Condos District 21 Reviews

The Mayfair Collection – Mayfair Gardens | Mayfair Modern

One of a kind Mayfair London architecture in Bukit Timah.

TLC RATING

72

100

PROS

Unique concept of Georgian architecture in Singapore, it is seen throughout the development.

CONS

Given the price point, there are many options available be it new or old.

8
Location

7
Amenities

8
Nearby Schools

7
Floor Plan

6
Price

About The Mayfair Collection

Oxley Holdings bought over 124 units Mayfair Garden in an en bloc sale of $311m in 2017.

The old development is a site that is separated by a road, Rifle Range Road, so when Oxley holdings purchased the old development, the developer plans to make the old development into 2 new developments. Oxley retained the same name for one, Mayfair Garden. The other being Mayfair Modern. Mayfair is the most expensive district in prime central London and is desired by many to live there. Not only for affluent living, it has rich heritage and elegant architecture. Oxley holdings drew inspiration from this and want to create the same with Mayfair Garden and Mayfair Modern in Singapore. From the Georgian architecture to interior designs, the flavors of Mayfair London are carefully replicated here in Singapore.

Site Location (Photo: The Listing Colony)

Location

The Mayfair collection is nestled in District 21. In the central region of Singapore, located in Bukit Timah planning area. Bukit timah has one of the lowest housing density in Singapore, many would know, most of the properties in this area are mostly landed from semi-detached to good class bungalows. It also comes to mind that this area has many reputable schools and institutions from Primary to tertiary education. Methodist Girls’ School and Pei Hwa Presbyterian Primary School are within 1 km from the development. It is also a place to enjoy upscale living like horse riding and golf.

Surrounding schools (Photo: The Listing Colony)

Mayfair Garden and Mayfair Modern are about 400m or 5 mins walk to King Albert Park MRT (Downtown line) although you need to cross the road via the overhead bridge to reach the station. Once you get there, you will be connected to many iconic places like Marina Bay Sands, Chinatown, Clark Quay, Newton Circus and Lau Pat Sat. If you are working in the Central Business District, the downtown line will be convenient for people working there.

(Photo: The Listing Colony)

The Mayfair collection is very close to supermarkets, food centres and wet market. In Bukit Timah Plaza, you have the flagship NTUC finest, one of my favourite places to do grocery shopping. A stone’s throw away, you have Cold Storage at the former Sime Darby Centre. Bukit Timah Food Centre is also a popular place among residents staying in the neighbourhood. Popular hawker haunts can be found there. Although there are quite a number of shopping centres nearby, the malls are rather dated and it is unlike the modern malls you find in town or many heartlands where big chains of clothing brand or restaurants can be found easily. Basically, surrounding malls are not a place for you to shop for new clothes or your latest electronics. It is more to provide you with essential goods and services like groceries and to buy your meals, but all these will be different when the Bukit Timah Integrated Transport Hub is ready. It will be less than 400m from Mayfair Gardens and Mayfair Modern, this will enhance the lifestyle for residents there.

What is coming up in the area?

The integrated transport hub will include an air-conditioned bus interchange with seamless connections between the MRT stations and commercial developments. Currently, we have 10 of such integrated transport hubs in Singapore. Namely in places like Clementi and Bukit Panjang. With the increase in connectivity, it will increase footfall and indirectly bigger brands will come into these existing malls to create vibrancy.
Overview transformation in Bukit Timah

Bukit Timah Community Building

To make things even better for residents, the future community hub will not only be a community centre but also a redeveloped food centre and market. There will also be elderly facilities and amenities like an indoor sports hall and a community library for all to enjoy.
Future Community Building (Photo: URA)

Nature

There are not many places in Singapore where you can enjoy nature. Bukit Timah Nature reserve is in walking distance to Mayfair Garden and Mayfair Modern. It makes a perfect family destination; you can spend the morning hiking to appreciate the nature and leave the city bustle behind.

In future, the rail corridor will soon be up and running, it is a 24km trail that stretches from north to south of Singapore, ending at Tanjong Pagar MRT station. Along the rail corridor, one of the activity nodes which serves as an entrance or community space will be Bukit Timah Railway station. This is actually very close by to this development! In addition, outside the development, as part of the green corridor, a 1.4 km elevated linear park will run parallel to Bukit Timah canal at Rifle Range Road to Elm Avenue. Eventually the green corridor will connect cyclist and pedestrians to Jurong lake gardens, Singapore Botanic Gardens and Gardens by the bay. It will also be connected to Rail corridor at the nearby Bukit Timah Railway station.

