Type

Units

Min Area

Price Range

3 BR

1098 sqft

From S$2.3XM

Property Highlights

Spacious 1,098 sqft three-bedroom, three-bathroom unit positioned at S$2.388 million in sought-after Jervois Road corridor
Just 14 minutes' walk (1.19 km) from Redhill MRT Station on the East West Line, offering seamless connectivity across Singapore
Well-proportioned layout delivers flexibility for multi-generational living, home office integration, or rental investment potential
Established neighbourhood with strong capital appreciation history and proximity to premium dining, retail, and lifestyle amenities
Competitive positioning within the mid-to-upper segment of central Singapore's residential property market

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Ref: 500012445

A Three-Bedroom Haven on Jervois Road: Location Meets Substance

The property market rarely presents opportunities that combine location prestige with practical living space, yet 38 Jervois Road delivers precisely this formula. This three-bedroom, three-bathroom condominium spans 1,098 square feet—a genuinely generous footprint that accommodates both contemporary family life and the increasingly common need for dedicated workspace. Priced at S$2,388,000, the unit positions itself within reach of established owner-occupiers and discerning investors alike, representing a measured entry point into one of Singapore's most enduringly desirable residential corridors.

Connectivity and Transport Access

Proximity to public transport remains a cornerstone of property valuation in Singapore, and this address performs admirably on that metric. Redhill MRT Station on the East West Line sits merely 1.19 kilometres away, translating to a manageable 14-minute walk for most residents. This positioning eliminates the anxiety of future transport planning changes and guarantees access to direct routes towards the CBD, Changi Airport, and the northern corridor. The EW18 designation places residents on a line that has proven remarkably resilient in terms of demand, with consistent ridership supporting retail and F&B establishments throughout its catchment zone.

Space Distribution and Living Layout

The quantum of space here—approaching 1,100 square feet—stands noticeably above the median for similar-priced urban residential units. Three full bathrooms rather than the conventional two represent a thoughtful design choice, particularly valuable when considering multi-generational households, teenage families, or the needs of guests. The three-bedroom configuration permits genuine flexibility: primary suite sanctuary, guest accommodation, and flexible third space that functions equally well as a home office, study, or nursery. This adaptability proves crucial in Singapore's demanding property market, where future-proofing against changing life circumstances directly influences resale appeal and rental demand.

The Jervois Road Neighbourhood Context

Jervois Road has evolved into a microcosm of Singapore's upper-middle-class residential landscape, with architecturally varied properties ranging from low-rise boutique developments to established condominiums. The surrounding precinct enjoys a reputation for tranquillity tempered by convenient access to lifestyle amenities—restaurants, cafes, and retail establishments cluster within walking distance without imposing on residential peace. The area has historically attracted professionals in finance, law, and entrepreneurship, lending the district a stable, quality-conscious demographic that translates directly into property maintenance standards and community cohesion. Educational institutions, including both international and local schools, feature prominently within a 1.5-kilometre radius, supporting families with school-age children.

Investment Considerations and Market Position

For the investment-minded buyer, this property occupies an interesting position within the condo market's spectrum. The per-square-foot valuation sits comfortably within the range established by recent transactional evidence from comparable developments in the Tiong Bahru, Bukit Merah, and Central Region precincts. The three-bedroom, three-bathroom configuration commands a rental premium relative to smaller units, with demand consistently strong from expatriate professionals and upgrading local families. Lease tenure, whilst requiring specific verification, would directly influence long-term capital appreciation expectations and financing terms available to purchasers.

Design and Finish Perspective

Without access to interior photography or specification documentation, prospective buyers should prioritise a thorough viewing schedule to assess finishes, fittings, and any upgrades implemented by the current owner. The floor level and stack position significantly influence both perceived value and practical quality of life—higher floors typically command premium pricing due to enhanced views and privacy, whilst mid-to-lower floors often deliver superior rental yields by appealing to younger professionals valuing accessibility. The orientation of living spaces relative to cardinal directions affects natural lighting patterns and long-term air-conditioning costs, factors that warrant careful consideration during site visits.

Financing and Buyer Profiles

The S$2.388 million price point engages different financing profiles meaningfully. First-time buyers approaching the upper boundary of their financial capacity may encounter TDSR constraints or require maximum leverage to proceed, making pre-mortgage approval essential. Upgrading families transitioning from resale flats or smaller condos often view this quantum as an achievable step-change in living standards without requiring expatriate-level compensation packages. Established HNW purchasers frequently regard this as a diversification holding within broader Singapore property portfolios, often favouring owner-occupation combined with strategic retention for long-term appreciation rather than speculative trading. Investor profiles, particularly corporate entities or sophisticated family offices, evaluate the rent-to-price dynamics against alternative CBD or core central precinct holdings.

