Mayfair Gardens
Overview & Key Facts
Mayfair Gardens is a 215-unit condominium developed by Oxley Holdings Limited at 8 Rifle Range Road in the coveted Bukit Timah corridor of District 21. Completed in 2022 on a fresh 99-year lease from 2017, the development emerged from the collective sale of the original Mayfair Gardens estate, which Oxley acquired for $311 million in late 2017. The site was subsequently split into two distinct projects — this Mayfair Gardens and the adjacent Mayfair Modern — each with its own design identity and separate access points.
Designed by DP Architects, Mayfair Gardens draws its aesthetic inspiration from Georgian architecture — a deliberate departure from the glass-and-concrete minimalism that dominates Singapore’s condominium landscape. The result is a development with distinctive facade detailing, arched windows, and a sense of character that sets it apart on the Bukit Timah streetscape. Oxley’s CEO described this as the firm’s signature project, and the architectural ambition is evident in the finished product.
At approximately $1,900 psf, Mayfair Gardens occupies the premium end of the District 21 leasehold market, competing for attention against freehold neighbours that have traditionally dominated the Bukit Timah conversation. The fresh 99-year lease from 2017 provides approximately 90 years of remaining tenure — a comfortable position for CPF, financing, and long-term holding. For buyers who value design distinction, Bukit Timah’s school ecosystem, and Downtown Line connectivity, Mayfair Gardens presents a proposition that few OCR developments can match.
Location & Connectivity
Mayfair Gardens sits on Rifle Range Road, a quiet cul-de-sac branching off the Bukit Timah Road–Dunearn Road junction. The location delivers the best of both worlds: residential seclusion away from major traffic corridors, yet proximity to the Bukit Timah amenity spine that runs from King Albert Park to Beauty World. King Albert Park MRT on the Downtown Line is approximately 300 m away — a 4-minute walk that makes this one of the most MRT-accessible developments in the Bukit Timah belt.
The Bukit Timah amenity ecosystem is comprehensive. The Bukit Timah Shopping Centre, Beauty World Centre, and the upcoming Beauty World integrated development provide retail, dining, and daily necessities. The Bukit Timah Market and Food Centre — one of Singapore’s most popular hawker centres — is a short drive away. For nature enthusiasts, the Bukit Timah Nature Reserve and the Rail Corridor are within walking distance, offering some of the most accessible greenery in urban Singapore.
The Downtown Line connectivity is the transport backbone. From King Albert Park, residents reach Botanic Gardens in 3 stops, Newton in 5 stops, and Bugis in 9 stops — making CBD commutes approximately 25 minutes door-to-door. For drivers, the PIE and BKE are accessible via Bukit Timah Road, though the Dunearn Road junction can experience congestion during peak hours. Weekend drives to Orchard Road take roughly 10 minutes off-peak.
Schools & Education
1 primary school within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Anglo-Chinese Junior College | jc | Within 1 km |
| Ngee Ann Polytechnic | tertiary | Within 1 km |
| Henry Park Primary School | primary | Within 1 km |
| Australian International School | international | ~1.1 km |
| Singapore University of Social Sciences | tertiary | ~1.2 km |
| Hwa Chong International School | international | ~1.9 km |
| Hwa Chong Institution | secondary | ~1.9 km |
| Hwa Chong Institution (JC) | jc | ~1.9 km |
Facilities
For a 215-unit development, Mayfair Gardens delivers a well-curated facilities package rather than an exhaustive one. The swimming pool is the social centrepiece, complemented by a jacuzzi, poolside deck, and a children’s wading pool. A gymnasium, BBQ pavilions, and function rooms cover the communal basics. The ground-floor units with 4.6 m ceiling heights enjoy direct pool or garden access — a premium feature that commands a meaningful price differential on the resale market. Penthouses top the development with 4.4 m ceilings, creating genuinely voluminous living spaces.
