Reviews

Mayfair Modern Review: A Contemporary Take On Upper Class British Architecture

by Reuben
  • May 8, 2020
  • 23 min read

Stacked Rating:

72%
  • Unit Efficiency
    3/5
  • Development Facilities
    4/5
  • Surrounding Amenities
    4/5
  • Developer
    3.5/5
  • Transport Links
    4/5
  • Price
    3/5
Mayfair Modern Model
Unique facade few can rival

Mayfair Modern presents a freshing take on architecture with its unique facade that we can say few rivals can match up to. The development by Oxley Holdings also presents an efficient use of space for its 2-bedroom units.

Project:Mayfair ModernDistrict:21
Address:Rifle Range RoadTenure:99-Year Leasehold
Site Area:92,346 sqftNo. of Units:171
Developer:Citrine Holdings Pte. Ltd.TOP:2024

Mayfair is a word that has become almost synonymous with luxury. Like its namesake in London, Mayfair Modern takes a lot of influences from the classically upscale area, just in a more modern fashion – hence the name. So if you like British-styled architecture but Mayfair Gardens was a bit too much for your tastes, Mayfair Modern could be your cup of tea.

While on the surface I do prefer the looks of Mayfair Modern, it does seem that my preferences are not a reflection of the general consensus – judging by the sales of both developments so far. At the time of writing, Mayfair Gardens has sold a very healthy 77 percent so far, with Mayfair Modern lagging behind a fair bit at 38 percent.

Well, sales performance aside, let’s check out what makes Mayfair Modern stand out from its fellow “friendly” competition – here’s our full review.

Mayfair Modern Insider Tour

Mayfair modern model

If you’re visiting the showflat for the first time and are unaware of the two developments, you might be taken aback at the separation of both the showflat models. But yes, I’m here to confirm that they are completely separate. So if you were thinking that you could pop next door to utilise the facilities, I’m afraid I’ll have to burst your bubble right now – you’re pretty much confined to your own development.

While I do understand why they have done this, from a consumer standpoint it does seem like it would have been quite an attractive selling point – buy one get two has always been an eye-catching jingle.

Mayfair modern entrance
Mayfair Modern entrance

The entrance to Mayfair Modern is surprisingly spacious, which gives a mild hint to its more posh status.

Mayfair Modern block design

Exterior facade changes compared to Mayfair Gardens are not actually all that different, give or take some small details. Certain elements like the sloping roofline are conspicuously absent, replaced by the standard blocky design that we are more familiar with today.

Instead of the shorter townhouse vibes, that has now been replaced with two blocks that go up to 8 storeys high – which is higher than the 5 storeys available over at Mayfair Gardens. The colours and materials used are exactly the same – understandably so, as Oxley would be able to enjoy better economies of scale in terms of pricing.

Mayfair Modern building
Mayfair Modern blocks

No one can say for sure at this point if this design will stand the test of time. But in a time where a good portion of new launches that we see today are getting harder to differentiate from each other, anything outside of the norm can feel like a breath of fresh air. In this case, Oxley has to be commended in trying to bring about a different theme to the market. Judging from the exterior facade alone, I would say by and large they have succeeded in pulling it off.

Mayfair Modern Land
Mayfair Modern land

The land parcel that Mayfair Modern is sitting on comes in at a smaller 92,346 square feet. Correspondingly, it features lesser units too, at a total of 171. Unfortunately, neither development has a 1:1 ratio of carpark lots, with Mayfair Modern clocking 139 parking lots. This has been a recent unwelcome trend in many of the newer developments, even for some of the supposedly luxury ones.

Unfortunately, neither development has a 1:1 ratio of carpark lots, with Mayfair Modern clocking 139 parking lots.

Reuben Dhanaraj

That said, for most people living here this might not be too much of an issue for two reasons. The first of which is a very walkable 5 mins stroll to the nearest MRT station (King Albert Park MRT). The second is the large number of 1 and 2 bedroom units – they take up a huge 74% of the development – of which you might expect a majority of it to be tenanted units.

