CONDODistrict 21

MAPLE WOODS

Details

Project: MAPLE WOODS
TOP year: 1997
Tenure: Freehold
Total units: 697
Land size: 55,665 sqm (599,173 sqft)
Plot ratio: 2.07
Developer: Coming soon
Gross rental yield: ~2.2% · ~$3M (est.)
Storeys: 10
Market segment: OCR
District: 21

Nearby Schools

METHODIST GIRLS' SCHOOL (PRIMARY)Tier-1GEP320 m

Nearest school of each kind — Tier-1, GEP, SAP — straight-line (“as the crow flies”) from the development per MOE’s P1 method; a school that qualifies for several kinds is listed once with all its badges. Tier-1 marks historically oversubscribed primaries; the full 1 km / 2 km priority list is below.

Unit Catalogue for MAPLE WOODS

Total units	697
Blocks	9
Size range	829–3,003 sqft

Bedrooms	Units	Share
2-bedroom	89	16%
3-bedroom	423	77%
4-bedroom	34	6%

Gross Rental Yield by Bedroom

haio estimate — median rent ÷ modelled price (median PSF × median size), trailing 12 months. Gross only; excludes maintenance, tax and vacancy.

Bedrooms	Gross yield	Est. price	Leases (12m)
2 BR	~2.2%· low sample (3 sales)	~$2.08M	45
3 BR	~2.3%	~$3.17M	137
4 BR	~2.0%· low sample (2 sales)	~$6M	6

Relevant market insights

En-Bloc Likelihood

Moderate likelihood

Ranks in the upper third for redevelopment interest among private condos.

MAPLE WOODS is ranked for collective-sale (en-bloc) potential over the next 5 years, relative to other private condos. We show a relative tier, not a percentage — the ranking is reliable, an exact probability is not.

Driven by: 29 years old · ~544 units (consent difficulty) · unit count vs allowable density

Based on 4 comparable past collective-sale deals (GREEN LODGE 2012, MAYFAIR GARDENS 2017, KISMIS VIEW 2018).

A ranking signal, not advice or a prediction of any specific outcome. How this is calculated

Selling Pressure

haio estimate

Lower selling pressure

Fewer neighbours are free or motivated to sell than at most comparable properties.

haio tracks 154 of 697 units at MAPLE WOODS. 79% of tracked units are free to sell now (past the seller’s-stamp-duty window) and 31% have been held over 10 years.

79%

Free to sell now

121 of 154 tracked · past SSD

81%

Sitting on a gain

865 of 1,063 resales sold above cost

Price Action

Beds

Transaction History

Beds

Period

Size–sqft

Showing 10 of 1131 total recorded transactions.


Jun 2026	4BR	$5,800,000	2,917	$1,988
May 2026	3BR	$4,100,000	1,786	$2,296
May 2026	3BR	$2,900,000	1,377	$2,106
Apr 2026	3BR	$4,250,000	1,786	$2,380
Apr 2026	3BR	$3,388,888	1,496	$2,265
Mar 2026	3BR	$3,200,000	1,485	$2,155
Feb 2026	3BR	$3,150,000	1,485	$2,121
Jan 2026	4BR	$6,200,000	2,917	$2,125
Nov 2025	3BR	$3,500,666	1,506	$2,324
Sep 2025	3BR	$2,778,000	1,399	$1,986

Nearby Transactions

DistanceWithin 300 m

Beds

Size–sqft

9 condo transactions from other properties within 300 m, newest first.

Project	Distance	Date	Type	Beds	Price (SGD)	Area (sqft)	PSF
The Sterling	249 m	Jun 2026	Resale	3BR	$3,650,000	1,507	$2,422
Floridian	294 m	May 2026	Resale	4BR	$4,380,000	1,679	$2,609
The Sterling	249 m	Mar 2026	Resale	3BR	$3,570,000	1,539	$2,320
Floridian	294 m	Jan 2026	Resale	4BR	$4,320,000	1,851	$2,334
Casa Esperanza	54 m	Dec 2025	Resale	3BR	$3,760,000	1,872	$2,009
The Sterling	249 m	Dec 2025	Resale	4BR	$4,450,000	1,948	$2,284
Floridian	294 m	Nov 2025	Resale	2BR	$2,420,000	968	$2,500
Casa Esperanza	54 m	Apr 2025	Resale	3BR	$4,200,000	2,142	$1,961
Casa Esperanza	54 m	Feb 2025	Resale	3BR	$4,000,888	2,023	$1,978

Stack View

Every unit in the project — floors top to bottom, stacks left to right, tinted by bedroom type. Tap a unit to see its transactions. for MAPLE WOODS

Beds

	15
08	#08-159902BR
01	#01-159902BR

2BR3BR4BR· tile shows strata sq ft

Profit & Loss

haio estimate

65 realized resale exits at MAPLE WOODS over the 5y window — 65 profitable, 0 at a loss, averaging 3.95%/yr.

Profit Distribution

Unit Type	Volume	Holding (avg)	Annualised (avg)
3BR	12	27y 10m	4.03%
4BR	27	27y 11m	4.00%
5BR+	26	27y 2m	3.86%
Total	65	27y 7m	3.95%

Loss Distribution

No loss-making resales in this window — every matched exit sold above its matched entry price.

30 of 65exits had no exact area/floor entry match and were paired to the project's median launch PSF — a slightly coarser estimate for those rows.