“The Georgian-inspired design really does set it apart from the typical new launch. Walking into the development feels different — more like a boutique hotel than a mass-market condo. The facilities are not sprawling, but they are well-maintained and never crowded given the small unit count.”
— Owner review, PropertyGuru (2024)
The relatively modest unit count of 215 means that facilities are rarely overcrowded — a practical advantage over mega-developments with 500+ units sharing the same pool and gym. The landscaping by Ong & Ong carries through the Georgian theme with formal garden elements that complement the architectural language. 24-hour security with card-access lobbies provides standard condominium security. Maintenance is handled competently, though the MCST fees are at the higher end for a development of this size, reflecting the premium finishes and smaller cost-sharing base.
Unit Sizes & Layout
Mayfair Gardens comprises 215 units distributed across one-bedroom (89 units), two-bedroom (72 units), three-bedroom (26 units), and four-bedroom (8 units) configurations. The unit mix skews heavily toward smaller formats, with 1- and 2-bedders accounting for 75% of total units — a deliberate sizing strategy that targets singles, couples, and small families in the Bukit Timah catchment. The three- and four-bedroom units are scarce and command a premium for buyers seeking family-sized living in this location.
The layouts reflect DP Architects’ attention to efficiency: regular room shapes, minimal corridor waste, and well-proportioned bedrooms relative to living areas. The Georgian architectural theme extends to interior detailing with thoughtful touches that distinguish the finishes from typical developer-grade fittings. Kitchens are enclosed in the larger units — a practical choice that Bukit Timah families tend to prefer. Balconies are modestly sized but functional, and most stacks benefit from the development’s relatively low-density site plan, which provides adequate building separation and natural ventilation.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 28 | $2,031 | $1,153,309 |
| 2 BR | 40 | $2,082 | $1,664,251 |
| 3 BR | 12 | $2,104 | $2,340,989 |
| 4 BR | 4 | $2,029 | $3,402,750 |
Pricing & Market Position
Based on 84 recorded transactions, sale prices range from $1,015,740 to $3,610,000, averaging $1,673,400 (~$2,144 psf).
Rents range from $2,900 to $8,300 per month across 241 rental transactions. Current rental yield sits at approximately 3.1%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 8.6% (from $1,998 to $2,170 psf).
Neighbourhood Comparison
Mayfair Gardens competes most directly with its sibling development Mayfair Modern (2022, 99yr, ~$1,850 psf) on the adjacent plot, and with Daintree Residence (2022, 99yr, ~$2,040 psf) further along Toh Tuck Road. Mayfair Modern offers a contemporary aesthetic that contrasts with Mayfair Gardens’ Georgian theme — buyers typically have a strong preference for one over the other. Daintree Residence trades architectural character for a nature-themed design and the largest rooftop communal spaces in the area, at a 7% PSF premium. All three developments share similar DTL connectivity and school catchment advantages.
Against the freehold alternatives, Signature Park (1998, FH, ~$1,600 psf) on Toh Tuck Road offers perpetual tenure at a lower PSF but with significantly older facilities and layouts. The Nexus (2014, FH, ~$1,800 psf) provides a more modern freehold option but lacks the DTL proximity. For buyers who specifically want a fresh-lease, architecturally distinctive development within walking distance of King Albert Park MRT and the Bukit Timah school cluster, Mayfair Gardens occupies a narrow but well-defined niche that has limited direct competition.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| MAYFAIR GARDENS | 99 yrs lease commencing from 2018 | 2021 | 215 | $2,144 |
| THE RESERVE RESIDENCES | 99 yrs lease commencing from 2021 | 2023 | 892 | $2,494 |
| NAVA GROVE | 99 yrs lease commencing from 2024 | 2024 | 552 | $2,489 |
| PINETREE HILL | 99 yrs lease commencing from 2022 | 2023 | 520 | $2,486 |
| KI RESIDENCES AT BROOKVALE | 999 yrs lease commencing from 1885 | 2021 | 660 | $1,955 |
| FORETT@BUKIT TIMAH | Freehold | 2021 | 633 | $2,130 |
Lease Decay Analysis
The 99-year lease runs from 2018, meaning approximately 8 years have already been consumed. Roughly 91 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~91 years | Full bank financing available |
| 2048 | ~69 years | CPF usage still unrestricted for most buyers |
| 2057 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2077 | ~39 years | Significant financing restrictions for next buyer |
| 2117 | Expiry | Lease reverts to state |
For a buyer purchasing today with a 10-year horizon (exit around 2036), the lease situation is essentially a non-issue — you’d be selling a property with ~81 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates MAYFAIR GARDENS across multiple dimensions.
