Maple Woods

Overview & Key Facts

Maple Woods (commonly written Maplewoods) is a freehold condominium occupying a gargantuan 593,779 square feet of land along Bukit Timah Road in District 21. Developed by Wing Tai Holdings Limited and completed in 1997, the development comprises 697 units in a mid-rise configuration that is almost entirely hidden behind a wall of mature trees. Wing Tai is a large-scale Singapore-listed developer with a portfolio that includes Le Nouvel Ardmore, The Crest, and numerous other premium residential projects.

The sheer size of the site is the first thing that distinguishes Maple Woods. From Bukit Timah Road, the development is barely visible — dense tree cover screens the compound so effectively that many regular commuters are unaware of the estate’s true scale. Inside, the grounds feel more like a private park than a condo compound, with mature trees, landscaped gardens, and a breadth of sporting facilities that most developments cannot accommodate. At an average PSF of approximately $2,213, Maple Woods commands a premium for its freehold tenure, massive green site, and Bukit Timah address — but delivers genuine space and lifestyle in return.

In 2025, Maple Woods made headlines with a record-breaking $2.26 million profit from a single resale transaction, underscoring its position as one of Singapore’s most reliable wealth-building condominiums. The combination of freehold tenure, an irreplaceable site, and the Bukit Timah education belt continues to drive both owner-occupier demand and long-term capital appreciation.

Location & Connectivity

Maple Woods sits in the upper portion of Bukit Timah Road, between King Albert Park MRT and Sixth Avenue MRT, both on the Downtown Line. King Albert Park MRT is on the same side of the road as the condo, and the path to the station is approximately 90% sheltered — a significant practical advantage in Singapore’s climate. The Downtown Line provides direct access to Botanic Gardens, Newton, Bugis, and the Marina Bay area. For drivers, Bukit Timah Road connects to the PIE, BKE, and Dunearn Road, with Orchard Road approximately 10 minutes away and Holland Village about the same.

The immediate surroundings include Sime Darby Centre (retail and dining), The Grandstand (a lifestyle hub with restaurants, Decathlon, and a Cold Storage supermarket), and the Bukit Timah Market and Food Centre. The famed Bukit Timah Nature Reserve is a short drive away, and the rail corridor green space runs nearby for jogging and cycling. Daily amenities are well served without being overwhelming — this is a residential, not commercial, stretch of Bukit Timah Road.

The school catchment is extraordinary. Methodist Girls’ School (Primary) is directly across the road. Pei Hwa Presbyterian Primary, Nanyang Girls’ High School, and Hwa Chong Institution are all within easy reach. This concentration of elite schools drives persistent demand from families willing to pay a premium for the address — a dynamic that provides a structural floor on property values.

Schools & Education

1 primary school within the 1 km Priority Phase balloting radius.

Facilities

Maple Woods is genuinely a sport-lover’s estate. The facilities roster includes four tennis courts, a basketball court, a squash court, a putting practice green, a large swimming pool, a table tennis area, and a well-equipped gymnasium. Beyond sports, the compound houses a minimart, retail shops, a laundry, medical clinics, and a café — a self-contained village that reduces the need to leave the estate for daily errands. Several resident reviews describe Maple Woods as the most facility-rich condo on Bukit Timah Road.

“A cozy environment with beautiful greenery all around the condominium. A very nice freehold property worth buying in Bukit Timah. Quiet and serene neighbourhood.”

— Resident review via PropertyGuru

The scale of the compound means facilities are spread across a generous footprint, giving each amenity space to breathe. The mature trees provide natural shade over many of the outdoor areas, creating comfortable al fresco spaces even in the afternoon heat. The flipside of this scale is that some residents note the walk from certain blocks to the pool or gym can be lengthy. For a 1997 development, the facilities have been well-maintained, though the gym equipment and some communal areas would benefit from modernisation.

Unit Sizes & Layout

Maple Woods offers a range of configurations from 2-bedroom to 4-bedroom apartments and penthouses. The unit sizes are generous by today’s standards — consistent with the larger floor plates typical of late-1990s developments. Layouts are predominantly rectangular with efficient use of space, proper-sized kitchens, and bedrooms that accommodate full-sized furniture. The 3-bedroom and 4-bedroom units are the most sought-after by families, while 2-bedroom units attract investors and smaller households.