Mayfair Modern lap pool
Lap pool

The facilities is another area that Mayfair Modern has tried to set itself apart from Mayfair Gardens. Instead of the curvy stream-like nature of the swimming pool there you get your standard long lap pool here. Not that there’s anything wrong, it does result in a more upscale look here.

Mayfair Modern chess garden
Chess garden anyone?

Facilities wise you get your usual range – gym, clubhouse, lap pool, barbecue pits, and garden. Tennis lovers will have to look elsewhere though, there isn’t one here or in Mayfair Gardens.

Mayfair Modern 2 Bedroom + Study Review

Mayfair Modern 2 bedroom floorplan

At 807 square feet, the 2 bedroom plus study unit at the Mayfair Modern is quite a good size. It also features a dumbbell layout – which in my opinion is always the most ideal for smaller units as it provides additional privacy for its occupants. The best part of it all? It has a really efficient layout, one of the best that I’ve seen so far. Let’s take a closer look.

Mayfair modern 2 bedroom study entrance
Entrance

While I liked the exterior design of the Mayfair Modern, I’m not as big a fan of the interior design. But showflat tours are never really as much about the design so personal preferences aside, this is a layout that most people would be very satisfied with. None of that usual rubbish entranceways, this one opens right up to the kitchen – and it is a really wide one at that.

Mayfair Modern 2 bedroom study kitchen
Kitchen

For those who cook a lot, having an enclosed kitchen is almost necessary. Unfortunately, that is rather hard to come by in most 2 bedroom units that you’ll see nowadays. That said, this is the next best thing – ample space in the kitchen. Do note that because of the in-built fridge and storage the counter space is actually quite short as a consequence.

Mayfair Modern 2 bedroom study
Study room

The space allocated to the study room is quite good, even for two people to use it as an office space. The immediate downside here is a lack of windows – so no natural light.

Mayfair Modern 2 bedroom study dining
Dining room

The dining room/space is a good size too. No doubt you’d still have to be careful of your choice of furniture as this still forms part of your walkway to the living and bedrooms.

Mayfair Modern 2 bedroom study living
Living room

It’s a similar story with the living area, plus in this instance, you could extend the space out to the balcony – given the way it’s structured.

Mayfair Modern 2 bedroom study balcony
Balcony

If you were to compare to the indoor space, the balcony itself does take up a sizeable portion. But as mentioned earlier, because of the thick pillars and the way it is built, with proper blinds you could use the space as an alternate dining area too. It’s a pity the AC ledge had to take up part of it, however, as it does make it a rather awkward shape. It’s a rare blemish thus far in a surprisingly well thought out layout.

Mayfair Modern 2 bedroom study master bedroom
Master bedroom

The master bedroom itself is on the smaller side – don’t expect to have enough space for a dresser or study table. But given the addition of the study room here I think that shouldn’t really be an issue. One cool feature here is that the balcony is just about big enough to allow for a doorway to access it directly.

Mayfair Modern 2 bedroom study master bathroom
Master bathroom

The master bathroom is pleasantly well-sized. It’s worth noting here that there isn’t any window for ventilation – you’d have to take extra precautions to fight against mould in the future.

Mayfair Modern 2 bedroom study common bedroom
Second bedroom

It’s hard to tell from here because of the ID works, but the common bedroom is actually only every so slightly smaller than the master bedroom. A downside is the AC ledge just on the outside – which limits the place from having a full-width worth of window space.

Mayfair Modern 2 bedroom study common bathroom
Common bathroom

The common bathroom here features a jack-and-jill layout. This means that you can access the bathroom both from the common bedroom and the living area as well. It’s certainly a convenient design so no complaints there!

Mayfair Modern 4 Bedroom Review

Mayfair Modern 4 bedroom floorplan

At 1,518 square feet, this 4 bedroom unit represents the biggest unit available at the Mayfair Modern. It might sound decent in size until you find out that a significant part is because of the high ceiling in the living and dining (only 2 units available in the entire development).

