District 21 · Bukit Timah · RCR
Mayfair Modern
Rifle Range Road · Condominium · 99 yrs lease commencing from 2018
Current PSF
$2,228
+25.4% vs district median
Gross yield
3.2%
median rent $4,100/mo
3-year gain
0.8%
Transactions · 5y
84
9 in last 12 months
Nearest MRT
King Albert Park Mrt Station · 219.865m
DTL
Future MRT
King Albert Park Mrt Station
CRL · 2032
Vs local HDB
+170% 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
-2.3%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
8%
PSF dispersion within project
The neighbourhood
P1 ring
Methodist Girls' School (Primary) 533m · Phase 2C 1.7× balloted · Pei Hwa Presbyterian Primary School 618m · Phase 2C 2.0× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Food
Bukit Timah Market · 643m - 2 hawker centres within 1km
Green
Hua Guan Crescent Pg · 370m - 5 parks within 1km
Mall
Bukit Timah Shopping Centre (Car Park Entrance) · 896m
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 20251,309m 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 $2,084 psf (28 sales). At today’s $2,228 psf, they are up 7% on paper.
Price trend average PSF by year
2021
$2,084
2022
$2,175
+4.4%
2023
$2,258
+3.8%
2024
$2,251
-0.3%
2025
$2,118
-5.9%
2026
$2,277
+7.5%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $3,500/mo | $6.36 | 3.4% | 76 |
| 2BR | $4,500/mo | $6.00 | 3.2% | 63 |
| 3BR | $5,800/mo | $6.11 | 3.3% | 21 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| May 2026 | $1,700,000 | 850 | $1,999 | 06-10 |
| Apr 2026 | $1,830,000 | 807 | $2,267 | 06-10 |
| Apr 2026 | $1,800,000 | 807 | $2,230 | 01-05 |
| Mar 2026 | $2,600,000 | 1,044 | $2,490 | 06-10 |
| Feb 2026 | $2,300,000 | 958 | $2,401 | 01-05 |
| Nov 2025 | $2,420,000 | 1,141 | $2,121 | 06-10 |
| Oct 2025 | $1,070,000 | 517 | $2,071 | 06-10 |
| Aug 2025 | $2,550,000 | 1,044 | $2,442 | 01-05 |
| Aug 2025 | $1,620,000 | 797 | $2,034 | 06-10 |
| Jul 2025 | $1,418,000 | 689 | $2,058 | 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 Modern actually sell for - this project trades at 2.6× the nearest block’s PSF.