What Residents Say
“The location is hard to beat in Bukit Timah — 4 minutes to King Albert Park MRT and surrounded by top schools. The development feels premium without being pretentious. We specifically chose this over older freehold options because of the modern layout and fresh lease.”
— Owner review, StackedHomes (2024)
“Design is beautiful and distinctive. However, the unit sizes are on the compact side for the price point. Our 2-bedroom feels adequate for a couple but would be tight with a child. The 1-bedders are really more suited to singles or investment.”
— Resident review, 99.co (2024)
“MCST fees are higher than expected for a 215-unit development. The pool is nice but small. If you’re coming from a larger development with resort-scale facilities, you’ll need to adjust expectations. What you get instead is a quiet, well-designed home in a great location.”
— Owner feedback, PropertyGuru (2023)
Strengths & Weaknesses
- Distinctive Georgian architecture — stands out from typical new launches
- King Albert Park MRT (DTL) just 300m / 4-minute walk
- Elite school cluster: MGS, Pei Hwa, Nanyang, Hwa Chong, NJC all within 2km
- Fresh 99-year lease from 2017 (~90 years remaining)
- Ground-floor units with exceptional 4.6m ceiling heights
- Boutique 215-unit development — facilities never overcrowded
- Quality finishes from Oxley Holdings flagship project
- Bukit Timah Nature Reserve and Rail Corridor within walking distance
- Strong resale demand driven by school catchment premium
- Unit mix skews small — 75% are 1- and 2-bedders
- At ~$1,900 psf, competes with freehold alternatives in same district
- Pool and facilities modest for a premium-priced development
- Higher-than-average MCST fees due to small unit count cost sharing
- Dunearn Road junction congestion during peak hours
- Georgian design is polarising — not universally appealing
- Limited 3- and 4-bedroom supply for larger families
- Bukit Timah premium may limit rental yield percentage
Verdict
Mayfair Gardens represents Oxley Holdings’ best work in the Bukit Timah corridor — a development where the architectural ambition, locational fundamentals, and target market alignment come together cohesively. The Georgian design language may not appeal to every buyer, but for those who appreciate character over convention, this is one of the few new-generation condominiums in Singapore that offers a genuinely distinctive aesthetic identity.
The value proposition requires nuanced assessment. At approximately $1,900 psf on a 99-year lease, Mayfair Gardens competes directly with freehold developments in the same district that offer perpetual tenure at comparable or marginally higher PSF pricing. The counter-argument is the fresh lease (90 years remaining), modern build quality, and DTL connectivity that older freehold developments lack. For buyers who plan a 15–20 year holding period, the lease differential is largely academic. For multigenerational wealth preservation, the freehold neighbours may hold stronger appeal.
The school ecosystem is the development’s structural moat. The concentration of elite primary and secondary schools within the 1–2 km radius creates persistent demand from families willing to pay a location premium for balloting advantage. This underpins both resale values and rental demand. For investors, the rental yield is moderate at the Bukit Timah premium pricing, but tenant quality tends to be high — professional families with stable income profiles. Mayfair Gardens is best suited to buyers who value design, schools, and neighbourhood character over pure PSF metrics.