So the one thing to remember from this is the actual size of the 4 bedroom unit – 1,292 square feet. While it isn’t a great size, it wouldn’t be too bad if it was as smartly laid out as the 2-bedroom.

Which, I’m sure you can tell by my tone – did not live up to expectations.

mayfair modern 4 bedroom entrance
Entrance

The entrance to the 4 bedroom unit starts with this long elaborate walkway. While this is something that is suitable for say, a 5,000 square feet penthouse, it’s hardly something sensible for an already space-constrained 4 bedroom unit.

mayfair modern 4 bedroom entrance
Entrance (continued)

As much as I’ve praised the 2 bedroom unit earlier, this 4 bedroom unit has put everything back on level terms. I don’t think you’d be able to find anyone that would find a long walkway such as this to be worth paying for.

mayfair modern 4 bedroom yard
Yard area

The first thing that you’ll see on the left (past the entranceway) is the yard along with the storeroom and a small bathroom. Of which, the storeroom can double up as a helper’s room as well. I can see some people being disappointed at the yard area, it’s small so putting a washer/dryer here would make it look very cluttered.

mayfair modern 4 bedroom kitchen
Kitchen

The kitchen doesn’t fare all that much better – it is on the small side for a 4 bedroom unit. On the bright side, they have made the most out of the small space by installing retractable doors which you can keep as an enclosed space or an open space such as this.

mayfair modern 4 bedroom kitchen

Kitchen countertop space isn’t anything to boast about either, and neither is the availability of storage spaces. Unless you are a family that doesn’t utilise the kitchen much this will probably be quite a big constraint for many others.

mayfair modern 4 bedroom living dining
High-ceiling living and dining

Arriving at the living and dining room is definitely by far the biggest highlight of the place. And rightly so, given that there are only 2 of these units out of the 171 units available. But seasoned property buyers would know by now that this luxury high ceiling space isn’t a gift from the developers – you have to pay for it.

It’s tough to put a real value to having a space such as this in your home. On the one hand, it must be lovely coming home every day to an extravagant space such as this. On the other hand, it’s hard to justify given the impractical-ness of it all. Cleaning and maintenance will be cumbersome, that’s for sure.

mayfair modern 4 bedroom living dining

So if you are looking for the regular 4 bedroom unit, this model here would definitely make it harder for you to judge if the normal space is to your liking. Although if you do have a pressing need for more space, a mezzanine constructed here could be useful – just be aware that this construction cost comes out of your own pocket.

Mayfair modern 4 bedroom living room

In terms of the actual living and dining space, however, it fares just averagely. For the regular 4 bedroom unit, you do have to be smart in your choice of furniture to not make the space look too cramped.

Mayfair modern 4 bedroom balcony
Balcony space

On the whole, the balcony space is of what you’d expect for an apartment of this size. It’s big enough for outdoor dining and some seating. Also because of the exterior design, the balcony is a ledge, rather than the glass/railing designs that you more commonly see. For most people this shouldn’t be an issue, but if you like to sit outdoors and admire the scenery you might not be too fond of this.

Mayfair modern 4 bedroom balcony details
British-inspired balcony details
Mayfair modern 4 bedroom hallway

Given that it has to encompass 4 bedrooms, there’s no doing away with a long hallway.

Mayfair modern 4 bedroom common bedroom
Common bedroom 1

So unlike the Mayfair Gardens, the balcony doesn’t extend to one of the common bedrooms – neither does the high ceiling in the living. As you might expect, common bedrooms are on the small side here.

Mayfair modern 4 bedroom common bedroom 3
Common bedroom 2

Two of the common bedrooms are approximately the same size. They both feature floor to ceiling windows with the exception of the grill on the outside.

