rental yield 2.24% used as proxy (project-level rental data unavailable) — weak yield for the area.
The district median is 3/10.
Tenure10%4/10
99YR tenure — about 56 years remaining; lease decay is starting to impact bank valuations and CPF usage.
The district median is 10/10.
Future Transformation6%3/10
No usable coordinates for this project — Future Transformation defaulted to a neutral 3/10 pending geocode fix.
The district median is 4/10.
Scores updated October 2026.
Why Mayfair Gardens (Old) scores 5.33
Mayfair Gardens (Old) scores 5.33 out of 10 on the TRIBE Resale Project Scorecard, Grade C, ranking 1770th of 2,350 resale condos scored in Singapore and 66th of 74 in District 21 (Clementi Park, Upper Bukit Timah). Its strongest factors are MRT Proximity (9/10) and Project's Historical Performance (8/10); its weakest is Rental Yield (1/10).
| Factor | This condoMayfair Gardens (Old) | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 8/10 | 7/10 | +0.25 | 67% of district |
| Primary School Effect20% | 1/10 | 9/10 | −1.60 | 0% of district |
| Project Size16% | 8/10 | 5/10 | +0.48 | 56% of district |
| MRT Proximity13% | 9/10 | 8/10 | +0.13 | 59% of district |
| Rental Yield10% | 1/10 | 3/10 | −0.20 | 1% of district |
| Tenure10% | 4/10 | 10/10 | −0.60 | 3% 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 Mayfair Gardens (Old) 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.
Mayfair Gardens (Old) Prices
By unit type at Mayfair Gardens (Old)
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 1-bedroom646 sq ft | 646 sq ft | $1.15M to $1.28M | $1,982 psf | 3 |
| 2-bedroom764 sq ft | 764 sq ft | $1.62M to $1.74M | $2,120 psf | 5 |
Past transactions at Mayfair Gardens (Old)
9 resales, Nov 2025 to Oct 2026 · median $2,120 psf · $1,150,000 to $2,350,000 · 8 of the 8 with a purchase on record sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 25 Sep 2026 | 8 Rifle Range Road | 2 | #02-06062BR · Blk 8 | 2BR | 818 | $2,088 | $1,708,000 | Resale |
| 9 Jul 2026 | 8 Rifle Range Road | 5 | #05-04041BR · Blk 8 | 1BR | 646 | $1,949 | $1,259,000 | Resale |
| 17 Jun 2026 | 12 Rifle Range Road | 5 | #05-24241BR · Blk 12 | 1BR | 646 | $1,982 | $1,280,000 | Resale |
| 14 May 2026 | 16 Rifle Range Road | 3 | #03-31313BR · Blk 16 | 3BR | 1,012 | $2,323 | $2,350,000 | Resale |
| 28 Apr 2026 | 8 Rifle Range Road | 5 | #05-09092BR · Blk 8 | 2BR | 861 | $2,015 | $1,735,000 | Resale |
| 8 Apr 2026 | 12 Rifle Range Road | 1 | #01-26262BR · Blk 12 | 2BR | 764 | $2,209 | $1,688,000 | Resale |
| 13 Feb 2026 | 12 Rifle Range Road | 4 | #04-26262BR · Blk 12 | 2BR | 764 | $2,120 | $1,620,000 | Resale |
| 5 Feb 2026 | 16 Rifle Range Road | 4 | #04-41411BR · Blk 16 | 1BR | 527 | $2,180 | $1,150,000 | Resale |
| 5 Nov 2025 | 12 Rifle Range Road | 4 | #04-29292BR · Blk 12 | 2BR | 710 | $2,308 | $1,640,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D21 |
|---|---|---|---|
| Nov 2025 | 1 | — | $1,831 psf |
| Dec 2025 | — | — | $1,895 psf |
| Jan 2026 | — | — | $1,761 psf |
| Feb 2026 | 2 | $2,150 psf | $1,994 psf |
| Mar 2026 | — | — | $1,765 psf |
| Apr 2026 | 2 | $2,112 psf | $1,994 psf |
| May 2026 | 1 | — | $1,877 psf |
| Jun 2026 | 1 | — | $1,820 psf |
| Jul 2026 | 1 | — | $1,952 psf |
| Aug 2026 | — | — | $1,956 psf |
| Sep 2026 | 1 | — | $1,881 psf |
| Oct 2026 | — | — | — |
A month is plotted from two sales up; the district line from ten.