With a 1997 completion, units span a wide range of conditions: some have been extensively renovated to contemporary standards, while others retain original finishings. The deep green setting means most stacks enjoy tree-canopy views rather than concrete horizons, which is a genuine lifestyle advantage. However, this density of vegetation also means some lower-floor units experience limited ventilation — a former tenant reported that their unit was stuffy with no wind 90% of the time, even with all windows and doors open.

Pricing & Market Position

Across 71 recorded transactions (all-time), sale prices range from $1,640,000 to $6,200,000, averaging $3,083,799.

Over the last 12 months, transactions averaged $2,207 psf.

Rents range from $2,450 to $15,000 per month across 770 rental transactions. Current rental yield sits at approximately 2.2%.

Rental Yield by Bedroom Type

Blended yield hides the spread between unit sizes — smaller units at MAPLE WOODS typically rent harder per dollar of purchase price. The final column shows monthly rent per $100,000 invested, so unit sizes compare on equal capital:

Price Appreciation

From 2021 to 2026, the average PSF has appreciated by 21.6% (from $1,813 to $2,204 psf).

Neighbourhood Comparison

Within the upper Bukit Timah corridor, Maple Woods competes with The Nexus (freehold, 242 units), Duchess Residences (freehold, 120 units), and the more premium Leedon Residence (freehold, 381 units, $2,600+ PSF). Maple Woods differentiates on site size — its nearly 600,000 sqft of land dwarfs every competitor — and on the breadth of facilities, including four tennis courts and on-site retail that others cannot match. The trade-off versus newer competitors is the 1997 vintage, which means older finishings and infrastructure.

Against the broader Bukit Timah freehold market, Maple Woods occupies a sweet spot: premium enough to attract education-focused families, but not so stratospheric (like Leedon Residence or d’Leedon) that it excludes upper-middle market buyers. The 2.3% yield is at the lower end for the district, which means the investment thesis is purely capital-appreciation driven. For buyers choosing between Maple Woods and newer freehold options like Fourth Avenue Residences or The Linq @ Beauty World, the decision comes down to whether you value a massive green compound with proven appreciation track record over newer finishings and smaller but more modern facilities.

ShiokNest Scores

Our proprietary scoring system evaluates MAPLE WOODS across multiple dimensions.

What Residents Say

“The classiest condo on Bukit Timah Road. Resort-style luxury facilities including a multi-cuisine restaurant, massage parlour, large gym, putting green, and four tennis courts.”

— Resident review via PropertyGuru

“From the moment you step in, the trees are super lush with greenery everywhere. The compound is gargantuan — it feels like a private park, not a condo.”

— Review via Stacked Homes

“Rented for 2 years. The unit was stuffy with no wind 90% of the time, even with all windows and doors open. Mosquitoes and ant problems. Getting out of the condo onto the main road can be a nightmare.”

— Former tenant review via CommercialGuru

Resident sentiment is overwhelmingly positive among owners, who value the greenery, space, and prestige of the Bukit Timah address. The negative feedback concentrates on practical issues: ventilation in certain units, pest management, bus stop congestion during school hours, and traffic difficulties exiting onto Bukit Timah Road. These are the trade-offs of living in a dense green compound on one of Singapore’s busiest school corridors.

Strengths & Weaknesses

Verdict

Maple Woods is one of the most compelling freehold propositions on Bukit Timah Road. The combination of an irreplaceable 593,779 sqft site, permanent freehold tenure, comprehensive sporting facilities, on-site retail, and proximity to the Bukit Timah education belt creates a value proposition that few developments can match. The $2.26 million profit record in 2025 is not an anomaly — it reflects the structural advantages that have driven consistent capital appreciation over decades. At approximately $2,213 PSF average, the absolute quantum runs from roughly $2.2 million to $6.6 million depending on unit type and condition.

The weaknesses are real but manageable. Traffic congestion on Bukit Timah Road during peak school hours is a daily friction point — exiting the condo onto the main road can test patience. The 2.3% rental yield is low even by District 21 standards, reflecting the high capital value rather than weak rental demand. The 1997 vintage means ongoing maintenance investment and occasional building-age issues. Some units suffer from poor ventilation due to the dense tree cover, and residents have noted mosquito and ant problems — the price of living in a genuine green sanctuary.

For families who prioritise elite school proximity, freehold security, and a genuinely park-like living environment, Maple Woods is a top-tier choice on Bukit Timah Road. For investors seeking yield, the numbers are modest — this is a capital-appreciation play, not an income play. The development’s size, tenure, and location make it a virtually irreplaceable asset in Singapore’s land-scarce market.