Mayfair Gardens

Mayfair Gardens is a completed boutique estate sitting five minutes from a station that is halfway through becoming an interchange, and the buyer here pays today’s price for tomorrow’s connectivity. Everything about the product is inspectable rather than rendered, and the pocket around it is protected by its own low-rise character. Below we work through the price record, the ladder, the supply and who it suits.

Mayfair Gardens Prices: The Breakeven and the Band Above It

Start with the land, because it explains the floor. The former Mayfair Gardens estate sold en bloc for $311 million in November 2017, 17.4 percent above the owners’ $265 million reserve, and Oxley added a $52 million lease top-up to the Singapore Land Authority for a fresh 99-year tenure. That works out to a Land Bid of roughly $1,244 psf per plot ratio, with an estimated breakeven near $1,780 psf.

The record to July 2026 reads like this. Across the last sixty caveats units cleared between $1,812 and $2,332 psf at a median around $2,085 psf. Narrow it to the last twelve months and ten caveats sit between $1,949 and $2,322 psf at a median near $2,103 psf, so pricing has held rather than drifted. Set that against the breakeven and the developer’s margin is visible, which is useful context when a seller tells you the floor is fixed.

By format, the recent Mayfair Gardens prints read as follows. A 527 sqft one-bedder went for $1.15m in February 2026, a 764 sqft two-bedder at $1.688m in April 2026 and a 1,130 sqft three-bedder at $2.34m in October 2025. The last four-bedroom print on record is a 1,249 sqft unit at $2.91m back in July 2023, which tells you plainly how rarely the larger formats come up here.

The belt around it frames the level. 8 @ BT and Forett at Bukit Timah price the newer and freehold ends and this estate’s completed resale sits under them. Half a kilometre away, The Reserve Residences brings 732 units for 2027 and will reset what the pocket’s newest stock looks like, while Dunearn House adds 380 units for 2029. Further out, Fourth Avenue Residences completed 476 units in 2022 and the freehold side of the planning area runs through Leedon Green at 638 units and D’Leedon’s 1,703, with Amberwood at Holland joining the set around 2030. One technical note when you compare: Mayfair Gardens was acquired before GFA harmonisation, so its floor areas still count the aircon ledges that newer projects leave out.

Sizing up a unit here? Talk to us before you offer. We’ll set the resale band against the belt’s newer stock, floor by floor, honest advice, no pressure. WhatsApp us.

Mayfair Gardens Floor Plans: Sized for the Corridor’s Tenancy

Run the arithmetic at the recent median of about $2,085 psf and the ladder prices out cleanly. The 495 sqft one-bedder lands just above $1.03m and the largest one-bed-plus-study near $1.57m. The 710 sqft two-bedder sits close to $1.48m with the 904 sqft format around $1.88m, three-bedders run roughly $2.11m to $2.54m across their size range, the four-bedders sit near $2.6m and the largest penthouse arrives around $3.6m. Treat those as arithmetic on the caveat record rather than quotes, because asks move with floor, facing and condition.

The compact-heavy sheet is a deliberate answer to who rents in this corridor. With 175 of 215 homes in the one and two-bedroom band, Mayfair Gardens gives a landlord the stock size the expat and professional tenancy actually takes, rather than four-bedroom inventory that sits empty between families. Asking rents here have run from about $3,700 to $7,300 a month depending on format. The flip side is honest: a large local family will find the choice narrow, with only eight four-bedders in the whole estate.

Beyond the pools and the clubhouse, the grounds carry a Forest Garden, Tree Walk, Herb Garden, Reflexology Path, Garden Lounge, barbecue and dining pavilions and a children’s playground alongside the Level 5 Sky Terrace. For 215 homes that is generous provisioning, and low congestion at the pool on a Saturday is one of the things boutique scale genuinely delivers. The estate’s British-colonial-inspired design nods to the Mayfair Gardens it replaced, which keeps the listings distinct when several similar-vintage projects compete on the same portal page. Maintenance figures are not in our records, so ask the MCST for the live number before you budget.

Is Mayfair Gardens Worth Buying? The Supply Picture

The subzone here is Swiss Club, not the Beauty World core, and it is small: 11 private developments and about 2,091 homes. Two sites are under construction inside it, Dunearn House at 380 units for 2029 and the Dunearn Road parcel at 335 for 2030, which is roughly a third again on top of the existing stock, though both land years out rather than next. The only comparable recent completions are Mayfair Modern at 171 units in 2022 and Mayfair Gardens itself in 2023.

That timing matters more than the totals. Until The Reserve Residences completes in 2027, landlords here are competing mostly with 1990s and 2000s product, and that window is worth pricing while it lasts. Our rental yields guide sets out what the belt has actually returned once fees and vacancy come off, and the eight international campuses inside 2km are the practical engine behind it, because relocation tenancies turn over on school-year cycles rather than market ones.

The demand side is unusual for a mature town and worth naming. Bukit Timah’s HDB pool is 2,554 flats across 27 blocks, 1,983 in the 4-room-and-above band, so there is no large upgrader wave underneath these prices. Buyers arrive from within the district, from the school radii and from the tenant belt, and across the wider planning area of 188 projects and 26,005 homes only 34 projects date from 2016 onwards. The URA Master Plan treats the green network here as the district’s structuring element, servicing the station clusters and keeping the residential pockets between them low.

Liquidity is the honest caveat. Seventy-six caveats have been lodged from August 2021 through July 2026, and the curve tells the story: twelve in 2021, 22 in 2022, 21 in 2023, then eight in 2024, six in 2025 and seven by July 2026. Trading was busiest around completion and has settled into a handful of moves a year, which supports asking prices but gives a seller in a hurry a thinner buyer pool than a 700-unit project offers. Our guide to boutique condos sets out that trade honestly, and our Q2 2026 property market review tracks how the corridor has moved this year, which has been slow, unspectacular firmness rather than spikes.

Who Mayfair Gardens Suits

Mayfair Gardens suits school-radius families working the Methodist Girls’ and Pei Hwa ring, professionals who want the Downtown Line without paying the Beauty World integrated premium, and investors buying the belt’s rail upside at its gentlest entry price. Our Cross Island Line price study tracks how that repricing has played out along the line’s other stations, and our Upper Bukit Timah property guide sets out why the rail build-out has been this district’s main price driver. Our guide to Bukit Timah primary schools covers how competitive each of those ballots has been.

The green side is why many buyers shortlist here at all. The Rail Corridor’s restored spine runs beside the pocket, giving a car-free line for runners and cyclists, with Mayfair Park itself, Hindhede Quarry, Singapore Quarry, Dairy Farm Nature Park, Bukit Batok Nature Park and the Bukit Timah Nature Reserve in the local orbit. Our Rail Corridor condominiums guide covers which projects genuinely front the spine and which only claim to.

Where it does not fit is equally clear. This is a weaker match for large families, with only eight four-bedders and six penthouses in the whole estate, and for two-car households given 177 lots against 215 homes. Rifle Range Road climbs, and that slope is part of the daily walk to and from the station rather than a detail you stop noticing. Buyers who want retail in the basement should look at the integrated stock instead, because that is a different product and this pocket was designed not to be it.

Thinking about Mayfair Gardens? Its completed pricing against the belt’s launches is the value check, and the Cross Island Line’s arrival re-marks the whole pocket at once. Before you commit, speak to us. We’ll go through it with you, honest advice, no pressure. WhatsApp us.