Type

Units

Min Area

Price Range

2 BR

764 sqft

S$1.8M

3 BR

1012 sqft

S$2.5M

Property Highlights

Condo development with 2 units currently available.
Prices currently range from S$1.8M to S$2.5M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$366K on this acquisition.
Located 5 min (380 m) from CC16 Marymount MRT Station.

Price Trends & Rental Yield

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JadeScape: Modern Condo Living at Marymount

JadeScape stands as a contemporary residential development located on Shunfu Road, positioning itself within one of Singapore's most accessible and vibrant neighbourhoods. The project sits just 380 metres—a five-minute walk—from Marymount MRT Station on the Circle Line (CC16), placing residents within the heart of a precinct that seamlessly blends urban convenience with residential tranquillity. This proximity to a major transport node has long underpinned the area's appeal to both owner-occupiers and investment-minded buyers seeking exposure to a neighbourhood with proven capital stability and rental demand.

The development offers a range of unit types designed to accommodate diverse buyer profiles and lifestyle preferences. Units across the project span multiple configurations, allowing purchasers to select floor plans that suit their immediate needs, whether seeking a compact investment unit or a more expansive family residence. The total built-up areas and bedroom-to-bathroom ratios have been thoughtfully calibrated to reflect contemporary urban living standards, with attention to functional layouts that maximise usable living space and natural light penetration.

Location and Transport Connectivity

Marymount's emergence as a sought-after residential enclave owes much to its strategic position on the Circle Line. The CC16 MRT Station provides direct access to the Central Business District, making JadeScape an attractive choice for professionals working in Marina Bay or the surrounding financial precincts. Journey times to major employment hubs are typically under 20 minutes, a factor that has consistently supported rental demand and owner-occupier interest in the area. Beyond the MRT, the neighbourhood benefits from established bus routes that radiate towards Bishan, Ang Mo Kio, and the city fringe, creating multiple transit pathways for residents.

The location along Shunfu Road itself carries additional strategic weight. The road has evolved into a secondary commercial and retail corridor, with established dining establishments, convenience retailers, and healthcare facilities within walking distance. Parents considering the development will note that several primary and secondary schools are accessible by foot or short bus ride, supporting the area's appeal to upgrading families with school-age children.

Investment and Rental Fundamentals

For investors evaluating JadeScape as part of a residential property portfolio, the development's proximity to reliable public transport and its position within a maturing neighbourhood present material advantages. The Marymount precinct has consistently attracted tenants seeking well-serviced rental accommodation at a premium to more peripheral locations, though at a discount to prime central areas like Orchard or Marina Bay. Depending on unit type, floor level, and precise configuration, rental yields across comparable developments in the district typically range between 2.5% and 3.5% gross per annum, though individual performance varies with tenant profile and seasonal demand fluctuations.

Potential purchasers intending to hold units as investment assets should consider that Marymount's tenant base comprises a mix of young professionals, expatriate families, and upgraders—cohorts with stable employment and reliable rental payment behaviour. The presence of nearby educational institutions and family-oriented amenities has supported consistent demand from tenants seeking a suburban residential environment with urban convenience.

Pricing and Market Context

JadeScape's pricing reflects the development's established location, transport connectivity, and contemporary finish standards. Units at the project are available from S$2.45 million onwards, with variation across configurations, floor heights, and unit orientation. Per-square-foot pricing across comparable developments in the Marymount and adjacent Bishan precincts typically ranges from S$2,400 to S$2,800 psf depending on age, condition, and specific positioning within the neighbourhood. JadeScape's pricing sits within this band, reflecting the development's relative newness, completion status, and the inherent premium associated with proximity to a major MRT interchange.

Compared to recent comparable transactions in the Marymount and Bishan corridors, JadeScape's valuation metrics align with developments of similar vintage and specification. The development's positioning on Shunfu Road—a secondary road within the precinct—typically commands a slight discount to developments fronting primary arterial roads, though this is offset by parking arrangements and direct access to neighbourhood amenities.

Stamp Duties and Acquisition Costs

Prospective purchasers should factor acquisition costs into their investment thesis. First-time buyer status significantly affects the total cost of purchase, as the Buyer's Stamp Duty (BSD) applies at standard rates to all residential acquisitions. Singapore Citizens and Permanent Residents purchasing a second residential property face an Additional Buyer's Stamp Duty (ABSD) of 20% on the purchase price, a material consideration for investors already holding residential assets or upgraders divesting from an existing property. This 20% ABSD applies on top of the standard BSD, materially increasing the effective cost of acquisition for second-property purchases.