Mayfair modern 4 bedroom common bedroom
Common bedroom 3

The last bedroom is the smallest of them all. It’s really only suitable for a single sized bed or doubling up as a nice cosy study/office.

Mayfair modern 4 bedroom common bathroom
Common bathroom

You might have noticed thus far that none of the common bedrooms come with an attached bath. So yes, that’s right – all 3 bedrooms will have to share this bathroom. Thankfully, for more urgent scenarios there is the small bathroom in the yard area.

Mayfair modern 4 bedroom master bedroom
Master bedroom

The master bedroom is where it redeems itself a little, with this lovely corner that features almost a full-width worth of windows. Although it doesn’t have quite the imposing nature of the high ceiling as compared to Mayfair Gardens, it is still a nice attribute to have.

Mayfair modern 4 bedroom master bedroom

Space-wise, this master bedroom certainly isn’t going to be winning any awards – but you aren’t going to get many complaints either.

Mayfair modern 4 bedroom master bathroom
Master bathroom

The master bathroom is of average size. Other than the rain shower, there isn’t anything too special to write home about here.

Mayfair Modern Location Review

The Mayfair Modern is situated right by the main Bukit Timah Road, which could be a boon or a bane depending on your preferences. So if you enjoy a more peaceful and quiet surrounding, Mayfair Modern may not fare as well on that front given its proximity to the main road. That said, it is a shorter walk to the MRT or places of interest – a plus point for convenience.

As you might already know, Bukit Timah is the longest road in Singapore at 25km and the Mayfair Modern sits on the upper end of it, just before you reach Upper Bukit Timah Road.

Transport 

Bus StationBuses ServicedDistance From Condo (& Est. Walking Time)
‘Opp King Albert Pk Stn’66, 66B, 67, 67A, 74, 77, 151, 154, 157, 170, 171, 174, 852, 961, 961M, 970280m, 3-min walk
‘King Albert Pk’66, 66B, 67, 74, 77, 151, 154, 157, 170, 170A, 171, 174, 852, 961, 961M, 970400m, 5-min walk

Closest MRT: King Albert Park MRT – 5-min walk, 500m

As mentioned earlier Mayfair Modern enjoys a better position if you utilise the MRT a lot.

king albert park mrt

While the distances aren’t incredibly far, it is worth noting that getting to the ‘King Albert Pk’ bus-stop and MRT will further require you to cross overhead bridges – the latter of which has both escalator and elevator access. 

Furthermore, King Albert Park MRT isn’t extremely central and would require a couple of stops to town or even a line switch for that matter. That said if you do work in the CBD, the addition of the Downtown line to Bukit Timah has probably been an invaluable time saver for many.

Private transport accessibility: Very Good

Highway/Major RoadDistance From Condo (& Est. Off-Peak Drive Time)
Dunearn Road250m, 1-min drive
Upper Bukit Timah/Clementi Road1km, 3-min drive
Farrer/Adam Road4.3km, 6-min drive
PIE2.3km, 4-min drive
BKE3.6km, 5-min drive
AYE5.3km, 6-min drive
KJE8.6km, 8-min drive
ECP11.1km, 12-min drive
CTE11.2km, 10-min drive
SLE12.3km, 10-min drive
KPE13km, 12-min drive

With an incredible array of ‘enclaved’ amenities around, it is only natural that private transport accessibility gets a solid score. But what about the Bukit Timah area’s notorious jams?

If you are a regular of the Bukit Timah area, you’ll know that the roads here can also be clogged during the afternoons (outside of peak hours) with the numerous schools in the area being the main contributor. 

It also gets extremely crowded in the mornings as a result when both demographics clash on these roads – so its best to avoid driving out during this period if you can.

