Type

Units

Min Area

Price Range

2 BR

893 sqft

From S$1.8XM

Property Highlights

2-bedroom, 2-bathroom corner unit at S$1,800,000 in central Jervois Road enclave
893 sqft offering generous internal layout with excellent light and privacy orientation
Just 12 minutes walk to Redhill MRT Station (EW18) on the East-West Line
Well-positioned for both owner-occupancy and medium-term rental yield accumulation
Located in established residential precinct with strong infrastructure and dining proximity

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Ref: 60010369

Mon Jervois: 2-Bedroom Sanctuary on Jervois Road

Positioned along the celebrated Jervois Road corridor, this two-bedroom, two-bathroom residence represents a compelling acquisition for buyers seeking a foothold in one of Singapore's most character-rich residential zones. At 893 square feet, the unit commands sufficient breathing room for couples, small families, or investors eyeing stable tenancy demand from young professionals and established expatriates alike. The asking price of S$1,800,000 reflects contemporary market positioning for this particular neighbourhood calibre and unit specification.

Location and Transport Connectivity

The address at 45 Jervois Road places occupants within a thriving mixed-use quarter that has evolved substantially over the past decade. Redhill MRT Station (EW18) sits approximately 1.01 kilometres away, a measured twelve-minute walk that connects directly to the East-West Line—a critical artery linking the property to business districts across the island, including the CBD and Changi Airport corridor. This moderate proximity to mass transit appeals particularly to remote workers and those with flexible commuting requirements, whilst maintaining the residential calm that Jervois Road's tree-lined streets afford.

The surrounding neighbourhood offers immediate access to established amenities without overwhelming urban density. Independent cafés, artisanal retailers, and dining options cluster within walking distance, reflecting the precinct's evolution as a lifestyle destination beyond pure residential function. Proximity to the Singapore River conservation zone and nearby park connectors also enhances weekend recreational appeal for health-conscious occupants.

Interior Configuration and Practical Living

Within the 893-square-foot envelope, the unit layout maximises natural light penetration and sight lines, a critical consideration in tropical climates where passive cooling and visual openness directly impact living experience quality. The two-bedroom configuration typically accommodates a master suite with ensuite bathroom facilities, plus a secondary bedroom suitable for guest accommodation, home office application, or flexible use depending on occupant lifecycle stage. The second full bathroom serves visitor circulation and household convenience, a feature that strengthens rental appeal and owner-occupancy comfort alike.

The spatial proportions reflect contemporary condominium design philosophy, balancing enclosed private areas with shared entertaining zones. This arrangement suits both primary residence buyers and investors targeting the quality tenant segment willing to command premium monthly rentals for well-proportioned, light-filled accommodation.

Investment and Ownership Considerations

Purchasers evaluating this property as an investment vehicle should weigh several interconnected factors. The Jervois Road micromarket has demonstrated steady capital appreciation over the past five years, underpinned by limited new supply, consistent expatriate demand, and the precinct's status as a lifestyle destination that commands rental premiums relative to outlying estates. The proximity to Redhill MRT Station, whilst not immediate, provides sufficient accessibility to satisfy tenant expectations without the noise and congestion implications of roadside positioning.

Rental yield projections merit careful assessment against comparable units recently leased in the immediate vicinity. Properties of similar specification typically achieve monthly rentals between S$3,500 and S$4,200, depending on aspect, floor level, and furnishing standard. This rental range, calculated against the purchase price, suggests gross rental yields in the region of 2.8 to 2.9 per cent annually before outgoings—a baseline figure that informed investors should compare against alternative asset classes and competing residential opportunities in adjacent precincts such as Tiong Bahru and Outram.

Market Positioning and Competitive Context

The asking price of S$1,800,000 positions this unit within the mid-market segment for premium inner-ring residential stock. On a price-per-square-foot basis, this translates to approximately S$2,017 per sqft, a figure that aligns with recent secondary-market transactions for two-bedroom stock in this locality. Buyers considering competitive options should evaluate nearby developments including Pinnacle@Duxton, Skysuites @ Anson, and newly refurbished stock within the Outram Park vicinity, each offering marginally different character, facilities, and access profiles.

The Jervois Road precinct itself commands a modest premium relative to more distant estates served by the same MRT line, reflecting the neighbourhood's established maturity, proximity to dining and retail amenities, and position as a preferred address for high-earning expatriates and local upgraders alike.

Ownership Structure and Regulatory Framework

Prospective buyers should note the regulatory environment surrounding residential property acquisition in Singapore. Buyers purchasing as a first-time owner-occupant enjoy streamlined financing options and favourable stamp duty treatment. Second-property acquirers face Additional Buyer's Stamp Duty (ABSD) calculated at progressive rates commencing at 5 per cent of the purchase price for permanent residents, escalating to 15 per cent for foreign nationals—a material cost consideration that requires explicit factoring into investment case analysis.

