TMW Maxwell Review

TMW Maxwell is a new 99-year leasehold condo launch located at the former Maxwell House at 31 Tras Street. It launched on 12 August 2023 with a total of 324 residential units, of which 62% of the units here are studio apartments, 22.5% are 1-bedroom units, 4.94% are 2-bedroom units, and 10.49% are 2-bedroom dual key units.

In August 2023, TMW Maxwell made headlines when the price per square foot (ppsf) was announced to start from $3,143 upwards. At the time of writing, only 7 of the 324 units have been sold at an average $3,310 psf, with the transacted price ranging between S$1.5 million and $2.47 million. 

This 2% take-up rate is much lower than the expected rate of 20%, which is the average of recent condo launches.

With so much marketing and hype created surrounding its launch, it leaves one to wonder how the sales outcome for TMW Maxwell still managed to do so poorly, leaving much to be desired.

In this article, take a deep dive into our TMW Maxwell review to understand where this condo falls short in and learn more about what experts are predicting to happen next. You can also register your Whatsapp number below to receive the TMW Maxwell price list and floor plans:

TMW Maxwell Review

When we score TMW Maxwell based on our key metrics, it does seem that the condo development would deserve a better sales outcome than what actually happened during its launch weekend.

Judging by its branding and positioning, as well as unit types, it is clear as day that TMW Maxwell are targeted at a very niche market of expatriates and single working professionals. Their condensed layouts negate a large group of private property buyers, such as families and young couples, which may be the cause of the slow sales. As such, it is to suggest that the biggest factor leading to its less-than-desirable outcome lies in its exorbitant pricing and niche target audience.

Book appointment for the TMW Maxwell showflat below:

Public Transport Connectivity – 4/5★

TMW Maxwell is just a short 2 to 3 minute walk from Maxwell MRT Station. Maxwell MRT Station is part of the Thomson-East Coast Line (TEL) that will connect residents to key locations from the Eastern parts of Singapore, all the way to the Northern parts. The TEL is expected to fully open sometime in 2024 and 2025, which is before TMW Maxwell’s TOP date. Here are the estimated travelling times for residents travelling from home via the TEL:

• Outram → 1 MRT stop / 2 minutes (change to East-West Line and North-East Line)
• Orchard → 4 MRT stops / 7 minutes (change to North-South Line)
• Marina Bay → 2 MRT stops / 4 minutes (change to North-South Line and Circle Line)
• Gardens by the Bay → 4 MRT stops / 7 minutes
• Marine Parade → 9 MRT stops / 18 minutes
• Woodlands → 16 MRT stops / 30 minutes

Within a short 2-minute walk, residents will have reached the bus stop at Maxwell Stn Exit 3, which is serviced by bus 80 and 145. Bus 80 goes to locations such as Sengkang, Hougang and Serangoon, all the way to Kallang, Geylang, Keppel and more. On the other hand, bus 145 travels to Toa Payoh, Balestier, Lavender, Buona Vista and more.

In terms of public transportation, residents will have a great experience with the TEL MRT line for its connectivity to key locations as well as other MRT lines. However, the limited bus services and their serviced destinations leave much to be desired. 

Driving Accessibility – 4.5/5★

TMW Maxwell is located in between Maxwell Road and Tanjong Pagar Road, which leads to 3 major expressways, Ayer Rajah Expressway (AYE), Central Expressway (CTE), and Marine Coastal Expressway (MCE). 

With its central location in the coveted district 1 of Singapore combined with its proximity to major roads, driving to and from TMW Maxwell will be a breeze for residents. 

Nearby Amenities – 4.5/5★

Located in the heart of the charming Tanjong Pagar district, residents of TMW Maxwell condo will be able to benefit from a wide range of amenities in no more than a 15-minute stroll along unique shophouses. 

Shopping malls such as 100AM, Guoco Tower, Icon Village and Chinatown Point are just a few of the amenities that are all within walking distance. In these malls, residents can enjoy not only retail therapy but also a range of services.

Residents can also take a short drive out to major shopping malls such as Suntec City, Marina Square, VivoCity, Plaza Singapura, 313 Somerset, ION Orchard, Takashimaya and more for an even wider range of shopping.

Even closer to home are the shops in the first three levels of the condo as it is a mixed-development condo.

F&B – 4.5/5★

If there is anything that the Tanjong Pagar neighbourhood is known for, it is for being a foodie haven. Restaurants of different cuisines and cafes line the shophouses in this unique town and is certainly the destination of dining choice no matter the occasion. 

Proximity to Schools – 2/5★

In terms of local primary schools, TMW Maxwell is only close to two of them, which is Cantonment Primary School and CHIJ Kellock. Both schools are among the top 100 most popular schools in Singapore. 

For parents who want a wider choice of primary schools where they can have priority in enrolment, this condo may not be the ideal choice.

If you are a parent of school-going children and are looking for a new place for you and your family, here are some other new condo launches that may be more ideal for you:

• Altura: affordable EC close to many prestigious schools, including ACS (Junior)
• Grand Dunman: New launch in walking distance to popular schools including Kong Hwa School and Chung Cheng High.
• The Reserve Residences: New condo within 1km of reputable schools such as Pei Hwa Presbyterian Primary School, Methodist Girls’ School (Primary) and many more.

Future Developments – 2/5★

Being situated in a developed and major neighbourhood in Singapore, there are not as many exciting new developments expected to take place in the vicinity of TMW Maxwell. 

Price point – 1/5★

With its launch price starting from an average of S$3,310 psf, it is obvious from this TMW Maxwell Review that the condo is targeted at the affluent. However, even though the price psf is relatively high compared to all the new condo launches in Singapore, it is still the cheapest among the new private properties coming soon in the Tanjong Pagar area in Singapore. 

Here are the other new launches that are also coming soon to the CBD area:

• SkyWaters Residences → est. from S$6,000psf
• Newport Residences → est. from S$4,000psf

Developer – 4/5★

TMW Maxwell is jointly developed by Chip Eng Seng Corp’s CEL Development, SingHaiyi Investments and Chuan Investments. 

Chip Eng Seng Group is a reputable multinational company with businesses in construction, civil infrastructure, precast technology, environmental, property development and investment, hospitality and education. Chip Eng Seng is best known for their impressive private property portfolio of luxury condos, including Kopar At Newton, Grandeur Park Residences and more.

SingHaiyi is another well-rounded condo developer, known for their meticulously-designed and award-winning condo developments, including Grand Dunman, Parc Clematis, The Gazania, The Vales and more.

TMW Maxwell Review Conclusion

In conclusion, if moeny is not an issue for you and you are a single working professional, TMW Maxwell is actually a great choice due to its outstanding location in proximity to amenities, eateries and key expressways to get around the country.

However, if you fall beyond the range of their target audience, perhaps another new launch would be more suitable for your needs.

Download TMW Maxwell’s price list and floor plans below: