Mayfair Modern
Rifle Range Road · District 21 · Rest of Central Region (RCR) · 99 yrs lease commencing from 2018
Mayfair Modern is a condominium development in District 21 (RCR). Based on 81 URA-recorded transactions from 2021–2026, its median price is $1,664,700, with prices moving about 1%/yr and a gross rental yield near 3.2%.
The verdict · for an investor
Mayfair Modern · Condominium · District 21 · Leasehold
Mayfair Modern is a mixed picture — a real case, with real caveats.
There's a genuine case here, but weigh the caveats below before you commit — the fundamentals and the record don't all point the same way.
Why it's pushing up
What matters most for you
- Convenient — MRT about 6 min on foot; 5 supermarkets, 4 food & retail spots nearby.
- Rentable — ~3.2% gross yield; transport and schools nearby keep tenants coming.
And what makes it better
- 2-bed, 3-bed, 4-bed have risen since 2022.
- A Primary-1 priority school within 1km — a real family draw.
What's holding it back
- The 1-bed has lagged (−11.2%).
- The market's near the top of its cycle — mind your entry price.
Should I buy?
There's a case — weigh the caveats first.
Rental yield
gross, on this project
Priced vs nearby
mid-priced for the immediate area.
Independent research, not advice. A fair price still isn’t automatically a good buy — the call is always yours.
Pick your exact unit — then check your price
Your unit’s exact size
Every real size that has sold here (URA caveats). Pick yours — or the closest.
What 517 sqft (1-bed) units go for here
The price they’re asking
Type the price they’re quoting — we’ll judge it against what this exact size really sold for. No opinion until you do.
Recent 517 sqft sales
What it rents for — and if that works
The rent you’d get
The price to fight for — and the endgame
No agent, no listing, no one paying us — so we’ll say it plainly, whichever side of the table you’re on, for the size you picked.
If you’re buying
≤ $1.12M
Aim at the middle or below. A patient buyer has been getting closer to $1.08M.
If you’re selling
~$1.17M
List at the top of fair; realistic close is $1.12M–$1.13M unless it’s a high floor.
Why no rush either way: Seller’s Stamp Duty means a buyer can’t sell penalty-free for ~4 years — so you’re holding regardless. That’s your leverage to negotiate down now, not overpay.
The reality check — does the gain even make sense?
Our blunt read: ~$117k over 10 years at this project’s own pace. It works — but forward from a cycle top, treat it as a maybe, not a promise. This is our own POV, not a forecast — the pace is the project’s own (~1.0%/yr), and past pace never promises the future.
Built from URA transactions for Mayfair Modern — an opinion to decide and negotiate with, never a valuation and never financial advice.
If you’re buying — the outlook
Mayfair Modern
Rest of Central Region (RCR) · District 21 · ~$2,267 psf · 3.2% yield
Prices are near the top of the cycle, and the government is still cooling it — but cheap loans and steady immigration are holding them up. For Mayfair Modern, its own prices are still climbing. Over a 4-year hold, expect sideways-to-modest — not a big jump.
On balance, the wind is leaning to your favour.
What it means for you: At ~$2,267 psf, Mayfair Modern is priced below similar new projects nearby — good value against its peers. But its own prices have gone flat (~1%/yr over ~5 years). The real watch-out: about 2,311 brand-new units come up for sale in this district by 2026 — direct competition for when you sell. Buying near the top of the cycle just as that lands can cap your gains. So — push hard on price — this is a buyer's situation. If the seller won't move, walk; there's no rush.
The signals behind it
Dots show how much weight each one carries.
Holds prices back
Prices are near the top — up 33% in 5 years, well above the 4.6%/year long-run pace. Less room left to climb.
Supports prices
Mayfair Modern's own prices are still climbing — about +10% in the latest year of sales.
About neutral
The city fringe (RCR) sits in the middle of the three areas on long-run growth.
Holds prices back
The government is still cooling the market — the latest was SSD back to 4 years at 16/12/8/4% (2025). That caps how fast prices can run.
Supports prices
Loan rates are cheap right now (~1.08%) and falling. Easy to carry — which supports prices, but also means more buyers competing with you.
Supports prices
Against salaries, prices aren't expensive by past standards — people can still afford to buy.
Supports prices
Lots of new people keep moving to Singapore (non-residents up ~16% over 5 years) — steady demand for homes and rentals.
