MAYFAIR MODERN
UrbanLens Analysis
MAYFAIR MODERN commands $2,164 PSF -- 28% above what District 21 typically fetches ($1,697 PSF). King Albert Park MRT sits just 238m away (3-min walk), a clear connectivity win. Against 8@BT at $2,727 PSF, the 21% discount is worth examining closely.
The 2.9% slide over two years points to softening demand. Value hunters may see opportunity; others should wait for signs of stabilization. With 17 deals in two years, the pricing data has reasonable statistical weight. For context, PINETREE HILL has gained 6.4% over the same period.
With ~91 years on a 99-year lease, financing and CPF remain fully unconstrained. Lease decay is a non-issue at this stage. Gross yield of 3.7% tracks the RCR average of 3.5%. At $4,970/month median rent, income is market-rate -- neither a standout nor a weakness.
The 171-unit size hits a practical sweet spot -- enough scale for decent facilities without the oversupply risk of mega-developments.
Nearby Comparables
| Development | Median PSF | Yield | 2Y Change |
|---|---|---|---|
| NAVA GROVE | $2,478 | — | 0.0% |
| PINETREE HILL | $2,543 | — | +6.4% |
| 8@BT | $2,727 | — | 0.0% |
| THE SEN | $2,338 | — | 0.0% |
| KI RESIDENCES AT BROOKVALE | $2,242 | 2.9% | +10.0% |
PSF Trend
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