The Mayfair

Overview & Key Facts

The Mayfair is a 452-unit condominium developed by Keppel Land International Ltd, one of Singapore’s most respected property developers, located at 1–9 Jurong East Street 32 in District 22. Completed in 2000 on a 99-year lease from 1996 (approximately 69 years remaining), the development comprises five 20-storey blocks set across beautifully landscaped grounds that have earned consistent praise from residents for over two decades.

The Mayfair was a flagship Keppel Land project of its era, and the developer’s quality commitment is evident in both the build standard and the ambitious facilities package. The estate features three swimming pools, a private bowling alley (a rarity in Singapore condominiums), a golf driving range, a tennis court, and a clubhouse with a fully-equipped gymnasium and steam rooms. The outdoor landscaping includes natural water features with waterfalls, reflecting pools, and a children’s water playground — amenities that established The Mayfair as a resort-calibre development in a district better known for practical HDB living than luxury private estates.

At approximately $1,240 psf on average, The Mayfair offers solid value in the Jurong East corridor, trading at a meaningful discount to newer developments while delivering a facilities package and build quality that many newer condos struggle to match. The development is strategically positioned to benefit from the government’s long-term vision for the Jurong Lake District as Singapore’s second CBD — a narrative that adds speculative upside to an already functional family home.

Location & Connectivity

The Mayfair sits in the Jurong East residential zone, a neighbourhood that is transitioning from a mature suburban town into the gateway to the planned Jurong Lake District — Singapore’s designated second Central Business District. While this transformation is still in its early stages, the planning intent is clear: the URA Master Plan envisions Jurong Lake District as a major mixed-use hub with lakeside living, office towers, retail, entertainment, and enhanced transport connectivity that will eventually rival the existing CBD in Raffles Place.

The immediate amenity landscape is anchored by the Jurong East commercial cluster. JEM, Westgate, and IMM are all within a short drive or bus ride, collectively offering over 800 retail and F&B outlets, cinemas, a public library (Jurong Regional Library, one of Singapore’s largest), and comprehensive grocery options including a Giant Hypermart and FairPrice Finest. JCube, currently being redeveloped, will add further commercial capacity to the cluster.

For families, the school catchment includes Jurong Primary School and Fuhua Primary School within 1 km, with the Canadian International School (Lakeside Campus) also nearby for expatriate families. The proximity to Jurong Lake Gardens — a 90-hectare national garden that incorporates the former Japanese and Chinese Gardens — provides a significant recreational amenity for residents of all ages. The lakeside setting is a genuine lifestyle asset that distinguishes the Jurong East corridor from more densely built-up suburban towns.

Schools & Education

7 primary schools within the 1 km Priority Phase balloting radius.

Facilities

The Mayfair’s facilities package is arguably its strongest selling point and one of the most comprehensive available among condominiums of any era in the Jurong East corridor. The headline amenity is a private bowling alley within the clubhouse — a genuinely rare feature in Singapore condominiums that gives the development a distinctive recreational identity. Complementing this are three swimming pools (including a children’s water playground), a golf driving range, a tennis court, a basketball court, an outdoor jacuzzi, and a clubhouse with a fully-equipped gymnasium and steam rooms.

“The facilities here are exceptional for a condo of any age. We have a bowling alley — how many condos can say that? The golf driving range is great for practice, and the three pools mean there is always space even on weekends. The grounds are beautiful with the waterfalls and reflecting pools. Security is very friendly and the estate feels safe. After 20 years, the management has kept things in great shape. It is a wonderful condominium.”

— Long-term resident, four-bedroom unit (Singapore Expats)

The outdoor landscaping is a standout feature. Natural water features including tranquil waterfalls, reflecting pools, and cascading water elements are woven through the grounds, creating an estate ambience that is closer to a resort than a suburban condo. The underground parking design frees the ground level for children’s play and recreational use, which residents with families consistently appreciate. The MCST has maintained the estate well, with regular repainting programmes and facility upkeep that have preserved The Mayfair’s presentation over its 26-year lifespan. The Keppel Land build quality provides a solid foundation, and the overall maintenance standard reflects a management corporation that takes pride in the estate.

Unit Sizes & Layout

The Mayfair offers a range of unit types across its 452 apartments, including one-bedroom (635 sqft), two-bedroom (893–1,055 sqft), three-bedroom (1,163–1,227 sqft), and four-bedroom (1,356–1,389 sqft) configurations, with penthouse variants on higher floors. The unit sizes are notably generous by current standards — a three-bedroom at 1,200+ sqft provides the kind of spacious family living that modern new launches typically reserve for four-bedroom configurations.

The Keppel Land build quality is evident in the unit construction: solid walls, good soundproofing between units, and a structural integrity that has held up well over 26 years. Original fittings will need updating for most resale purchases — kitchens, bathrooms, and flooring from 2000 are due for renovation. Budget $70,000–$120,000 depending on unit size and scope. However, the room proportions, ceiling heights, and structural layout give renovators excellent material to work with. Some units have already been comprehensively renovated by previous owners and are available in move-in condition at appropriate premiums. The enclosed kitchen format is standard across configurations, suiting the cooking-intensive lifestyle of the predominantly Singaporean resident base.