Mayfair Gardens Review

For Mayfair Gardens, it is classic English architecture, the Georgian orderly structured and harmonious proportions can be seen throughout the development. This is not your usual regular site. There are four 5 storey blocks, 215 units in total on a 118,087 sq ft. It is a bigger land size than Mayfair Modern with more units.

At the main entrance, residents driving will be directed to the basement car park, dropping off will be just at your doorstep. Sadly, car park lots are not 1 : 1, there are only 174 parking lots here inclusive of 2 visitor lots. Another downside is that there is only one pedestrian gate in the whole development. The only way to get in and out of the development. Usually, the bin centre and generator set will be near the entrance but for Mayfair Garden, it is at a separate area.

Since it is not a big development, there are 2 main areas of facilities. The first area is near block 8, where the kid’s facilities are at. The kids pool and playground will be located here along with two pavilions where parents can wait for their kids while they are playing.

Interestingly, because of the unique site, to get to the main facilities area, you have to cross the link bridge to get to the gym, clubhouse and swimming pool. The pool is no ordinary pool, it is winding in shape, something you might see at Adventure Cove Waterpark in Sentosa. It is definitely a highlight at Mayfair Garden.

Unit mix for Mayfair Gardens

Unit Type Area (sq ft) Number of units Percentage
1 Bedroom 495 – 646 25 12%
1 + Study 549 – 753 64 30%
2 Bedroom 710 – 904 72 33%
2 + Study 797 – 1023 14 7%
3 Bedroom (Stack 5, 25 & 31) 1012 – 1152 13 6%
3 Bedroom (Stack 1, 11 & 21) 1109 – 1216 13 6%
4 Bedroom 1216 – 1249 8 4%
Penthouse 1539 – 1733 6 3%
Total 215 100%

Mayfair Gardens, 1 Bedroom + Study, Type AS3, 570 sq ft

The one bedroom plus study here is on the bigger side comparing to other new developments. When you enter the unit, you will see how wide and open the unit is. On the right, the study is tucked in one corner. Usually, 1 bedroom does not come with a utility, this can also be used as a storage space.

Oxley is seriously committed to the “Mayfair” concept. The open kitchen cabinet are in modern blue tone paired with modern appliances. It is also longer and wider than most 1-bedroom kitchen.

Living room and master bedroom is of typical 1 bedroom size. Given the unit size, it would be better to allocate more space to the living area and master bedroom rather than the study.
The bathroom is good size and sticks to the theme. It does not look like a typical condo bathroom more like a hotel bathroom.

Mayfair Gardens, 3 Bedroom, Type C3 (PES), 1130 sq ft

Step into the unit, you will not see the “unit” entirely from the entrance. It is long walkway to the living room. It gives the unit privacy, and this is where you can put your shoe rack but also space wasted here.

This is 3-bedroom unit on a ground floor. The ceiling height is a whopping 4.65m in the living and dining area. The high ceiling makes a big difference, it looks spacious and grand.

For kitchen, although this is a “Mayfair” theme, the cabinet color looks dated, could go for a modern brown tone instead. The kitchen is long but narrow, it is quite small for a 3 bedroom layout. It comes with yard and storeroom.

The dining is small, if only the hallway is shorter and allocate more space for dining and kitchen that will be a lot better. Otherwise it is cramp for the dining table to be in that position.

The living area is long, you can see it from the length of the sofa. Not often you will see such living room length for new developments. Although the distance from the tv console to sofa is short, with the high ceiling, it makes it better.

Mayfair Modern Review

For Mayfair Modern, the architecture makes one feel like returning to a modern English home. This contemporary style is timeless yet displaying elegance. The characteristics of all things English can be seen here.

Mayfair Modern has a wide frontage, when you enter the development it looks welcoming and grand. I only spotted one side gate at the main entrance. Strangely I do not see any side gates near to Dunearn road (the previous Mayfair Garden has one) that will give you a faster access to the bus stops and MRT station. There are 2 blocks of 8 storeys here. You can see from the blocks and site plan, the doors and frames are all symmetrical, one of those things you will see in English homes, but the structure of the residential blocks looks like a typical modern condominium with no pediment here.

Frankly, this is not a very big site; facilities are sufficient but limited. Here we do not see any tennis court. The standard facilities like 50m lap pool, gym and bbq pits are there. The main highlight is the detail that Oxley has put in to make you feel like you are in Mayfair London. The gym and function room are all glass house inspired. When you are doing your work out or having a function there you can overlook the well-manicured landscape and the 50m lap pool.

A total of 171 units on a 92,372 sq ft land. For residents who drive, there will be a nice ramp that will lead you to the basement car park. Sadly, there are only 139 car park lots including 2 parking lots for visitors. I do think at any point of time there will be more than 2 visitors parking there. It is definitely insufficient.