Sellers here made a median +1.9% a year, ranked 35 of 39 in D21 and 561 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 →
Mayfair Gardens (Old) Rent
- Median rent a month
- $3,600 to $6,000
- Gross yield
- 3.2% to 3.4%
- Rental contracts
- 72
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 1-bedroom | $3,600 | $3,400 to $3,750 | 3.4% | 41 |
| 2-bedroom | $4,440 | $4,300 to $4,600 | 3.2% | 24 |
| 3-bedroom | $6,000 | $5,950 to $6,100 | — | 7 |
Rental contracts at Mayfair Gardens (Old)
72 contracts, Sep 2025 to Aug 2026 · median $3,875 a month · $2,900 to $6,600
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 1BR | 500 to 600 sq ft | $2,900 |
| Aug 2026 | 1BR | 400 to 500 sq ft | $3,300 |
| Aug 2026 | 1BR | 500 to 600 sq ft | $3,600 |
| Aug 2026 | 1BR | 500 to 600 sq ft | $3,650 |
| Aug 2026 | 1BR | 500 to 600 sq ft | $3,650 |
| Aug 2026 | 1BR | 600 to 700 sq ft | $3,900 |
| Aug 2026 | 1BR | 600 to 700 sq ft | $4,100 |
| Aug 2026 | 2BR | 700 to 800 sq ft | $4,100 |
| Aug 2026 | 2BR | 700 to 800 sq ft | $4,500 |
| Aug 2026 | 2BR | 700 to 800 sq ft | $5,300 |
URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.
Mayfair Gardens (Old) By stack
- Highest, stack 31
- $2,293 psf
- Lowest, stack 04
- $1,972 psf
- Stacks with 2+ resales
- 12
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 04 | $1,972 psf | 608 sq ft | Levels 4 to 5 | 2 |
| 06 | $2,105 psf | 818 sq ft | Levels 2 to 5 | 4 |
| 07 | $2,137 psf | 754 sq ft | Levels 3 to 5 | 3 |
| 11 | $2,039 psf | 1,130 sq ft | Levels 1 to 5 | 3 |
| 23 | $2,200 psf | 538 sq ft | Levels 1 to 5 | 2 |
| 26 | $2,195 psf | 764 sq ft | Levels 1 to 4 | 4 |
| 27 | $2,052 psf | 597 sq ft | Levels 2 to 5 | 2 |
| 29 | $2,224 psf | 710 sq ft | Levels 2 to 4 | 2 |
Show the other 4 stacks
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 31 | $2,293 psf | 1,012 sq ft | Levels 1 to 4 | 4 |
| 32 | $2,166 psf | 587 sq ft | Levels 2 to 5 | 2 |
| 37 | $2,049 psf | 1,475 sq ft | Levels 2 to 5 | 2 |
| 40 | $1,975 psf | 937 sq ft | Levels 2 to 5 | 2 |
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
Mayfair Gardens (Old) Notes
How these numbers are worked out
- Grade C places Mayfair Gardens (Old) 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: $2,120 psf at Mayfair Gardens (Old) 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 $2,070 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 (14 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 9 resale caveats at Mayfair Gardens (Old) ranged from $1,949 psf to $2,323 psf: that spread is unit-level variation the score cannot see.
- Historical Performance is a percentile among projects of similar vintage (completed around 2023, 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), 350 m in a straight line. The walking route is usually longer, and bus links are not scored.
- OneMap's School Query lists no primary school within 1 km of any block, so none counts toward the Primary School Effect; a school just outside the 1 km line would not appear.
- 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 Mayfair Gardens (Old) for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.