Groceries

Name of Grocery Shop Distance From Condo (& Est. Off-Peak Drive Time)
Cold Storage – Sime Darby750m, 2-min drive OR 9-min walk
Cold Storage – Guthrie House2.6km, 5-min drive
FairPrice Finest – Bukit Timah Plaza 1.3km, 4-min drive OR 800m, 11-min walk 
bukit timah cold storage

Unlike the variety that most ‘inner-city’ developments have when it comes to grocery options, developments on the outer fringes tend to vary greatly in terms of grocery offerings. Diversity here is relatively average – though admittedly, that is a luxury that few really crave. 

What’s more, the proximity of Cold Storages to the condo (as opposed to FairPrice) are part-testament to the locale’s ‘up-town’ status.

Shopping Malls

Name of Shopping MallDistance From Condo (& Est. Off-Peak Drive Time)
Sime Darby Center750m, 2-min drive OR 9-min walk
KAP Shopping Mall950m, 2-min drive OR 600m, 8-min walk
Bukit Timah Plaza1.2km, 4-min drive
Bukit Timah Shopping Centre2.1km, 6-min drive
Beauty World Centre2.2km, 7-min drive
The Grandstand2.7km, 6-min drive
beauty world shopping centre

For our regular readers, you’d know that it is quite a rarity to have so many shopping centres within a 3km radius. 

Yes, these aren’t state-of-the-art shopping malls (you’d have to pop over to the Clementi, Farrer Road or Jurong districts for that), but they do serve up quite a wide offering of food, shopping options, and wholesale entertainment value. 

Another point worth noting is that these areas are frequented by numerous students from the nearby Ngee Ann Polytechnic and surrounding schools at lunchtime – so keep in mind that it could get a tad crowded during this period.

Schools

Name of SchoolEducation LevelDistance From Condo (Est. Off-Peak Drive Time)
ChildFirst @ King Albert ParkPreschool550m, 2-min drive OR 500m, 6-min walk
Preschool By-The-ParkPreschool1km, 2-min drive OR 12-min walk
Kidzee Pre-schoolPreschool1.3km, 4-min drive OR 800m, 11-min walk
EtonHouse Pre-school VandaPreschool2.2km, 4-min drive
Little Paddington PreschoolPreschool2.4km, 5-min drive
Cambridge PrimaryPrimary1.8km, 6-min drive
Bukit Timah PrimaryPrimary2.7km, 8-min drive
Pei Hwa Presbyterian SchoolPrimary3.2km, 9-min drive
Methodist Girls’ SchoolPrimary3.4km, 7-min drive
Raffles Girls’ Primary
Primary3.5km, 7-min drive
Pei Tong PrimaryPrimary4.4km, 9-min drive
Nan Hua PrimaryPrimary4.7km, 8-min drive
Henry Park PrimaryPrimary4.8km, 10-min drive
Nanyang PrimaryPrimary5km, 10-min drive
Qi Fa PrimaryPrimary6.4km, 10-min drive
Nanyang Girls’ HighSecondary2.8km, 6-min drive
Yusof Ishak SecondarySecondary4.3km, 9-min drive
Hwa Chong InstitutionSecondary4.5km, 10-min drive
New Town SecondarySecondary4.6km, 9-min drive
St. Margaret’s SecondarySecondary4.9km, 10-min drive
Ngee Ann Polytechnic Tertiary1.8km, 5-min drive
SUSSTertiary2.4km, 5-min drive
SIMTertiary2.6km, 5-min drive
National Junior CollegeTertiary3.9km, 9-min drive
University at BuffaloTertiary4.1km, 9-min drive
UBS Business SchoolTertiary5.1km, 9-min drive
Hwa Chong InstitutionTertiary5.1km, 10-min drive
Singapore PolytechnicTertiary5.4km, 11-min drive
Eunoia Junior CollegeTertiary5.4km, 12-min drive
NUS Law FacultyTertiary5.7km, 11-min drive
Anglo-Chinese Junior CollegeTertiary6.1km, 11-min drive
SITTertiary6.5km, 13-min drive
Catholic Junior CollegeTertiary7.7km, 13-min drive
NUSTertiary8.7km, 17-min drive

This is where the Bukit Timah district really blossoms – especially for those who are part of larger families.