Holds prices back
About 2,311 new units are still unsold in this district, with the first big batch finishing around 2026 — plenty of fresh supply that can hold prices and rents back.
Supports prices
New launches in this district are selling well — 5 recent ones are around 99% sold, so buyer demand here is healthy right now.
Holds prices back · small effect
The government keeps releasing a lot of new land (~9,200 units this half-year) — more future supply that can weigh on prices years down the road.
Holds prices back · small effect
Foreign buyers are almost gone since the 60% tax (~1.4% of buyers) — a small drag on the city fringe.
Holds prices back
Rents at Mayfair Modern have slipped ~8% over the last couple of years — weaker support if you rent it out.
Supports prices · small effect
There's more CPF money sitting ready to put toward a home than a few years back — a small support in the background.
Supports prices · small effect
The economy is growing (5% last year) and jobs are steady (1.9% unemployment) — no alarm bells.
Supports prices · small effect
Building costs are high (up ~39% since 2010) and still creeping up — developers can't build cheap, which puts a floor under new-launch prices.
Built from real public data (URA price index back to 1975, plus rates, immigration, rents, the economy). It prepares you — it never promises a price.
How far could it go — and when?
Is the price high? ~$2,267 psf is ~12% below similar nearby projects (~$2,585). good value
(The whole city fringe average is ~$1,830 psf — but that lumps in older stock, so we compare like with like, not against that.)
What’s realistic here? Its own record and its real neighbours — not the market.
Mayfair Modern has grown ~1%/yr over ~5 years. Similar nearby: The Reserve Residences 3.2%, Nava Grove 5.9%, Pinetree Hill 4.3%, Forett@Bukit Timah 1.9%, Verdale 1.1% — a 1.1–5.9%/yr spread (most around 3.2%).
You can’t sell for ~4 years without a penalty. Seller’s Stamp Duty is 16/12/8/4% in years 1–4, then 0% — so the honest question is what happens from year 4 on.
What price per sqft are you hoping to sell at one day?
Our own read, not financial advice. We don’t predict a price — we show what your target would need, and when, against what this project and its real neighbours have actually done.
Median price
$1,664,700
2021–2026 (URA)
Appreciation
1%/yr
median trend
Gross yield
3.2%
~$6.03/psf rent
Lease
~91 yrs left
leasehold
Mayfair Modern median price per sqft, by year
Median PSF of actual URA transactions each year, with year-on-year change.
Does Mayfair Modern fit your budget?
GrowKaki models the real take-home — net of stamp duty, agent fee, mortgage interest and CPF — for the exact unit your budget reaches, then hands you to an agent when you’re ready.
Plan your purchase →Units for sale at Mayfair Modern
Questions people ask about Mayfair Modern
Is Mayfair Modern freehold or leasehold?
Mayfair Modern is on a 99-year lease that began in 2018, so about 91 years remain. It sits in District 21 (Rest of Central Region (RCR)).
How much does Mayfair Modern cost per square foot?
Recent transactions at Mayfair Modern are around $2,267 psf. Across its record, transacted prices range from $1,010,000 to $3,000,000.
Which primary schools are near Mayfair Modern?
Within 1 km (top Primary 1 priority): Pei Hwa Presbyterian Primary School (0.58 km), Methodist Girls' School (primary) (0.58 km). Within 1–2 km: Bukit Timah Primary School. Distances are straight-line — the basis MOE uses for P1 priority.
Which MRT station is nearest Mayfair Modern?
The nearest MRT is King Albert Park MRT, about 330 m away (straight-line).
Has Mayfair Modern gone up in value?
Across 81 URA-recorded transactions (2021–2026), prices at Mayfair Modern have moved about 1% a year on average, with a gross rental yield near 3.2%. That is a past record, not a forecast.
What condos are comparable to Mayfair Modern?
Within a short walk: Mayfair Gardens, Gardenvista, Sherwood Tower, Maple Woods, The Reserve Residences. These are the honest yardstick for its price and growth — closer and more alike than any whole-market average.
Is Mayfair Modern a good buy?
Mayfair Modern sits in Rest of Central Region (RCR). Whether it is right for you depends on your budget, purpose and holding period — GrowKaki models the net take-home after stamp duty, agent fee and CPF. This is independent research, not advice, and a fair price is not automatically a good buy.