Mayfair Modern, 2 bedroom + study, 807 sq ft, type BS1

Mayfair Modern, 4 bedroom, 1518 sq ft, type D1H

What can you see?

Mayfair Gardens

Best stacks in the development will be those facing the landed enclave. Stack 15,16, 21-25, 31-36. These stacks will give you unblock views and you can see as far as Bukit Timah Hill. For blocks that are not facing these stacks, you can enjoy the same view from the roof terraces.

Stacks 11 to 15 are facing 3 storey landed housing. Although you can get a good unblock view from these stacks, one thing that is unfortunate is that they are facing the afternoon sun. Stacks 1 to 5 will also be facing the afternoon sun, in addition, it is also facing the bin centre and generator set as well. I would avoid that.

Stacks 6 to 10 and 26 to 30 are mainly 1 and 2 bedrooms, facing the facilities like the tea pavilion, kids pool and playground. The remaining units from stack 37 to 43 will be overlooking the direction of Mayfair Modern.

Mayfair Modern

Block 2, stacks 1 to 5 will be the best stacks for Mayfair Modern. Pool facings from level 6 to 8. It will be enough to overlook Mayfair Garden (5 storey building) and will have a GCB enclave view and also a clear view of Bukit Timah Hill. Low levels from level 1 to 4, you can enjoy the landscape and pool view.

In the same block, stacks 6 to 11. Units are facing Dunearn Road, it is the main road with heavy traffic during peak hour. Road noise is inevitable, but you will get to see the elevated linear park as part of the green corridor.

Block 6, stacks 12 to 16, although it is the same pool facing. You won’t get the landed view here as another development, The Blossomvale, is located just in front of these units. Stacks 12 (3 Bedroom Type C1) might get a pocket view of the landed properties and is nearest to the side gate. For stacks 17 to 22 will be west sun facing units although you do get to see the elevated linear park.

Price Analysis

ProjectDistrictTenureAverage PSF
Mayfair Garden2199 years$1973
Mayfair Modern2199 years$2000
Daintree Residence2199 years$1651
View at Kismis2199 years$1699
Forett at Bukit Timah21Freehold$1931
Royalgreen10Freehold$2739
Fourth Avenue Residences1099 years$2323

As a basis of comparison, it will be good to compare the Mayfair collection to the surrounding new projects. Mayfair Gardens and Mayfair Modern are situated in district 21, 99 years leasehold similar to Daintree Residence and View at Kismis. It is in the same district however there is a $200 plus psf difference. Yes, the Mayfair collection is along the Bukit Timah stretch and is Oxley’s most luxurious project to date, but I do not know if these are strong reasons to justify the per square feet prices. The psf is comparable to Forett at Bukit Timah which is in the same district yet on a freehold tenure!

On the flipside, considering the break-even prices, it is in between Daintree Residence and Forth Ave Residences. Therefore, the selling prices are also in between both developments.

Maintenance Fee

Mayfair Gardens
Unit TypeArea (sq ft)Share ValueEstimated Maintenance Charges per Month – $70/Share
1 Bedroom495 – 646 5$350
1 + Study549 – 7536$420
2 Bedroom710 – 904 6$420
2 + Study797 – 1023 6$420
3 Bedroom (Stack 5, 25 & 31) 1012 – 1152 6$420
3 Bedroom (Stack 1, 11 & 21)1109 – 1216 7$490
4 Bedroom 1216 – 1249 7$490
Penthouse1539 – 1733 7$490
Mayfair Modern
Unit TypeArea (sq ft)Share ValueEstimated Maintenance Charges per Month – $74/Share
1 Bedroom506 – 635 5$370
2 Bedroom624 – 850 6$444
2 + Study797 – 9696$444
3 Bedroom 958 – 11416$444
3 Bedroom Premium1033 – 12066$444
4 Bedroom 1281 – 15817$518

The maintenance fee for both projects are comparable. The per share value is on at a $4 difference, due to the fact Mayfair Gardens has slightly more units than Mayfair Modern. It is slightly on the high side considering unit to parking lot is not 1: 1 ratio.

Final Words

Mayfair Gardens and Mayfair Modern are certainly developments with distinct characteristics. Oxley has developed something that you do not see often in Singapore. Top notch quality is used here, and location is second to none. It is in a tranquil environment yet near to everything. But with so many options in district 21 and even in district 10 as explained above, buyers do have tough choices to make. For price wise, it is in a tricky position, it is not in either camp of district 21 or district 10. In addition, this is also on a 99-year lease compared to many neighboring freehold condos. In the future, how will the secondary market be like? I find it hard to add a value to it. You have to really put Georgian architecture and the British elements as a priority to consider Mayfair Gardens and Mayfair Modern.