Future Market Dynamics and Supply Considerations

The Central Region, encompassing Jervois Road and surrounding enclaves, continues experiencing gradual intensification of development activity. The absence of significant large-scale new residential projects within immediate proximity suggests limited near-term supply disruption—existing properties maintain scarcity value. However, the ongoing transformation of the Tiong Bahru and Kim Seng Road districts, including mixed-use regeneration initiatives, may gradually shift demand patterns across the broader precinct. Long-term capital appreciation prospects remain supportive provided overall Singapore economic growth trajectory sustains professional employment and expatriate inflows.

Practical Next Steps for Interested Parties

Prospective buyers should commission a thorough independent inspection, with particular attention to building covenant compliance, maintenance reserve fund adequacy, and any outstanding capital works. Obtaining the full strata title documentation and lease tenure confirmation represents essential due diligence. Engaging a qualified mortgage broker to pre-assess financing capacity—particularly TDSR and ABSD implications for second-property purchasers—provides clarity before formal offers proceed. The property's positioning at this price within this location demands confident valuation confidence; comparable market analysis from recent sales within the immediate postcode provides essential sanity-checking against the asking price.

Frequently Asked Questions

What rental yield might this property generate if purchased as an investment?

The three-bedroom, three-bathroom configuration at 38 Jervois Road typically attracts rental demand in the S$5,800–S$6,800 monthly range, depending on finishes and lease tenure—translating to approximate gross yields of 2.9–3.4 percent annum on the S$2.388 million acquisition cost. This performance sits comfortably within established Central Region yields, particularly when accounting for the property's proximity to Redhill MRT and appeal to expatriate professionals. Net yield calculations require deduction of ABSD (where applicable), property tax, maintenance fees, sinking fund contributions, and tenant management costs—typically reducing net returns to 2.0–2.4 percent—but the precinct's proven rental appetite and stable occupancy patterns support consistent cash flow generation for patient investors.

How does the S$2.388M asking price compare to recent per-square-foot transactions in this area?

The effective price per square foot at this property amounts to approximately S$2,177 per sqft (S$2,388,000 ÷ 1,098 sqft), positioning it within the established range for Central Region three-bedroom condos transacted over the past 12–18 months. Recent comparable sales from the immediate Jervois Road, Tiong Bahru, and Bukit Merah postcodes have established a range of S$2,050–S$2,350 per square foot for similar-sized, well-located units, with variations attributable to lease tenure, finishes quality, and floor level premiums. The asking price demonstrates equilibrium with current market sentiment—neither aggressively discounted nor materially above comparable evidence—suggesting genuine market pricing that aligns with buyer expectations in this established neighbourhood.

What are the Additional Buyer's Stamp Duty implications for a second-property purchaser at this price?

Second-property purchasers at 38 Jervois Road will incur Additional Buyer's Stamp Duty (ABSD) at a rate of 15 percent of the property value, translating to approximately S$358,200 in stamp duty payable upon completion—a material consideration that must factor into total acquisition costs and financing calculations. This ABSD burden effectively raises the true acquisition cost to S$2,746,200, which significantly impacts the investment yield and monthly mortgage serviceability assessments. First-time buyers and Singaporean citizens purchasing their sole residential property remain exempt from ABSD, making this property notably more attractive to owner-occupiers than to investor profiles, although corporate entities may access alternative structuring strategies that fall outside residential ABSD definitions if appropriately established.

What lease decay risk exists for this property, and how might it affect long-term resale value?

The lease tenure structure critically determines long-term value preservation at 38 Jervois Road, as Singapore's residential market demonstrates measurable price depreciation as leasehold terms decline below 80 years remaining. Should the property operate on a 99-year lease from original grant date, verification of the commencement year becomes essential—a lease granted in 2000 or earlier would now carry approximately 75–80 years remaining, potentially triggering financing constraints for buyer-occupiers and investor demand reduction over the next 5–10 years. The Housing and Development Board's enhancements to lease upgrading mechanisms and recent market attention to lease extension costs (typically S$150,000–S$300,000 for Central Region units) render lease status a critical due diligence item; purchasers must obtain written confirmation from conveyancing solicitors regarding lease tenure and any executed lease extension arrangements.

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

The 14-minute walk to Redhill MRT Station positions 38 Jervois Road within Singapore's premium "MRT-proximate" segment—close enough to provide genuine transport convenience without incurring MRT-adjacent price premiums that properties adjacent to stations often command. The East West Line's maturity, high utilisation rates, and planned network enhancements (including Cross Island Line integration perspectives) provide transport planning stability that appeals to long-term owner-occupiers and institutional investors alike. Historical performance data from comparable Redhill precinct properties demonstrates capital appreciation tracking slightly below CBD-adjacent precincts but outperforming outer-ring estates significantly—typically 2.5–3.5 percent compound annual growth over 10-year periods—reflecting the transport access premium without the density constraints or foreign investor headwinds affecting Marina Bay and CBD-fringe locations.