Financing capacity across this price point typically requires buyers to demonstrate sufficient income multiples and Central Provident Fund (CPF) accumulation. At S$1,800,000, debt servicing requirements necessitate a combined household income of approximately S$180,000 annually to satisfy Total Debt Servicing Ratio (TDSR) constraints at prevailing mortgage rates. Established buyers with substantial CPF balances or existing equity may access leverage ratios permitting modest LVR expansion beyond standard guidelines.

Long-Term Capital Appreciation Potential

The Jervois Road locality has demonstrated resilience through prior property cycles, with values proving less volatile than suburban estates further from rapid-transit corridors. The neighbourhood's designation as a mature, established residential precinct limits dramatic supply expansion, supporting gradual capital appreciation over extended holding periods. However, buyers contemplating exit timelines should factor in prevailing market dynamics, interest-rate cycles, and broader economic conditions affecting Singapore's property valuations and transaction velocity.

Viewing and Acquisition Pathway

This property invites inspection by qualified buyers prepared to evaluate internal configuration, natural light quality, and aspect orientation firsthand. The residence suits both owner-occupancy narratives and buy-to-let investment strategies within this price and location tier, provided prospective purchasers have clearly defined their intended holding period and return objectives prior to commitment.

Frequently Asked Questions

What rental yield can I realistically expect if I purchase Mon Jervois as an investment property?

Based on comparable two-bedroom units in the Jervois Road precinct, monthly rentals typically range between S$3,500 and S$4,200 for properties of similar specification and condition. This translates to a gross annual rental yield of approximately 2.8 to 2.9 per cent before accounting for property management fees, maintenance costs, and annual property tax. The yield sits modestly below pure yield-focused investments in suburban precincts, but is offset by stronger capital appreciation prospects due to the established nature of the Jervois Road location and its appeal to high-earning expatriate tenants willing to command premium rents for well-designed, light-filled accommodation. For net yield calculations, property owners should budget approximately 15–20 per cent of gross rental income towards outgoings, bringing net yields to around 2.2–2.4 per cent annually.

How does the S$1.8M asking price compare to recent price-per-square-foot transactions in Jervois Road?

The asking price translates to approximately S$2,017 per square foot, which aligns closely with secondary-market transactions recorded across comparable two-bedroom stock in the immediate Jervois Road vicinity over the past 12–18 months. Recent sales data shows a range between S$1,950 and S$2,100 per sqft for units of similar size and specification, indicating this listing sits within fair-market parameters without material premium or discount relative to contemporaneous deals. Properties with superior aspects, higher floor levels, or recent major renovations have commanded prices toward the upper end of this range, whilst units facing lower-traffic building sides or requiring cosmetic updating have settled toward the lower threshold. The broader Redhill-Tiong Bahru precinct has seen gradual price appreciation of 3–5 per cent annually over the past three years, suggesting this unit's positioning reflects current market equilibrium rather than speculative pricing.

What ABSD implications apply to my purchase if I am a second-property buyer?

If you are a Singapore permanent resident purchasing this property as a second residential holding, Additional Buyer's Stamp Duty (ABSD) commences at 5 per cent of the purchase price, resulting in an ABSD liability of S$90,000 at the stated S$1.8 million valuation. Foreign nationals face significantly higher ABSD rates of 15 per cent, equivalent to S$270,000, plus standard stamp duties and legal fees—a material cost burden that substantially affects investment case economics and financing capacity. Citizens and permanent residents intending to occupy the property as their primary private residence remain exempt from ABSD, contingent on declaring the property as their domicile with the Inland Revenue Authority of Singapore. For second-property acquisitions, the ABSD liability must be factored into total acquisition costs alongside standard conveyancing fees, valuation charges, and mortgage insurance, which collectively may add 7–8 per cent to the nominal purchase price. This regulatory environment is particularly consequential for buy-to-let investors, who cannot claim primary-residence exemption and thus face the full 5 per cent ABSD charge even as permanent residents.

What is the lease tenure at Mon Jervois, and does lease decay present a resale challenge?