For example, a purchaser acquiring a unit at JadeScape priced at S$2.45 million as a second residential property would incur approximately S$490,000 in ABSD alone, in addition to standard BSD and legal fees. This cost structure necessitates careful financial planning and underscores the importance of comparing gross and net returns when modelling investment scenarios.

Financing Considerations and Debt Servicing

Financing availability for JadeScape units typically extends to 70-75% of the purchase price through major Singapore banks, although some lenders offer competitive rates in this established residential segment. A purchaser financing S$2.45 million at 75% loan-to-value (LTV) would service a mortgage of approximately S$1.84 million. At current market rates in the region of 3.5-3.8% per annum, monthly debt servicing (principal and interest combined) would approximate S$8,500 to S$8,900, depending on tenure selection.

The Total Debt Service Ratio (TDSR) framework capping monthly debt service at 55% of gross monthly income remains binding for all residential mortgage applications. Prospective purchasers should model their own income scenarios and existing debt commitments against these thresholds before committing to acquisition. For owner-occupiers upgrading from a previous property, the need to service both the mortgage on the new purchase and any outstanding debt on the divested property should be carefully assessed.

Lease Tenure and Long-Term Value Preservation

JadeScape's lease structure is fundamental to long-term value retention and should form a core part of purchaser due diligence. A 99-year leasehold tenure—typical for HDB-style schemes but less common in private condominium development—carries material implications for future resale value, particularly as the lease approaches the final 30 years of its term. Most financial institutions impose increasingly conservative lending criteria against leasehold properties with fewer than 60 years remaining on the lease, a dynamic that can suppress both buyer pools and achievable selling prices in later decades.

Conversely, if JadeScape holds a 999-year lease or freehold title, lease decay poses minimal practical concern within any individual purchaser's ownership horizon. Prospective buyers should verify the exact lease structure with their legal advisors and factor this into their long-term capital appreciation expectations and investment thesis.

Competitive Positioning Within the Marymount Precinct

The Marymount and surrounding Bishan precinct has attracted multiple residential developments over the past decade, creating an increasingly competitive supply landscape. Newer developments such as those completed within the last 3-5 years may command design and specification premiums that differentiate them from established stock. JadeScape's positioning relative to this competitive set depends on its specific completion timeline, architectural quality, and amenity offerings. Purchasers evaluating JadeScape should conduct site visits to comparable developments in the immediate vicinity to assess relative value, finishes, and amenity comprehensiveness.

The neighbourhood's absorption of new supply has historically supported stable pricing rather than sustained appreciation, a pattern that investor-buyers should account for when modelling longer-term capital gains. The area functions more as a stable, rental-yielding precinct than a rapid-appreciation zone; this characterisation suits income-focused investors more than those pursuing maximum capital upside.

Future Supply and Market Dynamics

The Marymount and Bishan districts fall within Planning Areas where the Urban Redevelopment Authority (URA) has identified ongoing residential infill and rejuvenation opportunities. Future residential completions within the broader precinct may introduce additional supply that moderates price growth or creates transient softness in market conditions. Prospective purchasers should consider that the precinct's trajectory towards maturity means capital appreciation is likely to moderate relative to emerging residential precincts in transformation areas like Clementi or Jurong Lake.

For owner-occupiers with extended holding periods of 10+ years, this pricing stability presents a benefit—values are unlikely to contract dramatically—whilst for short-term speculative investors, the precinct may offer limited upside. The presence of established infrastructure, schools, and retail amenities supports long-term residential demand, underpinning a stable market foundation.

Suitability Across Buyer Cohorts

JadeScape appeals to distinct buyer cohorts for different reasons. First-time buyers seeking accessible entry into private residential ownership in an established neighbourhood with proven amenity provision find the development's location and pricing alignment attractive, particularly when financing at standard LTV ratios. Upgrading families divesting from HDB flats or older private stock appreciate the contemporary design, established neighbourhood character, and proximity to schools and transport. High-net-worth individuals building diversified residential portfolios value the stable rental yields and capital preservation characteristics of an established precinct, though may gravitate towards more aspirational locations in central or premium-fringe zones.

For overseas investors or non-citizen purchasers, Singapore's residential ownership restrictions and foreign buyer levies (if applicable under current policy) may render JadeScape less accessible than Singapore Citizen or PR cohorts, though this regulatory landscape should be verified with legal counsel prior to commitment.

Frequently Asked Questions

What rental yield can investors expect from JadeScape units?

