Resale Project Scorecard
The Mayfair
D22 · Boon Lay, Jurong, Tuas · 99-year leasehold · completed 2000 · 452 units
Grade A, 7.06 out of 10, the 17th highest score among 22 resale condos in District 22.
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
- 69 yrs
- Resales, 12 months to Oct 2026
- 12
- To Chinese Garden MRT
- 320 m
3D model: block outlines © OpenStreetMap contributors, roof heights from OneMap 3D (SLA)
The Mayfair Score
- A
- Grade
- Score out of 10
- 7.06
- Highest score among 22 resale condos in District 22
- 17th
Strong project with clear strengths. Standout strengths: schools, MRT access. Key weaknesses: capital appreciation.
Project's Historical Performance25%4/10
Avg Ann. of +3.02% — below-median performance vs same-vintage peers (31st percentile of 2000-era cohort).
The district median is 7/10.
Primary School Effect20%10/10
5 primary schools within 1km (nearest: Jurong Primary School at 0.20km). Exceptional school catchment — strong appeal for families with young children.
The district median is 10/10.
- Jurong Primary School
- Princess Elizabeth Primary School
- Yuhua Primary School
- Pioneer Primary School
- Fuhua 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%8/10
452 units — good project size supporting active resale market and adequate facilities.
The district median is 8/10.
MRT Proximity13%9/10
320 m from Chinese Garden MRT (EW25) — direct, walk-in MRT access. Strong commuter appeal.
The district median is 8/10.
Rental Yield10%7/10
Rental yield of 3.72% — strong income return.
The district median is 5.5/10.
Tenure10%5/10
99YR tenure — about 69 years remaining; some long-term decay exposure but not imminent.
The district median is 7/10.
Future Transformation6%7/10
Strong future-catalyst exposure — closest driver: Hong Kah MRT (JS4, JRL1) at 1.80km. Well positioned for the URA DMP2025 / LTA upcoming-MRT pipeline; expect tangible neighbourhood-level upside.
The district median is 7.5/10.
Scores updated October 2026. On the map →
Why The Mayfair scores 7.06
The Mayfair scores 7.06 out of 10 on the TRIBE Resale Project Scorecard, Grade A, ranking 359th of 2,350 resale condos scored in Singapore and 17th of 22 in District 22 (Boon Lay, Jurong, Tuas). Its strongest factors are Primary School Effect (10/10) and MRT Proximity (9/10); its weakest is Project's Historical Performance (4/10).
| Factor | This condoThe Mayfair | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 4/10 | 7/10 | −0.75 | 0% of district |
| Primary School Effect20% | 10/10 | 10/10 | ±0.00 | 48% of district |
| Project Size16% | 8/10 | 8/10 | ±0.00 | 14% of district |
| MRT Proximity13% | 9/10 | 8/10 | +0.13 | 57% of district |
| Rental Yield10% | 7/10 | 5.5/10 | +0.15 | 71% of district |
| Tenure10% | 5/10 | 7/10 | −0.20 | 19% of district |
| Future Transformation6% | 7/10 | 7.5/10 | −0.03 | 33% of district |
Medians are across the 22 scored resale projects in District 22 (Boon Lay, Jurong, Tuas). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between The Mayfair and a median-profile project (7.77). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
The Mayfair Prices
By unit type at The Mayfair
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 3-bedroom1,184 sq ft | 1,184 sq ft | $1.36M to $1.58M | $1,224 psf | 10 |
Past transactions at The Mayfair
12 resales, Nov 2025 to Oct 2026 · median $1,220 psf · $890,000 to $1,585,000 · 5 of the 5 with a purchase on record sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 21 Sep 2026 | 3 Jurong East Street 32 | 9 | #09-03033BR · Blk 3 | 3BR | 1,163 | $1,221 | $1,420,000 | Resale |
| 9 Jun 2026 | 1 Jurong East Street 32 | 6 | #06-05053BR · Blk 1 | 3BR | 1,163 | $1,170 | $1,360,000 | Resale |
| 22 May 2026 | 3 Jurong East Street 32 | 9 | #09-02023BR · Blk 3 | 3BR | 1,163 | $1,260 | $1,465,000 | Resale |
| 22 May 2026 | 5 Jurong East Street 32 | 18 | #18-08081BR · Blk 5 | 1BR | 754 | $1,181 | $890,000 | Resale |
| 21 May 2026 | 7 Jurong East Street 32 | 5 | #05-08083BR · Blk 7 | 3BR | 1,184 | $1,229 | $1,455,000 | Resale |
| 23 Feb 2026 | 3 Jurong East Street 32 | 3 | #03-04043BR · Blk 3 | 3BR | 1,173 | $1,210 | $1,420,000 | Resale |
| 5 Feb 2026 | 7 Jurong East Street 32 | 17 | #17-06063BR · Blk 7 | 3BR | 1,206 | $1,261 | $1,520,000 | Resale |
| 2 Feb 2026 | 7 Jurong East Street 32 | 6 | #06-07073BR · Blk 7 | 3BR | 1,195 | $1,143 | $1,366,000 | Resale |
| 9 Jan 2026 | 7 Jurong East Street 32 | 11 | #11-01013BR · Blk 7 | 3BR | 1,184 | $1,199 | $1,420,000 | Resale |
| 18 Dec 2025 | 7 Jurong East Street 32 | 4 | #04-06063BR · Blk 7 | 3BR | 1,206 | $1,219 | $1,470,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D22 |
|---|---|---|---|
| Nov 2025 | 1 | — | $1,495 psf |
| Dec 2025 | 2 | $1,256 psf | $1,502 psf |
| Jan 2026 | 1 | — | $1,592 psf |
| Feb 2026 | 3 | $1,210 psf | $1,509 psf |
| Mar 2026 | — | — | $1,602 psf |
| Apr 2026 | — | — | $1,334 psf |
| May 2026 | 3 | $1,229 psf | $1,552 psf |
| Jun 2026 | 1 | — | $1,548 psf |
| Jul 2026 | — | — | $1,548 psf |
| Aug 2026 | — | — | $1,302 psf |
| Sep 2026 | 1 | — | $1,359 psf |
| Oct 2026 | — | — | — |
A month is plotted from two sales up; the district line from ten.
Sellers here made a median +4.3% a year, ranked 10 of 19 in D22 and 176 of 715 condos. See the most profitable condos in D22 →
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
The Mayfair Rent
- Median rent a month
- $3,200 to $4,600
- Gross yield
- 3.8%
- Rental contracts
- 84
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 1-bedroom | $3,200 | $3,000 to $3,400 | — | 9 |
| 2-bedroom | $3,850 | $3,700 to $3,900 | — | 21 |
| 3-bedroom | $4,600 | $4,500 to $4,980 | 3.8% | 54 |
Rental contracts at The Mayfair
85 contracts, Sep 2025 to Aug 2026 · median $4,500 a month · $2,800 to $6,375
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 2BR | 900 to 1,000 sq ft | $3,850 |
| Aug 2026 | 3BR | 1,100 to 1,200 sq ft | $4,300 |
| Aug 2026 | 3BR | 1,200 to 1,300 sq ft | $4,450 |
| Aug 2026 | 3BR | 1,300 to 1,400 sq ft | $4,600 |
| Aug 2026 | 3BR | 1,200 to 1,300 sq ft | $4,700 |
| Aug 2026 | 3BR | 1,100 to 1,200 sq ft | $5,000 |
| Aug 2026 | 3BR | 1,100 to 1,200 sq ft | $5,100 |
| Aug 2026 | 3BR | 1,100 to 1,200 sq ft | $5,500 |
| Aug 2026 | 3BR | 1,100 to 1,200 sq ft | $6,375 |
| Jul 2026 | 1BR | 600 to 700 sq ft | $3,500 |
URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.
The Mayfair By stack
- Highest, stack 07
- $1,232 psf
- Lowest, stack 04
- $1,014 psf
- Stacks with 2+ resales
- 8
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 01 | $1,192 psf | 1,227 sq ft | Levels 2 to 18 | 7 |
| 02 | $1,118 psf | 1,163 sq ft | Levels 9 to 16 | 8 |
| 03 | $1,125 psf | 1,163 sq ft | Levels 3 to 13 | 7 |
| 04 | $1,014 psf | 1,173 sq ft | Levels 3 to 11 | 7 |
| 05 | $1,108 psf | 1,163 sq ft | Levels 2 to 19 | 13 |
| 06 | $1,198 psf | 1,206 sq ft | Levels 4 to 17 | 8 |
| 07 | $1,232 psf | 1,195 sq ft | Levels 6 to 13 | 4 |
| 08 | $1,181 psf | 754 sq ft | Levels 2 to 18 | 7 |
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
The Mayfair Notes
How these numbers are worked out
- Grade A places The Mayfair 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: $1,220 psf at The Mayfair against $1,488 psf across District 22, 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 $1,213 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 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 The Mayfair ranged from $1,143 psf to $1,292 psf: that spread is unit-level variation the score cannot see.
- Historical Performance is a percentile among projects of similar vintage (completed around 2000, 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 Chinese Garden MRT (EW25), 320 m in a straight line. The walking route is usually longer, and bus links are not scored.
- Primary School Effect counts the 5 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 The Mayfair for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.