The Maylea
Overview & Key Facts
The Maylea is an 88-unit freehold condominium at Pasir Panjang Road in District 5, developed by Hoi Hup J.V. Development Pte Ltd and completed in 2009. Spread across a cluster of low-rise blocks no taller than five storeys, The Maylea is a deliberately boutique development — one of the smallest freehold condo offerings along this stretch of Pasir Panjang Road — positioned at the intersection of the West Coast residential belt and Singapore’s most concentrated knowledge-economy employment cluster.
At an average transacted PSF of $1,534, The Maylea occupies a competitive mid-market niche for a freehold District 5 address. The average rent of approximately $3,993 per month implies a gross yield in the range of 3.1–3.4% depending on unit size — a meaningful income return for a freehold asset, and one that reflects the consistently strong rental demand generated by the Science Park I & II, one-north, Mapletree Business City, and National University of Singapore employment nodes that sit within 1–3 km of the development. With only 88 units and no upcoming supply at the same street address, The Maylea maintains a supply scarcity advantage that reinforces both its occupancy rates and its resale liquidity.
The development’s freehold tenure is its most structurally differentiated asset. In an area where many competing developments are 99-year leasehold government land sale (GLS) projects, perpetual ownership at Pasir Panjang Road provides long-term land-value permanence that is increasingly rare along the Greater Southern Waterfront corridor. This permanence is the core of The Maylea’s investment thesis: a boutique, fully-owned freehold address within walking distance of a dual-line MRT station, minutes from one of Singapore’s premier research and technology employment precincts, and positioned as a direct beneficiary of the ongoing Greater Southern Waterfront transformation that will reshape the entire southern coastal strip over the next two decades.
The average transaction count of 28 recorded sales since TOP reflects the low-churn character of a boutique freehold development where owner-occupiers and long-term rental investors tend to hold rather than trade. This illiquidity premium cuts both ways: buyers benefit from a captive freehold supply, but should expect longer marketing periods when selling compared to larger developments with more frequent comparable transactions.
Location & Connectivity
The Maylea sits at Pasir Panjang Road in the western fringe of District 5, a location that delivers one of Singapore’s most compelling live-work proximity propositions outside the CBD. Within a 3 km radius lie Science Park I and II, one-north Business Park (Biopolis, Fusionopolis, Mediapolis, and Launchpad), Mapletree Business City I and II, and the National University of Singapore main campus at Kent Ridge — a concentration of knowledge-economy employment that few residential addresses in Singapore can match. For professionals employed at any of these nodes, The Maylea offers a genuine walk-or-short-bus commute in a market where most workers in these precincts commute from the east or north.
MRT connectivity is provided primarily by Haw Par Villa MRT (CC25) on the Circle Line, approximately 490 metres from the development — a comfortable 6–7 minute walk for most residents. Haw Par Villa station connects the Circle Line, giving access to HarbourFront (one stop south, 3 minutes), Buona Vista (two stops north, 6 minutes, EWL interchange), and the full Circle Line circuit. From HarbourFront, VivoCity and the RCR/CCR southern corridor are immediately accessible. From Buona Vista, the East-West Line extends to City Hall, Raffles Place, Changi Airport, and Jurong East. Pasir Panjang MRT (CC26), approximately 980 metres from The Maylea, provides an alternative access point with bus connections to the southern industrial and port precinct.
The neighbourhood fabric along Pasir Panjang Road is characterised by a mix of older low-rise residential clusters, light industrial and logistics uses (Pasir Panjang Terminal and the Port of Singapore Authority container operations to the south), and the research-park and institutional land uses of the Kent Ridge ridge. Labrador Nature Reserve and Labrador Villa Road provide a green corridor immediately to the east, with Labrador Park MRT (CC27) and the forthcoming Labrador waterfront activation under the Greater Southern Waterfront plan. For residents who value proximity to greenery and coastal character over retail density, the Pasir Panjang address is an asset rather than a limitation.