Gross rental yields for comparable developments in the Marymount and Bishan precincts typically range between 2.5% and 3.5% per annum, though individual performance varies significantly based on unit type, floor level, and tenant profile. JadeScape's proximity to the CC16 MRT Station supports consistent tenant demand from young professionals and families seeking well-serviced suburban accommodation with strong public transport access. Investors should model yields conservatively—accounting for vacancy periods, maintenance reserves (typically 5-10% of gross rental income), and potential tenant turnover costs—to arrive at realistic net returns. The precinct's mature residential character and established amenity base underpin stable long-term rental demand, though this is balanced against limited price growth compared to emerging transformation precincts.

How does JadeScape's per-square-foot pricing compare to recent transactions in Marymount and Bishan?

Recent comparable transactions in the Marymount and adjacent Bishan precincts have established a per-square-foot pricing band of approximately S$2,400 to S$2,800 depending on development age, condition, and specific location within the neighbourhood. JadeScape's valuation sits within this established range, reflecting its contemporary specifications and proximity to CC16 MRT Station, offset by its positioning on Shunfu Road (a secondary rather than primary arterial) and the inherent premium applied to newer developments over resale stock. Purchasers comparing JadeScape to other developments in the precinct should factor in site-specific variables such as floor orientation, parking provisions, and view corridors, as these typically account for ±5-10% variation around the base per-square-foot metric.

What ABSD liability arises if I purchase JadeScape as a second residential property?

A Singapore Citizen purchasing JadeScape as a second residential property incurs Additional Buyer's Stamp Duty (ABSD) at the current rate of 20% on the entire purchase price. For a unit priced at S$2.45 million, this equates to approximately S$490,000 in ABSD liability, payable at the time of property acquisition. This 20% ABSD applies on top of the standard Buyer's Stamp Duty and all other acquisition costs (legal fees, survey, etc.), materially increasing the effective cost of purchase for second-property investors. The ABSD significantly impacts investment returns, particularly for investors deploying leverage, as it increases the equity requirement and reduces the available capital for mortgage servicing or additional investments. Prospective purchasers should factor this cost into their cash-flow modelling and consider whether the projected rental yield and potential capital appreciation justify the substantial upfront ABSD outlay.

What lease tenure does JadeScape hold, and how might this affect long-term resale value?

The lease tenure structure for JadeScape is critical to long-term value retention and requires verification with your legal adviser prior to purchase. If the development holds a 99-year leasehold tenure, lease decay becomes a material consideration as years progress—most lending institutions apply increasingly stringent criteria to properties with fewer than 60 years remaining on the lease, potentially suppressing future buyer pools and achievable selling prices. Conversely, if JadeScape holds a 999-year lease or freehold title, lease decay poses minimal practical concern within any individual purchaser's holding horizon. The tenure structure directly influences financing availability in later decades and should be factored into long-term capital appreciation expectations; 99-year leasehold properties typically experience more pronounced value compression in their final 30 years compared to freehold or longer-lease alternatives.

How does proximity to CC16 Marymount MRT Station influence demand and capital appreciation?

Direct proximity to a major MRT interchange consistently underpins capital stability and rental demand across Singapore's residential market, and JadeScape's 380-metre distance from CC16 positions it advantageously within this established principle. The Circle Line connectivity provides direct access to the Central Business District, reducing commute times for professionals and supporting stable tenant demand from the working-age cohort. Properties within 500 metres of MRT stations typically command a 10-15% pricing premium over comparable units in less transit-accessible locations, a premium that JadeScape benefits from. However, this transit premium has already been largely priced into the development; future appreciation is unlikely to exceed the precinct's moderate baseline growth (typically 2-3% per annum), as the transport advantage is a constant rather than an emerging differentiator. The MRT proximity particularly supports rental demand, making the development more suited to investors prioritising yield stability over capital upside.

Is JadeScape suitable for first-time private residential buyers?

JadeScape presents an accessible entry point for first-time private residential purchasers, particularly those upgrading from HDB ownership or seeking established neighbourhoods with proven amenities and school proximity. First-time buyers benefit from full BSD rates without ABSD liability, improving financing accessibility and reducing gross acquisition costs compared to second-property purchasers. The Marymount precinct's mature residential character, stable pricing (avoiding exposure to rapid depreciation in emerging areas), and established retail and educational infrastructure align well with first-time buyer priorities. However, prospective first-timers should verify their TDSR headroom and stress-test their mortgage servicing capacity under rising interest-rate scenarios; at current financing terms, a S$2.45 million acquisition would require approximately S$8,500-8,900 monthly debt service depending on loan tenure, necessitating gross monthly income above S$15,500 to comfortably meet the 55% TDSR ceiling.

What TDSR and financing headroom apply to JadeScape purchases at current market rates?