The number of schools in the area distinctively cuts down travelling time for the kids to schools – allowing them to concentrate this time on more productive aspects (eg. sleeping a little more before school!).

Furthermore, the allure of these mission/’top-notch’ schools could go a long way in both motivating the kids and satisfying parents who highly desire quality education options for their children.

Also, notice the larger-than-average number of Junior Colleges on the list and note that there a quite a few more secondary school options just past the 10-min drive radius. 

Additional Pointers

  •  Massive Nature Offerings
bukit timah trail

Living just a few minutes’ walk from Singapore’s most esteemed nature reserve has its perks for the nature-inclined. The Green Corridor and proposed Rifle Range Nature Park will further this allure come move-in time.  

Just remember to slap on the anti-mosquito patches before you head out!

  • Plenty of Leisure Activities to partake in

Located just a few minutes’ drive from The Grandstand, British Club, Swiss Club Singapore, and Singapore Island Country Club, residents at Mayfair Modern can choose to enjoy the more affordable options in futsal and even paintball or indulge in more luxurious hobbies like golf and cricket.    

  • Distinct Variety of Cuisines

Famous for its numerous food hideaways, the Bukit Timah district serves up anything from amazing hawker fare to posh restaurant to cosy cafes. A venue that pops to mind is the incredible Beauty World ‘food paradise area’.  

Mayfair Modern Development Site Review

Mayfair Modern site plan
Facilities in Mayfair Modern
Barbeque AreaBasement car parkCar Park
Covered car parkDrop Off PointFitness corner
Function roomGymnasium roomJogging track
Lift lobbyMain entrancePool Deck
Playground

Given the limited land size of Mayfair Modern (92,346 square feet), there isn’t any room for a tennis court here.

While there doesn’t seem to be two separate exits (apart from the service gate), it is worth noting that the roads go underground in this development – a great initiative to prevent extra road noise and maximise land space. 

Unlike the Mayfair Gardens, there are only two blocks here that go to a maximum of 8 storeys. While that isn’t very high you have to consider that most of Bukit Timah consists of low-lying areas so those on the highest floor will still get quite scenic greenery views.

Best Stacks

mayfair gardens orientation

From here you can see that units that are NE facing will have unblocked views as the landed areas are a 2 story zoning semi-detached.

mayfair gardens best stacks

Over to the unit mix: 

Unit mix in Mayfair Gardens
Unit TypeNo. Of UnitsSize of Units (sqft)
1-Bedroom60 (35%)506 – 635 sqft
2-Bedroom34 (20%)624 – 850 sqft
2-Bedroom + Study32 (19%)797 – 969 sqft
3-Bedroom14 (8%)958 – 1,141 sqft
3-Bedroom Premium15 (9%)1,033 – 1,206 sqft
4-Bedroom16 (9%)1,281 – 1,518 sqft

As you’ll observe, developers Oxley have catered to quite a variety of demographics. 

What’s somewhat surprising, however, is the greater emphasis on 1-bedroom units (35% in total) 2 bedroom units (39% in total) making up a huge majority of the development – especially when you consider that Fourth Avenue Residences is already 70% made up of 1 and 2-bedroom units. 

In fact, many developments in the area (RoyalGreen pops to mind) have chosen to omit the 1-bedder altogether.

With so few big units to choose from, you can definitely tell the type of demographic that Oxley is going for here.