Retail and daily convenience amenities are modest by central Singapore standards but functional. Viva Vista shopping mall and The Oasis at Ayer Rajah Avenue provide the closest supermarket and food court options. West Coast Plaza at West Coast Drive (approximately 4 km) provides a broader retail offer. The Pasir Panjang Food Centre on Pasir Panjang Road itself is a genuine neighbourhood asset — a large, clean hawker centre with well-regarded stalls and a loyal local following. For car-owning residents, the Ayer Rajah Expressway (AYE) provides 15-minute access to the CBD, Orchard Road, and the western expressway network.
The Greater Southern Waterfront (GSW) represents the most significant medium-to-long-term location catalyst for Pasir Panjang Road addresses. At 2,000 hectares — six times the size of Marina Bay — the GSW masterplan will transform the southern coastal strip from Pasir Panjang to Marina East over the next two decades. The phased relocation of Tanjong Pagar Terminal (completed) and the ongoing activation of Keppel, former Pasir Panjang Power District, and Labrador waterfront zones will progressively shift the neighbourhood character from industrial-adjacent to waterfront-amenity-enriched. The Maylea’s freehold tenure positions it as a direct, perpetual beneficiary of this transformation without the lease-decay risk that affects 99-year leasehold developments on the same corridor.
Schools & Education
| School | Type | Distance |
|---|---|---|
| Dulwich College (Singapore) | international | ~1.3 km |
Facilities
The Maylea’s facilities programme is consistent with a boutique freehold development of 88 units: compact, well-maintained, and focused on the residential essentials rather than the large-scale amenity decks of mass-market condominium developments. Within the low-rise cluster, residents have access to a lap pool, children’s pool, wading pool, jacuzzi, gymnasium, steam room, BBQ pavilions, fitness corner, playground, and basement car parking with 24-hour security. For a development of this scale, the facilities-to-unit ratio is reasonable; the key constraint is that the gym and pool areas are sized for a small community and can feel occupied during peak evening and weekend hours.
The lap pool is the standout facility: proportionate to the development scale and well-maintained, it provides a genuinely usable swimming resource for residents rather than a token leisure pool. The jacuzzi and steam room offer amenities that are increasingly absent from newer boutique developments that have traded wet facilities for co-working pods and smart-home installations. For owner-occupiers who value the traditional Singapore residential facilities programme, The Maylea delivers the core package without excess.
The basement car park is a meaningful amenity for a Pasir Panjang Road address: public transport, while adequate, is not as dense as in the central districts, and a significant proportion of The Maylea’s resident profile are car-owning professionals. The covered, secured parking removes the street-parking dependency that affects some older developments along this corridor, and the AYE on-ramp proximity makes car-based commuting genuinely efficient. Visitor parking is managed by the on-site security team, with the 24-hour guard post providing a meaningful security and visitor-management function for the development’s relatively tight footprint.
The facilities are not the development’s headline selling proposition — The Maylea’s value case rests on its freehold tenure, boutique scale, and proximity to the knowledge-economy employment cluster rather than on an elaborate amenity programme. Buyers and tenants who prioritise comprehensive resort-style facilities (multiple pools, tennis courts, clubhouses, concierge services) will find The Maylea’s offering modest by comparison. Buyers who value usable, low-congestion essentials in a well-maintained boutique environment will find it more than adequate.
Unit Sizes & Layout
The Maylea’s 88 units are distributed across a cluster of five-storey blocks, with 23 distinct floor plan configurations — an unusually high plan variety for a development of this size, reflecting Hoi Hup’s effort to offer a range of layouts and aspect orientations across a compact footprint. Unit configurations span 1-bedroom, 2-bedroom, and 3-bedroom types, with sizes ranging from approximately 495 sqft (46 m²) for the smallest one-bedroom to approximately 1,744 sqft (162 m²) for the largest three-bedroom configurations. This range covers entry-level investor units through to spacious owner-occupier family configurations within the same low-rise development.