Which buyer profiles find 38 Jervois Road most suitable, and why?

Upgrading families transitioning from 4-to-5 room HDB units to private residential ownership represent the primary natural demographic—the three-bedroom configuration, generous 1,098 sqft layout, and central location directly address their spatial and accessibility requirements without requiring ultra-premium pricing. Established professionals and HNW individuals often view this property as a strategic diversification holding within Singapore portfolios, particularly those seeking owner-occupied stability combined with appreciation potential over 10–15-year holding periods. Expatriate executives on 5-year postings constitute a secondary but substantial demand cohort, with the Jervois Road location's lifestyle amenities, proximity to international schools, and rental demand attracting this demographic significantly. Conservative investors evaluating yield-plus-appreciation strategies (rather than pure yield-chase) find Central Region properties compelling when comparing against alternative Singapore market segments or offshore placements, provided they accept the Singapore residential market's measured appreciation pace relative to emerging markets.

What TDSR headroom exists for financing this property at current mortgage rates?

The S$2,388,000 purchase price, assuming standard 80-percent loan-to-value (LTV) financing, requires monthly mortgage serviceability on approximately S$1,910,400 debt—translating to monthly instalments of roughly S$8,400–S$8,900 depending on prevailing interest rates and tenure selection (25–30 years). Total Debt Servicing Ratio (TDSR) frameworks typically cap monthly debt commitments at 60 percent of gross monthly income, implying required gross household income of approximately S$14,000–S$14,800 monthly (S$168,000–S$177,600 annually) to service the mortgage comfortably. Buyers with existing debt obligations (car loans, personal credit facilities, or prior property mortgages) must verify that total monthly servicing costs remain within TDSR caps, with most financial institutions conducting stress-testing at 3-percent interest rate buffers above current rates—prudent buyers should independently model these scenarios with approved mortgage brokers before formal offers proceed.

How does this property compare to competing developments in the Redhill–Tiong Bahru corridor?

38 Jervois Road competes directly with smaller-scale boutique condominiums and resale units within established projects such as those found throughout the immediate Bukit Merah and Tiong Bahru postcodes, rather than large-scale newly-launched developments which remain sparse in this precinct. Comparable three-bedroom units in nearby projects typically command S$2,250,000–S$2,550,000 depending on finishes, floor level, and specific block positioning, making the S$2,388,000 asking price competitive without presenting a bargain anomaly that warrants caution. The property's strength derives from proven Jervois Road address cachet combined with three-full-bathroom design—a differentiator relative to many corridor competitors offering only two bathrooms—alongside its genuine 1,098 sqft scale that genuinely accommodates multi-generational or home-office-equipped living better than smaller adjacent units. However, limited data exists for newly-launched competing towers in adjacent precincts that may offer design advantages and extended warranties, so serious candidates should commission direct comparable analysis incorporating both resale and new-launch evidence before finalising valuation assessments.

Which unit stack or floor level typically represents optimal value at this property?

Mid-to-upper floor positioning (roughly 10th–22nd levels, contingent on total building height) traditionally delivers superior value for Central Region condominiums like 38 Jervois Road, as these levels command meaningful view and privacy premiums relative to lower floors whilst avoiding the enhanced maintenance and typhoon-season water pressure concerns sometimes affecting the topmost 10 percent of floors in tropical climates. Ground and lower-block positioning typically trades at 10–15 percent discounts relative to mid-level comparables, creating value opportunities for buyers accepting minor view/privacy trade-offs in exchange for cost savings and superior MRT access convenience (avoiding lift waits during peak hours). East and North-facing units typically attract fractionally lower pricing than West/South orientations (which capture afternoon light), but this variance rarely exceeds 3–5 percent, making orientation-focused price negotiations of marginal impact relative to floor level premiums that often reach 15–20 percent between lowest and highest available floors.

What future supply pipeline exists in the Central Region that might affect property values?

The Central Region, encompassing Jervois Road's immediate precinct, has entered a phase of constrained large-scale greenfield residential development, with remaining Government Land Sales (GLS) exercises increasingly concentrating on smaller sites within mature estates and mixed-use regeneration projects rather than mono-residential towers. The ongoing Tiong Bahru and Kim Seng Road intensification initiatives are predominantly converting aging low-rise structures into medium-density mixed developments that incorporate retail/F&B anchors alongside residential components, which tends to enhance rather than erode surrounding residential property appeal through improved precinct dynamism. Forward-looking planning frameworks suggest any additional sizeable residential supply within the Central Region would likely materialise through en-bloc collective sales processes converting 1980s–1990s condominiums into replacement towers—a process typically spanning 3–5 years and directly benefiting nearby established properties like 38 Jervois Road through temporary demand amplification from displaced residents seeking temporary housing and appreciation as surrounding amenities intensify.

38 Jervois Road: S$2.388M 3BR Condo near Redhill MRT