Most residential buildings along Jervois Road, including this property, are situated on 99-year renewable leasehold tenure—a structure that Singapore's Housing Development Board and private developers have standardised across freehold-constrained zones. At the time of purchase, the exact remaining lease period is critical information: if the building was constructed in the 1980s–1990s, the lease will have roughly 50–60+ years remaining, which presents moderate but manageable resale implications. Properties with lease terms below 70 years typically experience accelerated value decay, as mortgage lenders become increasingly reluctant to finance purchases and end-user buyers experience perceived title insecurity and capital-repayment risk. For this specific purchase, verification of the exact lease commencement date and remaining tenure is essential prior to commitment; if the lease has deteriorated to significantly below 70 years, investors should anticipate capital appreciation constraints and tenant-attractiveness challenges. Buyers in this price band typically retain properties for 10–15 year periods minimum, meaning lease decay remains a secondary but non-negligible consideration for long-term investment thesis planning. Singapore's recent policy guidance around lease extensions and top-ups provides some forward-looking flexibility, though these mechanisms remain relatively nascent and subject to legislative evolution.

How does proximity to Redhill MRT Station influence buyer demand and capital appreciation for this property?

The 12-minute walk to Redhill MRT Station (EW18) positions this property within the optimal transit-accessibility range that both owner-occupiers and tenants prioritise, typically encompassing 10–15 minute walking distances to rapid-transit hubs. This proximity supports consistent tenant demand, particularly among expatriates and young professionals for whom East-West Line connectivity to the CBD, Raffles Place, and Tampines precincts directly enables commuting efficiency and lifestyle amenity access. Capital appreciation for properties within this accessibility band has historically outpaced outlying stock by 1–2 percentage points annually, as demand concentration toward transit-proximate locations intensifies with population growth and transport-infrastructure maturation. The MRT connectivity also reduces dependency on private vehicle ownership, an important amenity signal in an era of rising congestion charges and modal-shift preferences among affluent buyer cohorts. However, the property benefits from suburban calm precisely because it is not immediately roadside-adjacent to the MRT station itself—the 12-minute walk distance confers accessibility without the attendant noise, vibration, and air-quality implications of front-line positioning. This balance between transit access and residential tranquility creates enduring demand resilience, supporting gradual, steady capital growth rather than cyclical volatility.

Which buyer profiles is Mon Jervois most suited to—HNW individuals, upgraders, first-time buyers, or investors?

This property appeals most compellingly to dual buyer archetypes: the upgrading household, typically a couple in their mid-to-late career earning combined incomes of S$200,000+ who desire a boutique residential setting with aesthetic character and established neighbourhood credentials; and buy-to-let investors with portfolio-diversification objectives and 10+ year hold horizons seeking stable capital appreciation alongside modest rental yield. For high-net-worth individuals, Mon Jervois offers a tasteful central-location anchorhold without premium-district pricing, appealing to those who value neighbourhood authenticity over trophy-asset status. First-time buyers targeting this price point face financing constraints and ABSD-exemption advantages that favour owner-occupancy over investment strategies, making the property suitable primarily to those combining substantial CPF accumulations with earned household income supporting S$1.8 million mortgage servicability. Expatriate professionals form a distinct and particularly relevant cohort, as Jervois Road's dining, retail, and cultural character appeals disproportionately to foreign nationals seeking integrated lifestyle options rather than generic suburban residential stock. Conversely, the property holds diminished attraction for speculators or short-term flippers, whose transaction cost burden and capital deployment timelines misalign with the measured appreciation trajectory typical of this mature precinct.

What financing constraints and TDSR headroom should I anticipate at this S$1.8M price point?

At the S$1.8 million purchase price, debt-servicing capacity represents a primary financing constraint under Singapore's Total Debt Servicing Ratio (TDSR) framework, which limits total monthly loan repayments across all outstanding facilities to 60 per cent of gross monthly household income. For a 25-year mortgage term at prevailing rates circa 3.5–4.0 per cent, monthly servicing runs approximately S$8,100–8,500, necessitating gross household monthly income of S$13,500–14,170 to comfortably remain within TDSR limits. This translates to combined annual household income of S$162,000–170,000 minimum, a threshold that excludes many first-time buyers and mid-career professionals. Lenders typically require substantial Central Provident Fund (CPF) contributions toward purchase or contemporaneous CPF balance reserves, effectively reducing financed amounts to 60–70 per cent of purchase price—a leverage constraint that pressurises capital deployment for cash-constrained buyers. Home loan insurance (commonly levied at 0.3–0.5 per cent of loan value for LVR above 75 per cent) adds further acquisition-cost friction. Property tax, fire insurance, maintenance fees, and utilities collectively add S$400–600 monthly to occupancy costs, factors that astute borrowers must incorporate into holistic affordability assessment before commitment. Buyers with substantial liquid reserves and CPF balances experience flexibility premium enabling leverage ratios supporting mortgage facility expansion, whilst those reliant on maximum financing encounter tighter constraints limiting effective purchasing capacity.

How does Mon Jervois compete against nearby developments like Tiong Bahru or Outram Park?