Typical 1-bedroom units in the 495–700 sqft range are primarily investor-grade: efficient layouts suitable for single professionals or couples employed in the nearby Science Park and one-north employment nodes, with rental demand from the researcher, academic, and technology professional community that characterises the broader Kent Ridge–Buona Vista catchment. Two-bedroom units in the 800–1,100 sqft range offer the most versatile mix of owner-occupier liveability and rental appeal, and are the most actively traded configuration in The Maylea’s resale market. Three-bedroom units at 1,200–1,744 sqft cater to families and larger households, with the largest configurations providing living standards comparable to a small landed home within a maintained condominium structure.
The development was completed in 2009, placing its fixtures and fittings in the 15–17 year vintage range. Units that have been renovated by their owners present well in the current market, and rental listings from renovated 2- and 3-bedroom units command $4,000–$5,500 per month. Original-condition units may require renovation investment of $30,000–$80,000 depending on configuration, which buyers should factor into their acquisition cost alongside the sticker price. The low-rise reinforced concrete construction of the era tends to produce robust building structures with manageable maintenance profiles, and The Maylea’s management council maintenance standards have been noted positively in resident reviews.
The freehold tenure is the single most important unit-level investment consideration. At an average resale PSF of $1,534, The Maylea offers freehold D5 ownership at a meaningful discount to the $2,500–$2,800 PSF now being achieved by new freehold launches on comparable Pasir Panjang Road addresses (such as The Hillshore at 292 Pasir Panjang Road). The PSF gap reflects the vintage premium commanded by new launches, but from a pure land-value and tenure-permanence standpoint, the 2009 freehold at $1,534 PSF represents an established, low-depreciation asset in a corridor where new freehold supply is structurally constrained by the available land bank.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 0 BR | 3 | $1,720 | $851,667 |
| 1 BR | 1 | $1,593 | $840,000 |
| 3 BR | 18 | $1,552 | $1,703,833 |
| 4 BR | 7 | $1,424 | $2,417,555 |
Pricing & Market Position
Based on 29 recorded transactions, sale prices range from $840,000 to $2,630,000, averaging $1,758,169 (~$1,657 psf).
Rents range from $2,250 to $6,400 per month across 121 rental transactions. Current rental yield sits at approximately 2.5%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 18.5% (from $1,404 to $1,664 psf).
Neighbourhood Comparison
The most directly comparable development within the immediate Pasir Panjang Road corridor is The Hillshore at 292 Pasir Panjang Road — a new-launch freehold boutique development by FRX Capital (56 units, TOP expected 2027) that recently launched at PSF levels in the $2,500–$2,800 range. The Hillshore comparison illustrates the vintage-premium dynamic in D5 freehold: newer launches command a $1,000–$1,300 PSF premium over The Maylea’s resale pricing, reflecting new-build specification and the marketing premium of a new launch. Buyers who compare The Maylea at $1,534 PSF against The Hillshore at $2,600+ PSF are effectively comparing an established, immediately occupiable freehold asset against a forward-delivered new-build at a significant PSF premium. For yield-focused investors and buyers who prioritise cost-of-entry, The Maylea’s PSF gap relative to new launches is a structural advantage.
Terra Hill at Yew Siang Road (Pasir Panjang, 270 units, freehold, TOP 2026) represents a comparable freehold D5 new-launch development that transacted at approximately $2,200–$2,500 PSF during its launch phase. Like The Hillshore, Terra Hill illustrates the market premium attached to new-build freehold product on the D5 corridor. From an investment perspective, buyers in The Maylea’s $1,534 PSF range are acquiring established freehold D5 land value at a meaningful discount to new-build replacement cost — a traditional resale premium dynamic that tends to narrow over time as comparable new supply is absorbed and the GSW transformation catalysts mature.
Within the established resale market, Pepys Hill at Pepys Road (freehold, D4, 368 units, 2005 TOP) offers a neighbouring D4 freehold comparable: recent transactions in the $1,400–$1,700 PSF range, with a larger unit count and slightly different locational profile toward the HarbourFront corridor. The comparison suggests that The Maylea’s $1,534 PSF is broadly in line with established freehold resale values across the D4–D5 southern corridor, with the boutique-scale premium and Haw Par Villa MRT proximity providing The Maylea modest upside relative to larger developments without direct MRT adjacency.
