The Mayfair
Seventy years of lease left, a bowling alley in the clubhouse, and a three-bedroom unit that rented for S$4,500 last month — The Mayfair is the kind of OCR condo that doesn’t fit neatly into any single buyer narrative. Developed by Keppel Land’s subsidiary SSL (Jurong East) Pte Ltd and completed in 2000, this 452-unit project on Jurong East Street 32 has quietly ridden every wave of the Jurong corridor story: the original “second CBD” ambitions of the 1990s, the post-2008 pause, and now the most serious iteration of that promise — the Jurong Lake District (JLD) masterplan backed by a first GLS site released in March 2026 (as of 2026-03).
At S$1,240 PSF on average across 2025 transactions, The Mayfair sits well below the S$1,800–S$2,200 PSF that newer OCR launches command in western Singapore. That gap is not a hidden bargain so much as an honest price for a project with 70 years remaining on a 99-year leasehold tenure — a number that already constrains CPF usage and bank financing for some buyer profiles. The question worth asking before viewing: does the JLD tailwind justify buying into an asset whose lease clock is ticking at a pace that will matter to your exit horizon?
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.
| School | Type | Distance |
|---|---|---|
| Rulang Primary School | primary | Within 1 km |
| Institute of Technical Education (College West) | tertiary | Within 1 km |
| Keming Primary School | primary | Within 1 km |
| Lianhua Primary School | primary | Within 1 km |
| Dunearn Secondary School | secondary | Within 1 km |
| Fuhua Primary School | primary | Within 1 km |
| CHIJ Our Lady of the Nativity | primary | Within 1 km |
| Jurong Primary School | primary | Within 1 km |
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.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 5 | $1,139 | $723,400 |
| 2 BR | 8 | $1,055 | $942,875 |
| 3 BR | 59 | $1,072 | $1,274,783 |
| 4 BR | 6 | $1,067 | $1,477,815 |
Pricing & Market Position
Based on 78 recorded transactions, sale prices range from $642,000 to $1,698,000, averaging $1,221,014 (~$1,224 psf).
Rents range from $1,800 to $6,000 per month across 469 rental transactions. Current rental yield sits at approximately 3.7%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 29.1% (from $932 to $1,203 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.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| THE MAYFAIR | 99 yrs lease commencing from 1996 | 2000 | 452 | $1,224 |
| J'DEN | 99 yrs lease commencing from 2023 | 2023 | 368 | $2,475 |
| THE LAKEGARDEN RESIDENCES | 99 yrs lease commencing from 2023 | 2023 | 306 | $2,159 |
| SORA | 99 years leasehold | 2024 | 440 | $2,218 |
| J GATEWAY | 99 yrs lease commencing from 2012 | 2016 | 738 | $1,896 |
| THE LAKESHORE | 99 yrs lease commencing from 2002 | 2007 | 848 | $1,311 |
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.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~69 years | Full bank financing available |
| 2035 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2055 | ~39 years | Significant financing restrictions for next buyer |
| 2095 | 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 ~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)
Location moat: Chinese Garden MRT at the doorstep. The Chinese Garden EW25 station on the East-West Line is approximately 300 metres from The Mayfair — a genuine walk-out-the-gate-and-board distance (as of 2026-05). That puts Jurong East interchange (EW24/NS1/JE1), with its megamall cluster and the upcoming Jurong Gateway Hub, just one stop away. City Hall is reachable in about 35 minutes without a transfer, a commute time that many residents of newer OCR condos priced S$400–S$600 PSF higher cannot match. The Jurong Region Line’s Phase 1 is now expected to open in mid-2028 — delayed roughly six months from the original end-2027 target per LTA updates (as of 2026-03) — which will further expand the MRT network blanketing this part of District 22. Use the commute-time map to compare journey times from Jurong East to various employment nodes against the project’s actual coordinates.
Jurong Lake District as a structural demand floor. The Urban Redevelopment Authority’s JLD masterplan targets 100,000 new jobs and 20,000 new homes in the precinct by 2040–2050. The release of the first of three JLD GLS parcels in March 2026 signals that the long-stalled transformation is moving from concept to construction (as of 2026-03). For a resale condo already in the heart of the district, this is structural rather than speculative: workers who will fill those offices and amenities need to live somewhere, and the EWT corridor from Chinese Garden to Jurong East is the most transit-connected segment of the district. District 22 recorded the highest median capital gain in Singapore in August 2025 at S$663,000 and a 48.5% median unlevered return (as of 2025-08), outperforming the OCR average — a signal that the JLD story is already converting into resale premiums at the top end of the market.
Facilities that exceed the price bracket. The Mayfair’s facilities — three swimming pools, a golf driving range, Jacuzzi, tennis court, private bowling alley, and a fully-equipped gym — were designed for the project’s original launch positioning at a much higher price tier. At current resale PSF (as of 2026-05), buyers access a clubhouse that many mid-market projects do not replicate. This facilities premium is particularly relevant for families and tenants, contributing to the strong rental demand: 266 rental transactions were recorded since 2023, with 3-bedroom units averaging S$4,537 per month and 2-bedroom units S$3,739 per month (as of 2026-05).
Improving PSF trend over five years. Resale PSF has moved from S$932 in 2021 to S$1,192 for 2023–2026 transactions on average, with 2025 recording S$1,240 PSF (as of 2026-05). That is a 33% nominal appreciation across the period — broadly in line with the OCR resale index. The asset has not been left behind as the JLD narrative has gathered momentum. Check live PSF comparables across District 22 to benchmark The Mayfair against current resale inventory at similar or newer lease profiles.