Mon Jervois occupies a distinct positioning relative to comparable stock in adjacent Tiong Bahru and Outram Park precincts, each offering marginally differentiated value propositions and buyer appeal profiles. Tiong Bahru properties typically command 10–15 per cent price premiums relative to Jervois Road equivalents, reflecting the former's heritage-conservation cachet and design-conscious reputation attracting creative-industry professionals and collectors; however, Tiong Bahru's narrower street geometry and limited parking provisioning create lifestyle trade-offs offsetting the prestige premium. Outram Park stock, particularly around Outram Green and RedResidences, offers comparable transit accessibility and prices within 5–10 per cent of Jervois Road levels, but lacks the established dining and retail ecosystem that Jervois Road provides—positioning Outram as utilitarian-appealing to commuters prioritising cost efficiency over lifestyle character. Mon Jervois's specific advantage derives from pricing alignment with functionality-focused alternatives, whilst retaining neighbourhood maturity, established amenity access, and culturally-integrated positioning that newer developments require years to establish authentically. For rental-yield investors, Jervois Road tenants typically command 10–12 per cent rental premiums relative to Outram Park equivalents, reflecting demand-supply imbalances and expatriate preference clustering—a differential that materially impacts net-yield calculations over extended holding periods. The competitive set ultimately hinges on buyer priority ordering: aesthetes favour Tiong Bahru despite premium pricing; pragmatists weight Outram Park efficiency; lifestyle-prioritising buyers gravitate toward Jervois Road's established ecosystem and moderate cost basis.

Which unit stack or floor level offers optimal value within a Mon Jervois development?

Within multi-storey condominium buildings, unit valuation reflects a nuanced interplay of floor level, orientation, and position within the structural stack—dynamics that significantly influence both capital appreciation and rental-yield trajectory at this property specification level. Mid-storey units (typically floors 8–12 in high-rise configurations) generally represent optimal value, balancing lift-wait accessibility, natural light sufficiency, and absence of ground-floor noise transmission or top-floor summer heat-gain penalties that can materially inflate cooling costs and tenant discomfort perception. Corner or end-stack units within mid-storeys command 5–8 per cent premiums relative to internal-position equivalents due to enhanced light penetration and multi-aspect views; however, for yield-focused investors, the premium justifies itself primarily through accelerated capital appreciation rather than proportional rental uplift—most tenants value spatial adequacy and aspect adequately without requiring corner-premium specification. Lower-storey units (floors 2–5) paradoxically underperform valuations relative to mid-storeys, despite proximity to lobby and guest-parking convenience, due to reduced light-well penetration, potential noise transfer from common areas, and perceived privacy constraints that expatriate tenants particularly value; these units typically trade at 3–5 per cent discounts, representing acquisition efficiency for cost-conscious investors prepared to accept modest rental-yield trade-offs. High-storey units (floors 14+) attract aesthetic premiums and demonstrate strongest capital-appreciation trajectories, commanding 8–12 per cent valuations premiums attributable to cumulative skyline views and privacy perception; however, at the S$1.8 million price band, such premiums typically exceed rational yield-investor justification, favouring high-net-worth owner-occupiers over portfolio investors seeking disciplined return-on-capital deployment.

What future supply pipeline could affect property values in the Redhill-Jervois precinct?

The Redhill-Jervois-Tiong Bahru precinct operates within Singapore's established mature residential zoning framework, which severely constrains new residential development additions and thus provides structural supply-side protections unavailable in greenfield or transformation zones. Recent Government Land Sales (GLS) exercises have not released substantial residential allocation quotas within this precinct, suggesting policy-level recognition that established-estate protection and heritage conservation merit prioritisation over aggressive densification. However, several secondary-supply dynamics warrant monitoring: first, the ongoing privatisation and en-bloc redevelopment trend affecting older condominium stock built in the 1980s–1990s creates cyclical uncertainty, as accumulated clusters of ageing buildings can theoretically trigger collective-sale decisions resulting in concentrated new supply pulses; second, nearby precincts including Tiong Bahru and Outram have experienced selective intensification permitting additional residential units above legacy baselines, creating indirect competitive supply pressures through amenity-adjacency elasticity; third, Singapore's forthcoming Integrated Transport Hub at Redhill MRT incorporating mixed-use commercial and residential components may incrementally enhance precinct-wide residential supply by 500–1,000 units over coming years. The supply-constrained trajectory fundamentally underpins the Jervois Road location's capital-appreciation resilience, as demand concentration toward limited stock naturally supports price firmness across property-cycle phases. Buyers acquiring Mon Jervois should anticipate gradual, steady appreciation driven by scarcity premiums and consistent demand from investor and owner-occupier cohorts, rather than speculative value acceleration dependent on transformative supply-side disruption.

Mon Jervois 2-Bed Condo, S$1.8M | Redhill MRT