For buyers considering 99-year leasehold alternatives in D5, West Coast developments on the AYE corridor (West Coast Vale, West Coast Crescent) typically transact at $1,100–$1,300 PSF for older-vintage leasehold stock. The approximately $200–$400 PSF freehold premium embedded in The Maylea’s pricing relative to comparable-vintage 99-year leasehold stock is consistent with historical freehold-leasehold spreads in the D5 market and represents a structurally sound tenure premium for buyers with long-term hold horizons.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| THE MAYLEA | Freehold | 2009 | 88 | $1,657 |
| LANDED HOUSING DEVELOPMENT | Freehold | 2021 | 156 | $1,842 |
| NORMANTON PARK | 99 yrs lease commencing from 2019 | 2021 | 1,840 | $1,866 |
| PARC CLEMATIS | 99 yrs lease commencing from 2019 | 2021 | 1,450 | $1,888 |
| ELTA | 99 yrs lease commencing from 2024 | 2025 | 501 | $2,556 |
| FABER RESIDENCE | 99 yrs lease commencing from 2025 | 2025 | 399 | $2,158 |
ShiokNest Scores
Our proprietary scoring system evaluates THE MAYLEA across multiple dimensions.
What Residents Say
“We have lived here for six years and the development is exceptionally well managed. The pool is always clean, the security is responsive, and the landscaping is maintained to a high standard. For a boutique freehold development, the maintenance fees are reasonable and the MCST is professional.”
— Owner review via PropertyGuru
“The location is perfect for us — my husband works at Science Park II and I work at one-north. We both walk to the bus stop and are at our offices in under 20 minutes. Haw Par Villa MRT is a short walk and the Circle Line takes us everywhere we need to go.”
— Resident comment via 99.co
“The pool is very peaceful — you almost always have it to yourself on weekday evenings. 88 units means the facilities never feel crowded. It is a real advantage over larger developments nearby.”
— Tenant review via PropertyGuru Reviews
“We are researchers at NUS and Pasir Panjang Road is genuinely the most convenient residential address we could find. Freehold at this PSF is impossible to replicate at new launches. We fully intend to hold this unit for the next 20–30 years.”
— Owner comment via 99.co Reviews
Resident feedback for The Maylea consistently highlights three themes: the quiet, low-density living environment in a well-maintained boutique complex; the unmatched live-work proximity to the Kent Ridge–Science Park–one-north employment cluster; and the genuine ownership value of freehold tenure at a PSF level below current new-launch benchmarks in D5. The resident demographic skews toward knowledge-economy professionals — NUS academics, biomedical researchers, technology workers, and regional financial professionals who value the Pasir Panjang corridor’s unique combination of connectivity, greenery, and employment proximity. Management standards receive consistently positive mentions, reflecting a well-organised Management Corporation that benefits from the boutique scale’s manageable operating complexity.