Realized resales: each resale / sub-sale (the exit) is matched to a comparable new-sale (the entry) at the same project by floor band and strata area, then the annualised return is (exit ÷ entry) ^ (1 ÷ years held) − 1. URA caveats only. haio estimate — URA masks unit numbers after May 2021, so entries are matched by area + floor, not exact unit. Executive Condos are shown as a separate segment.

RadiusWithin 4.0 km

Buyer Demand vs Competing Supply

haio estimate

x.x×demand vs supply · this year

Demand

xx,xxx

Nearby upgraders becoming able to buy a unit like yours this year

xx,xxx in the standing upgrader pool today

Supply

xx,xxx

Competing units coming up for sale nearby this year

xx,xxx competing units in the standing pool today

xx% demandxx% supply

xx,xxx HDB households within 4km of MAPLE WOODS. xx,xxx are in the addressable upgrader pool — MOP-eligible blocks, net of recent resale resets.

xx,xxx sellable now+xx,xxx on resale clock+xx,xxx future MOP=xx,xxx total

xx,xxx households are in past-MOP blocks but were resold in the last 5 years — the new buyer's own MOP restarted, so these are excluded from the sellable-now pool.

Supply vs Demand Eligibility Pool by year within 4km · actual

In plain English: what’s free to sell right now — units that have already cleared their SSD/MOP lock-up.

Actual= booked supply only — real resale caveats coming off their seller’s stamp duty (SSD) holding period (3 or 4 years, by purchase date) plus GLS-awarded new launches. Every figure is a recorded transaction or an awarded parcel: what is genuinely on the SSD/MOP clock today. The demand:supply ratio (top row) is computed on this booked supply.

Neutral read: a higher ratio = demand outweighs supply; the trend shows if it’s tightening or easing. A haio estimate.

MOP estimated as HDB completion year + 5 (standard scheme); +10 for Plus/Prime/PLH blocks. Able-to-sell figure nets out resale transactions in the last 5 years (those buyers' own MOP restarted). haio estimate — not guaranteed to reflect individual flat eligibility.

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Exit Audience is a haio+ feature

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Exit Risk

haio unit-level records

If you bought at MAPLE WOODS today at ~$2,210 psf (the recent resale median — last 12 months, 16 sales)…

92.2%

of current owners hold at a lower PSF — they could sell below your entry and still profit.

n=154 traced current owners, 100.0% unit-exact

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the Exit-Risk band is a haio+ feature

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The headline share is an exact count over haio’s unit-level records — one entry price per traced current owner. “Today’s price” is the last-12-months resale median, an anchor, not a valuation. In appreciated projects most owners naturally hold cheaper — long holders rarely sell low, so read it with the SSD-free share. Not advice. How this is calculated

West Sun Exposure

When direct sun lands on a West-facing window at MAPLE WOODS, for the date you pick.

Unit facing (your selection)

Date

6 am9 am12 pm3 pm6 pm8 pm

Direct sun on this facing
Worst window (overlaps 2–6 pm peak heat)

Direct sun on a West-facing window: 2:02 pm – 7:14 pm (5 h 12 m total). Worst stretch: 2:02 pm – 6:00 pm (falls in the 2–6 pm peak-heat band).

Sun at 3:30 pm on 2026-07-11: azimuth 304° (NW), elevation 50°.

Estimated from solar geometry — nearby buildings and blockage are not modelled.

Where Else You Can Buy

Anchored to this project's estimated price (~S$3.25M, the median of recent sale transactions at MAPLE WOODS) — drag to explore what else that budget buys across Singapore.

Nearby Condos

20 within 1 km

Lowest

$447

psf

Average

$1,970

psf

Highest

$2,592

psf

This propertyNearby condo


54 m	Casa Esperanza	FH	1992	$1,978
170 m	The Blissville	FH	—	—
249 m	The Sterling	FH	2000	$2,271
294 m	Floridian	FH	2012	$2,444
310 m	The Blossomvale	FH	1998	$2,237
341 m	The Nexus	FH	2006	$2,416
403 m	Mayfair Gardens (Demolished)	LH	1985	—
459 m	1 King Albert Park	FH	1997	$1,874
466 m	Mayfair Modern	LH	2024	$2,151
469 m	The Cascadia	FH	2010	$2,281

Project-level medians from haio’s own transaction data — median sale $ psf (last 2 years) and, in each pin, median monthly rent $ psf. Distances are straight-line from this property. Blank where there are no recent sales.

Primary Schools Within 1 km / 2 km

Methodist Girls' School (Primary)≤ 1 km110 m
Pei Hwa Presbyterian Primary SchoolWithin 1 km of blocks 991 & 993 only≤ 1 km940 m
Henry Park Primary SchoolWithin 2 km of blocks 985, 987, 989 & 991 only1–2 km1.88 km
Bukit Timah Primary SchoolWithin 2 km of blocks 989, 991 & 993 only1–2 km1.9 km

Distances are measured per block (straight-line, MOE method) and the nearest block’s distance is shown; where blocks differ, the qualifying blocks are named. The balloting distance is from your exact unit’s block. Distance sets priority within each registration phase; balloting still applies — see MOE’s P1 registration rules.

Amenities

MOE Primary One priority (1 km / 2 km) is measured from your home’s postal address — see the full Valuation Report for your unit.