District 21 · Bukit Timah · RCR
Mayfair Gardens
Rifle Range Road · Condominium · 99 yrs lease commencing from 2018
Current PSF
$2,124
+19.6% vs district median
Gross yield
3.4%
median rent $3,800/mo
3-year gain
1.3%
Transactions · 5y
81
10 in last 12 months
Nearest MRT
King Albert Park Mrt Station · 330.4m
DTL
Future MRT
Turf City Mrt Station
CRL · 2032
Vs local HDB
+157% premium
HDB median $826 psf
Area income
$22,500/mo median
residential zone
En-bloc potential23 / 100
8 years old · composite of plot use, age, tenure, value gap & size
Lease decay91 years left
worth 94.8%of freehold today (Bala’s Table) · loses ~3.4pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
-1.6%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
5%
PSF dispersion within project
The neighbourhood
P1 ring
Pei Hwa Presbyterian Primary School 571m · Phase 2C 2.0× balloted · Methodist Girls' School (Primary) 654m · Phase 2C 1.7× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Food
Bukit Timah Market · 573m - 2 hawker centres within 1km
Green
Mayfair Pk · 361m - 5 parks within 1km
Mall
Bukit Timah Shopping Centre (Car Park Entrance) · 790m
Who lives in Bukit Timah
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
Residents
77,860
Median age
43 yrs
46% under 40 · getting older
Children 0–9
8,030
▲ 3% since 2015 · future P1 demand
Household size
3.9 avg
Homes
9% HDB
48% condo · 42% landed
Degree holders
66%
residents 15+
Commute
36% transit
49% drive
45 min+ to work
13%
The neighbourhood, photographed
freely-licensed photographs taken within ~450 m · Wikimedia Commons
Master Plan 20251,320m from Bukit Timah Turf City - 15,000–20,000 new homes announced
What the record shows
The early buyer’s position
Buyers who bought from the developer in 2021 paid an average of $1,998 psf (24 sales). At today’s $2,124 psf, they are up 6% on paper.
Price trend average PSF by year
2021
$1,998
2022
$2,058
+3%
2023
$2,084
+1.3%
2024
$2,167
+4%
2025
$2,108
-2.7%
2026
$2,111
+0.1%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $3,550/mo | $6.45 | 3.6% | 78 |
| 2BR | $4,480/mo | $5.97 | 3.4% | 66 |
| 3BR | $6,200/mo | $5.39 | 3.0% | 16 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jul 2026 | $1,259,000 | 646 | $1,949 | 01-05 |
| Jun 2026 | $1,280,000 | 646 | $1,982 | 01-05 |
| May 2026 | $2,350,000 | 1,012 | $2,323 | 01-05 |
| Apr 2026 | $1,735,000 | 861 | $2,015 | 01-05 |
| Apr 2026 | $1,688,000 | 764 | $2,209 | 01-05 |
| Feb 2026 | $1,620,000 | 764 | $2,120 | 01-05 |
| Feb 2026 | $1,150,000 | 527 | $2,180 | 01-05 |
| Nov 2025 | $1,640,000 | 710 | $2,309 | 01-05 |
| Oct 2025 | $2,340,000 | 1,130 | $2,070 | 01-05 |
| Sept 2025 | $1,168,888 | 560 | $2,088 | 01-05 |
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More in District 21
The HDB blocks next door
The entry point, measured: what the resale flats around Mayfair Gardens actually sell for - this project trades at 2.5× the nearest block’s PSF.