Prices for Mayfair Modern

Price Breakdown (1st Property)

1-Bedroom2-Bedroom2-Bedroom + Study3-Bedroom3-Bedroom Premium4-Bedroom
Price$1,048,432$1,278,576$1,656,963$2,083,650$2,204,928$2,713,200
25% Down Payment$262,108$319,644$414,241$520,913$551,232$678,300
Additional Costs
Buyer Stamp Duty$26,537$35,743$50,879$67,946$72,797$93,128
Legal Fees$2,500$2,500$2,500$2,500$2,500$2,500
Valuation Fees$300$300$300$300$300$300
Stamping Fees$500$500$500$500$500$500
Total Price$1,078,269$1,317,619$1,711,142$2,154,896$2,281,025$2,809,628
Initial Investment Amount$291,945$358,687$468,419$592,159$627,329$774,728
Return on Investment
Expected Rental Price$2,277$2,808$3,587$4,311$4,698$5,814
Rental Yield2.53%2.56%2.52%2.40%2.47%2.48%

Price (2nd Property)

1-Bedroom2-Bedroom2-Bedroom + Study3-Bedroom3-Bedroom Premium4-Bedroom
Cost Without ABSD$1,078,269$1,317,619$1,711,142$2,154,896$2,281,025$2,809,628
Plus: ABSD (12%)$125,812$153,429$198,836$250,038$264,591$325,584
Total Price After ABSD$1,204,081$1,471,048$1,909,977$2,404,934$2,545,616$3,135,212
Initial Investment Amount$417,757$512,116$667,255$842,197$891,920$1,100,312
Return on Investment
Expected Rental Price$2,277$2,808$3,587$4,311$4,698$5,814
Rental Yield2.27%2.29%2.25%2.15%2.21%2.23%

Price Review

Project NameTenureTOPAverage Price (PSF)
Mayfair Modern99-years2024$1,958
1 King Albert ParkFreehold1997$1,477
The SterlingFreehold2000$1,327
JardinFreehold2012$1,569
KAP ResidencesFreehold2016$1,744
MaplewoodsFreehold1997$1,552

For those who noticed that Mayfair Gardens’ land lease actually started way back in 1983, let us first put your mind at ease by saying that Oxley paid an estimated $52 million for a leasehold top-up during its en bloc purchase.

Now as mentioned earlier, Mayfair Modern definitely is at the upper end of pricing in terms of per square foot prices – especially considering its 99-year leasehold status. Perhaps the biggest reason for its ability to command such a price (apart from its novelty) is its unique British-inspired outlook. 

But while Mayfair Gardens has done quite well for itself in terms of uptake, Mayfair Modern has lagged behind quite significantly.

The truth is, Mayfair Modern is operating on quite a tough price point. It’s one of the rare few leasehold condos in the vicinity, and unlike something like the Kopar at Newton, there isn’t a ton of higher-end developments here to provide a perspective gap on the pricing.

Our Take

What we like
  • Unique exterior design
  • Close to good schools
  • Development facilities
What we don’t like
  • Inefficient layout of the 4-bedroom units
  • Leasehold among freehold

If you are a fan of its upper-class British modern take on architecture, it would be hard to assign a value to the Mayfair Modern as there is a lack of comparables in the area.

But unique look aside, you’ll find that Mayfair Modern has a lot of competition in the area – Fourth Avenue Residences, Daintree Residences, Forett at Bukit Timah – just to name a few. And this is not including all the older developments in the vicinity, which are freehold and feature bigger spaces to boot.

There’s a case to be made here, particularly for the well laid out 2 bedroom units (and for that matter, 1 bedroom). But anything larger than that and I’ll find it hard-pressed to recommend for a bigger family looking for an own stay option given the wealth of alternatives in the area.

What this means for you

You might like Mayfair Modern if you:

  • • Are a fan of the design

    If you like the exterior design of Martin Modern, there are few competitors that can match up to its unique facade.

  • • Are looking for a 2 bedroom unit

    The 2 bedroom units here are well laid out and have an efficient use of space.

You might not like Mayfair Modern if you:

  • • Have a big family

    While the smaller units have fared well, the bigger units suffer from a lack of identity and well planned out space.

  • • Prefer to live near the glitz and glamour

    Mayfair Modern might have an up-town vibe and locale. Unfortunately, it doesn’t have similar glitzy offerings that most of the newer District 9 condos offer.

End of Review
Reuben
Reviewer: Reuben
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