RPS · Resale Project Scorecard
Mayfair Modern — Grade A
RPS score 6.76/10 · D21 · Clementi Park, Upper Bukit Timah · 171 units · scored across 7 weighted factors — methodology published.
99YR · GuocoLand · TOP 2022
Strong project with clear strengths. Standout strengths: schools, MRT access. Key weaknesses: future transformation.
Factor breakdown
- Project's Historical Performance25% weight
- 5/10
- Primary School Effect20% weight
- 9/10
- Project Size16% weight
- 5/10
- MRT Proximity13% weight
- 9/10
- Rental Yield10% weight
- 6/10
- Tenure10% weight
- 9/10
- Future Transformation6% weight
- 4/10
Avg Ann. of +1.82% — near-median performance within its 2022-era cohort (45th percentile).
2 primary schools within 1km (nearest: METHODIST GIRLS' SCHOOL (PRIMARY) at 0.51km). Exceptional school catchment — strong appeal for families with young children.
171 units — boutique development. Lower transaction frequency and limited shared facilities.
250m from King Albert Park Mrt Stn (DT6) — direct, walk-in MRT access. Strong commuter appeal.
Rental yield of 3.56% — above-average income return.
99YR tenure — about 91 years remaining — no near-term decay concern.
Limited future-catalyst exposure — nearest is Beauty World integrated transport hub at 0.74km, 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
Mayfair Modern scores 6.76 out of 10 on the TRIBE Resale Project Scorecard, Grade A, ranking 496th of 2,357 resale condos scored in Singapore and 25th of 74 in District 21 (Clementi Park, Upper Bukit Timah). Its strongest factors are Primary School Effect (9/10) and MRT Proximity (9/10); its weakest is Future Transformation (4/10). Strong project with clear strengths. Standout strengths: schools, MRT access. Key weaknesses: future transformation.
See all 74 scored condos in District 21 (Clementi Park, Upper Bukit Timah) →
RPS · Resale Project Scorecard
Recent resale transactions at Mayfair Modern
12 months to September 2026 (Oct 2025 – Sep 2026): 10 resale transactions, median $2,241 psf, median price $1.82M. Median PSF is up 8.9% on the previous 12 months (Oct 2024 – Sep 2025, $2,058 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 2 | $2,096 psf | $1.75M |
| Jan–Mar 2026 | 2 | $2,446 psf | $2.45M |
| Apr–Jun 2026 | 4 | $2,241 psf | $1.81M |
| Jul–Sep 2026 | 2 | $2,326 psf | $1.93M |
| 12-month total | 10 | $2,241 psf | $1.82M |
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.
Mayfair Modern: frequently asked questions
Answers generated from the scorecard data — RPS rank 496th of 2,357, scores updated September 2026.
- Is Mayfair Modern a good buy in 2026?
- Mayfair Modern scores 6.76/10 on the TRIBE Resale Project Scorecard (Grade A), which places it 496th of 2,357 Singapore resale condos and 25th of 74 in District 21 (Clementi Park, Upper Bukit Timah). Strong project with clear strengths. Standout strengths: schools, MRT access. Key weaknesses: future transformation. 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 Mayfair Modern?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 10 resale transactions at Mayfair Modern, at a median of $2,241 psf and a median price of $1.82M (range $1,999 psf to $2,490 psf). The median PSF is up 8.9% on the previous 12 months (Oct 2024 – Sep 2025, $2,058 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Mayfair Modern from the nearest MRT station?
- Mayfair Modern is about 250m 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 Mayfair Modern compare with The Cascadia?
- The Cascadia is the project scored next to Mayfair Modern on the District 21 ranking: 6.78 (Grade A) against Mayfair Modern's 6.76 (Grade A). Mayfair Modern scores higher on Rental Yield (6 vs 3) and Primary School Effect (9 vs 7); The Cascadia scores higher on Project Size (5 vs 10) and Tenure (9 vs 10).
- Which primary schools are within 1km of Mayfair Modern?
- 2 primary schools are within 1km of Mayfair Modern: Methodist Girls' School (Primary), PEI HWA Presbyterian Primary School. 2 primary schools within 1km (nearest: METHODIST GIRLS' SCHOOL (PRIMARY) at 0.51km). Exceptional school catchment — strong appeal for families with young children. Mayfair Modern 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 Mayfair Modern, and how big is the project?
- Mayfair Modern is 99-year leasehold, completed in 2022, has 171 units, developed by GuocoLand. 99YR tenure — about 91 years remaining — no near-term decay concern. 171 units — boutique development. Lower transaction frequency and limited shared facilities. Tenure carries 10% of the RPS score and Project Size 16%.
Scored either side of Mayfair Modern 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.
- The CascadiaA6.78
- Royal CourtA6.72
- Beauty World PlazaA6.78
- Casa EsperanzaA6.64
- High Oak CondoA6.79
- Hillview GreenA6.62
See all 74 scored projects in Clementi Park, Upper Bukit Timah →
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