The lease clock is the defining risk. The 99-year lease commenced in 1996, leaving approximately 70 years as of 2026. This is no longer an abstract concern: CPF usage for leasehold properties follows the “remaining lease must cover the youngest buyer to age 95” rule — a 35-year-old buyer today needs a lease of at least 60 years, but a 40-year-old needs 55 years. At 70 years remaining, The Mayfair is still within CPF eligibility for most buyers, but the LTV (loan-to-value) limit may be reduced under MAS Notice 645 (as of 2026-Q1) for properties where the remaining lease at loan maturity falls below 30 years. Buyers should model this against their intended loan tenure using the lease decay calculator before committing. Resale liquidity will narrow as the property ages: institutional investors and many upgraders avoid sub-60-year lease assets, which means the future buyer pool shrinks over time.
No en-bloc premium priced in. With an en-bloc score of 44/100 (as of 2026-05) — below the district average for comparable-age developments — The Mayfair does not carry meaningful collective-sale optionality at current prices. The plot ratio under the 2019 URA Master Plan allows redevelopment, but the project’s land size and current developer sentiment in the Jurong corridor make a near-term en-bloc unlikely without significant site assembly. Buyers who acquired freehold and older leasehold projects in the late 2010s partly on en-bloc expectations should treat The Mayfair as a pure rental-income and capital-appreciation play, not a land-bank bet. See the en-bloc guide for condo owners for the procedural requirements and realistic success rates.
Oversupply risk from JLD new launches. The same JLD pipeline that supports long-run demand also creates near-term rental and resale competition. As GLS parcels are awarded and new projects launch over 2027–2030, The Mayfair will face competition from newer, purpose-built units with longer leases commanding similar or even lower asking rents on a PSF basis. Landlords should stress-test vacancy assumptions at a 10–15% rent discount versus the current S$4,500/month benchmarks before committing to an investment thesis. Track active new-launch sites in the area to monitor pipeline supply in real time.
Age-related capital expenditure. At 26 years old (as of 2026), The Mayfair’s major building systems — lifts, chiller plants, waterproofing — are approaching or past standard replacement cycles. Potential buyers should review the latest Annual General Meeting minutes for special levy history and the sinking fund balance before committing. A well-funded MCST is as important as the asking PSF at this project age.
[
{
"persona": "HDB upgrader (Jurong East / Jurong West town)",
"fit_color": "green",
"reason": "Jurong East is the natural landing zone for Jurong-West and Jurong-East HDB upgraders. The Mayfair offers a tested facility set and EWT connectivity at a price point accessible after typical HDB proceeds. The upgrade-path guide for Jurong East maps the financial sequencing in detail."
},
{
"persona": "Long-term investor (5–10 year hold)",
"fit_color": "green",
"reason": "The JLD structural demand story, Chinese Garden MRT walkability, and a gross rental yield north of 3% at 2026 market rents make a medium-horizon hold defensible. At 70 years remaining, the lease is not yet a material headwind within a 10-year exit window, provided the exit is timed ahead of the 60-year CPF threshold."
},
{
"persona": "Owner-occupier family",
"fit_color": "amber",
"reason": "The facilities and space (452 units across a large land plot) suit families. The proximity to reputable schools in the Jurong West and Bukit Batok corridors is adequate but not exceptional. The bowling alley and three pools score well for weekend lifestyle. Main hesitation: with children who may inherit or co-own the unit, the sub-70-year lease will matter to their own future financing options."
},
{
"persona": "Foreign professional (employment pass, no CPF)",
"fit_color": "amber",
"reason": "CPF constraints do not apply, so the lease residual is a pure capital-appreciation concern rather than a financing barrier. District 22 is underrepresented in the typical expat rental catchment (Orchard, River Valley, East Coast), which limits tenant pool breadth for a subsequent landlord exit. Jurong-based MNC employees (PSA, Jurong Island, JLD offices) are the natural tenant match."
},
{
"persona": "Short-term speculator or sub-5-year flip buyer",
"fit_color": "red",
"reason": "At 70 years remaining, the property is already pricing in lease-decay drag. Transactional costs (BSD, agent fees, potential ABSD on second property) erode a 5-year capital-gain thesis at the current S$1,192–S$1,240 PSF level. A cleaner short-term play would be a newer OCR project with a longer lease offering more upside on the valuation curve."
}
]
The Mayfair is a well-priced, transit-linked condo with a genuine infrastructure story attached — but the lease is the headline number that every buyer must run to ground before proceeding. At 70 years remaining (as of 2026), it sits in a workable financing zone for buyers under 40, but the exit horizon is real: selling at 55–60 years remaining will narrow your buyer pool materially, and selling below 50 years will make it a cash-only or heavily discounted transaction. That reality does not disqualify the asset; it reframes the underwriting. An investor who plans to hold for seven to ten years and exit above the 60-year CPF threshold can access a rare combination — EWT walkability, JLD structural demand, and below-replacement-cost PSF — that newer launches in the same precinct cannot match in affordability terms.
The suggested holding period for an investment buyer is seven to ten years, with an exit targeted before the lease falls below 65 years — roughly by 2031–2035 — while the JLD employment base is still ramping and the Jurong Region Line is generating fresh tenant demand from its catchment towns. Owner-occupiers who plan to live in the unit for the majority of that window and do not rely on the asset as a financial legacy should be less constrained by these dynamics. For upgraders already embedded in the Jurong East or Jurong West HDB ecosystem, this is a natural first private property step — familiar catchment, known amenities, no need to learn a new town. Model your total acquisition cost carefully using the total cost of purchase calculator, and stress-test your exit PSF against comparable transactions at the District 22 analytics page before signing.