Pricing & Market Position

Across 82 recorded transactions (all-time), sale prices range from $642,000 to $1,698,000, averaging $1,224,501.

Over the last 12 months, transactions averaged $1,218 psf.

Rents range from $1,800 to $6,000 per month across 495 rental transactions. Current rental yield sits at approximately 3.7%.

Rental Yield by Bedroom Type

Blended yield hides the spread between unit sizes — smaller units at THE MAYFAIR 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 29.4% (from $932 to $1,207 psf).

Neighbourhood Comparison

The Mayfair ($1,240 psf, 99-year from 1996, ~69 years remaining) occupies a distinctive position in the Jurong East corridor thanks to its exceptional facilities package and Keppel Land pedigree. The most direct newer alternative is J Gateway ($1,680 psf, 99-year from 2013), the integrated development directly above Jurong East MRT. J Gateway commands a 35% PSF premium through newer construction, direct MRT integration, and substantially more lease runway (86 years). However, J Gateway’s compact unit sizes (most under 900 sqft for two-bedrooms) and higher density (738 units) contrast sharply with The Mayfair’s spacious layouts and resort-style estate character.

Lake Grande ($1,550 psf, 99-year from 2016) near Lakeside MRT is the lake-view alternative with newer finishes and 89 years of lease remaining. Its proximity to Jurong Lake Gardens and modern amenities make it the natural upgrade path for buyers who want the lakeside lifestyle without The Mayfair’s lease constraints. At a 25% PSF premium, Lake Grande offers a cleaner financial profile but smaller units and a less distinctive facilities package.

For pure value, Parc Oasis ($1,100 psf, 99-year from 1993) nearby represents a similar vintage at a lower entry point, though with more advanced lease depletion (~66 years). Parc Oasis is a large estate with decent facilities but lacks The Mayfair’s headline amenities (bowling alley, golf range) and Keppel Land build quality. Between the two, The Mayfair justifies its premium through superior facilities and construction, while Parc Oasis wins on absolute affordability.

Lease Decay Analysis

The 99-year lease runs from 1996, meaning approximately 30 years have already been consumed. Roughly 69 years remain — still comfortably within the range where most banks will offer full financing without restrictions.

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 ~59 years remaining, which is still very bankable. The risk profile changes for longer holds.

ShiokNest Scores

Our proprietary scoring system evaluates THE MAYFAIR across multiple dimensions.

What Residents Say

“We have been here since 2005 and have no plans to move. The facilities are genuinely exceptional — our kids practically grew up in the swimming pools and bowling alley. The estate is going through maintenance painting work now, which shows the management cares about upkeep. The grounds with the waterfalls and reflecting pools are beautiful. High-floor views of Jurong Lake are lovely. The Jurong Lake District development will hopefully uplift the area further.”

— Owner-occupier, four-bedroom unit, since 2005 (PropertyGuru)

“Good location, 10-minute walk to MRT. Nice condo with a big pool, gym, playground, and security is very friendly. Good outdoors area for sitting. The bowling alley is a fun feature that we use regularly with the kids. Ample parking space. The only concern is the lease — at about 69 years remaining, we need to think about CPF implications when we eventually sell.”

— Owner-occupier, three-bedroom unit, since 2018 (Singapore Expats)

“Private lifts, peaceful and a great atmosphere. Great view of the city from the high-rise apartments. A wonderful condominium with resort-style grounds. The gym has been kept up well and the pool areas are properly maintained. My main gripe is that getting to the city by MRT takes a while — about 30 minutes to City Hall. But for those of us who work in the western corridor, the location is very convenient.”

— Tenant, three-bedroom unit (Singapore Expats)

Strengths & Weaknesses

Verdict

The Mayfair is one of the western corridor’s best-kept secrets: a resort-quality development with exceptional facilities (bowling alley, golf driving range, three pools), Keppel Land build quality, and a location that stands to benefit from the Jurong Lake District transformation — all available at $1,240 psf. The Chinese Garden MRT access (340 m) provides genuine daily convenience, and the proximity to JEM, Westgate, and the 90-hectare Jurong Lake Gardens means residents want for little in terms of retail, dining, and recreational amenities.

The lease is the critical consideration. At approximately 69 years remaining, The Mayfair has already dipped below the CPF 75-year threshold, imposing pro-rated restrictions on CPF withdrawals that narrow the buyer pool. Banks may also cap loan tenures relative to the remaining lease. This financial reality constrains capital appreciation and resale liquidity, even as the Jurong Lake District narrative promises future neighbourhood uplift. Buyers must be comfortable with the lease trajectory and its implications for exit pricing, particularly if planning to hold for 10+ years.

For families who want generous space, outstanding facilities, and a well-maintained estate in a convenient western location — and who can navigate the CPF financing constraints or are comfortable with a cash-heavier purchase — The Mayfair offers a living experience that punches well above its price point. The bowling alley alone is a conversation piece. For investors, the yield story is decent in the near term, but the lease arithmetic argues for a shorter holding horizon. Buy it for the lifestyle and the neighbourhood potential, with clear-eyed awareness of the lease clock.