Strengths & Weaknesses
- Freehold tenure — perpetual ownership in a corridor where 99-year leasehold GLS sites dominate new supply; no lease-decay risk over any hold horizon
- Haw Par Villa MRT (CC25) at approximately 490 metres — flat, walkable Circle Line access with HarbourFront (1 stop), Buona Vista EWL interchange (2 stops), and one-north (3 stops via Buona Vista)
- Walk-to-work proximity to Science Park I & II, one-north Business Park (Biopolis, Fusionopolis), Mapletree Business City, and NUS Kent Ridge — one of Singapore’s densest knowledge-economy employment clusters
- Boutique scale (88 units) delivers low-congestion facilities — lap pool, jacuzzi, steam room, gym, and BBQ pavilions accessible without competition at peak hours
- Gross yield of approximately 3.1–3.4% for freehold D5 product — structurally supported by the Science Park/one-north rental demand base
- Below-new-launch PSF entry ($1,534 vs $2,500–$2,800 at current new-launch freehold projects on the same road) — meaningful discount to replacement cost in a land-constrained corridor
- Greater Southern Waterfront transformation tailwind — phased GSW activation (Keppel, Pasir Panjang Power District, Labrador waterfront) will progressively enhance neighbourhood liveability and capital values over the next two decades
- Labrador Nature Reserve and coastal greenery within easy reach — rare urban-nature proximity in Singapore residential geography
- Pasir Panjang Food Centre within walking distance — a well-regarded neighbourhood hawker centre providing affordable, quality daily dining
- AYE on-ramp proximity — 15-minute car access to CBD, Orchard Road, and the western expressway network; basement parking included
- 2009 vintage — original-condition units require renovation investment ($30,000–$80,000 depending on configuration) to match new-launch presentation standards
- Modest retail and lifestyle amenity — Pasir Panjang Road lacks the walkable retail density, F&B variety, and mall accessibility of central districts; car ownership significantly improves daily convenience
- Low transaction volume (28 resale sales since TOP) means thin comparables pool and longer expected marketing timelines at exit compared to 300–500 unit developments
- Facilities are basic by Singapore condominium standards — no tennis court, clubhouse, or concierge services; the programme suits boutique-scale residents but will disappoint buyers accustomed to large-development amenity decks
- Port and industrial activity in the Pasir Panjang Terminal precinct to the south introduces occasional noise and traffic from container logistics operations — the GSW masterplan will mitigate this over time but it is a current-state neighbourhood reality
- Five-storey maximum height means no high-rise views — buyers seeking panoramic city or sea views will not find them at The Maylea’s low-rise scale
Verdict
The Maylea’s investment and ownership case rests on the convergence of three factors that are difficult to replicate in the current Singapore residential market: freehold tenure at a below-new-launch PSF, walk-to-MRT accessibility at Haw Par Villa CC25, and a location directly abutting the Knowledge Triangle employment cluster of NUS, Science Park I & II, and one-north. For buyers whose return expectations are calibrated to a combination of yield and long-term freehold land-value appreciation — rather than the speculative new-launch premium — The Maylea represents a coherent, low-depreciation investment in one of Singapore’s most durable employment-proximity residential corridors.
The financial metrics are supportive. At $1,534 PSF, the asset is priced at a 40–45% discount to current new-launch freehold benchmarks on the same road. The implied gross yield of 3.1–3.4% (based on average rent of $3,993 and typical unit sizes of 800–1,100 sqft for 2-bedroom configurations) is above the Singapore residential median for freehold product in this price band, and reflects the structural rental floor created by the Science Park and one-north employer base. The development’s 28 recorded resale transactions since TOP reflect genuine, repeatable market liquidity rather than the illiquid trophy-asset dynamic that affects some boutique D9/D10 freehold developments.
The Maylea is the right answer for knowledge-economy professionals who want freehold ownership within walking distance of one of Singapore’s most concentrated employment precincts, and for investors who value yield-plus-appreciation in a perpetual-tenure asset that directly benefits from the Greater Southern Waterfront transformation — without paying the new-launch premium.
The development’s constraints are real and should not be minimised. The 2009 vintage means that original-condition units require renovation investment before they match the presentation standards of new-launch comparable stock. The retail and lifestyle amenity offer along Pasir Panjang Road is modest compared to the north and central districts — buyers who prioritise walkable retail density, F&B variety, and mall accessibility will find the neighbourhood thinner on these metrics than D9/D10 or D1 alternatives. The relatively small transaction base (28 sales since TOP) means that resale pricing is set by a thin comparables pool, and liquidity at exit should be planned for with longer-than-average marketing timelines relative to 300–500 unit developments.
For the right buyer — a knowledge-economy professional, a yield-oriented investor, a long-term believer in the Greater Southern Waterfront corridor, or a family seeking boutique freehold living within a managed condominium environment near NUS and Science Park — The Maylea at $1,534 PSF delivers a compelling, low-vintage-risk entry into a perpetual-tenure Pasir Panjang Road address. The Greater Southern Waterfront is Singapore’s largest ongoing urban transformation project, and freehold assets in its footprint do not depreciate.