Total Debt Service Ratio (TDSR) regulations cap monthly debt servicing at 55% of gross monthly income for all residential mortgage applications. A purchaser financing a S$2.45 million unit at JadeScape at 75% LTV would service a mortgage of approximately S$1.84 million; at prevailing market rates of 3.5-3.8% per annum, monthly debt service (principal and interest combined) would approximate S$8,500-8,900 depending on loan tenure and rate structure. To comfortably service this debt within TDSR limits, purchasers require gross monthly income of approximately S$15,500 or higher. Prospective buyers holding existing mortgages or other debt obligations must factor these commitments into their available TDSR headroom; the framework assesses total monthly debt servicing across all liabilities, not merely the JadeScape mortgage. Purchasers should engage their preferred lender early in the evaluation process to obtain pre-approval and clarity on their specific borrowing capacity given their income profile and existing obligations.

How does JadeScape compare to other new and established developments in the Marymount and Bishan precincts?

The Marymount and Bishan precincts have attracted multiple residential developments over recent years, creating a competitive supply landscape that purchasers should evaluate carefully. Newer developments (completed within 3-5 years) may command specification and design premiums over older stock, though these must be weighed against JadeScape's own relative newness and finishes. JadeScape's positioning on Shunfu Road—a secondary rather than primary arterial—typically results in a modest discount relative to developments fronting major roads or with waterfront positioning, though this is offset by direct neighbourhood amenity access and typically favourable parking arrangements. Prospective purchasers should conduct comparative site visits to assess finishes, amenity comprehensiveness, and architectural quality across the competitive set before committing. The precinct's absorption of new supply has historically supported stable rather than appreciating prices, suggesting that value comparisons and rental yield calculations should be prioritised over capital-growth expectations when evaluating competitive alternatives.

Which unit stacks or floor levels typically offer the best value at JadeScape?

Unit positioning significantly influences achievable pricing and rental yield across any residential development. Middle-stack units (typically floors 4-8) often represent optimal value, balancing the reduced pricing of lower floors against the premium typically attached to higher floors; middle-stack positioning also minimises lift waiting times and structural settlement concerns whilst avoiding the highest-priced upper-level units where premium pricing reflects view corridors rather than functional benefits. Corner and east-facing units typically command 5-10% premiums over comparable interior-facing units, reflecting superior natural light and ventilation characteristics that translate into rental desirability. South and west-facing units may be offered at modest discounts due to afternoon heat exposure, though this characteristic is manageable through specification (high-performance glazing, external shading). Investors prioritising rental yield should assess tenant preferences in the Marymount precinct—typically young professionals prefer well-lit, efficiently-serviced units over premium view amenities—and apply this intelligence when comparing unit options across the development.

What is the projected residential supply pipeline in Marymount and surrounding districts?

The Marymount and Bishan areas, whilst experiencing steady residential infill, are not designated as major transformation precincts within the Urban Redevelopment Authority's master planning framework. The precinct's primary growth catalyst has been the completion of the Circle Line (completed 2019), which has largely catalysed development intensity within the area. Future residential supply is likely to emerge incrementally through small-scale infill projects and selective en-bloc redevelopment rather than major precinct-wide transformation. This measured supply dynamic supports price stability rather than explosive appreciation, positioning JadeScape as suitable for investors prioritising capital preservation and stable rental yields over rapid upside. Prospective purchasers should monitor URA statutory plans and track major en-bloc transactions in the precinct, as these can signal emerging redevelopment opportunities and future supply shifts. The precinct's maturity means that dramatic supply shocks are unlikely, though ongoing incremental completions may moderate pricing growth compared to emerging areas in other districts.

Is JadeScape more suitable for owner-occupiers or investment-focused purchasers?

JadeScape appeals effectively to both owner-occupier and investor cohorts, though for different reasons. Owner-occupiers—particularly families and upgraders from HDB ownership—benefit from the established residential neighbourhood character, proximity to schools and amenities, and contemporary specifications. The precinct's mature infrastructure and stable pricing appeal to purchasers seeking secure long-term accommodation without exposure to emerging-area volatility. Investment-focused purchasers are attracted by consistent tenant demand (supported by MRT connectivity and established amenities), predictable gross rental yields in the 2.5-3.5% band, and capital preservation characteristics. However, the precinct's limited capital appreciation potential (typically 2-3% per annum) makes it less suitable for investors prioritising maximum upside; instead, it aligns with income-focused portfolios and those seeking diversification across geographically dispersed, stable neighbourhoods. The development's appeal across both cohorts reflects its positioning as a balanced, mature residential product rather than as a speculative appreciation play or an aspirational trophy asset.

Condominium At 4 Shunfu Road — From S$1.8M