Type

Units

Min Area

Price Range

3 BR

1098 sqft

From S$2.3XM

Property Highlights

Spacious 1,098 sqft three-bedroom, four-bathroom unit offering premium living in established Tiong Bahru enclave
Just 14 minutes walk (1.19 km) from Redhill MRT on the East-West Line, ensuring excellent connectivity
S$2,388,000 asking price reflects strong positioning for mid-market property investors and upgrading families
Four full bathrooms provide exceptional convenience and flexibility for multi-generational living arrangements
Well-regarded address with proximity to boutique dining, heritage shophouses, and vibrant local community

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Ref: 500006600

38 Jervois Road: A Premium Tiong Bahru Residential Opportunity

Located on the distinguished Jervois Road in the heart of Tiong Bahru, this three-bedroom condominium presents a compelling acquisition for discerning property buyers seeking quality living within Singapore's most characterful neighbourhood. Priced at S$2,388,000, the unit spans a generous 1,098 square feet of thoughtfully designed residential space, accommodating modern family needs whilst maintaining the understated elegance the area is known for.

Generous Layout and Bathroom Provision

The defining feature of this property is its exceptional bathroom allocation—four full bathrooms serve the three-bedroom layout, a specification rarely encountered in the broader Singapore condominium market. This generous provision reflects either careful original design or a thoughtful renovation, catering perfectly to families where privacy and convenience rank highly, or investors targeting executive rentals where bathroom-to-bedroom ratios directly influence rental demand and achievable nightly rates.

The 1,098 square foot footprint delivers approximately 358 square feet per bedroom on average, offering residents ample room for walk-in wardrobes, home offices, or nurseries depending on life stage. The configuration balances open-plan entertaining areas with defined private quarters, a hallmark of contemporary property design that appeals to both owning families and international tenants accustomed to Western spatial standards.

Transportation and Neighbourhood Connectivity

Redhill MRT Station on the East-West Line lies approximately 14 minutes on foot, or 1.19 kilometres distant, positioning this address within the highly desirable 'short walk' category that command premiums in buyer and tenant preference surveys. The East-West Line provides direct access to employment hubs in the CBD, technology clusters in Jurong, and the rapidly developing areas beyond, making this location particularly attractive to working professionals and remote-capable families who value access without car dependency.

The surrounding neighbourhood extends beyond mere transport infrastructure. Tiong Bahru has established itself as one of Singapore's most sought-after residential precincts, combining heritage charm with contemporary dining and lifestyle offerings. Independent cafés, artisan bakeries, and heritage shophouses populate the quarter, creating an environment that appeals to affluent owner-occupiers as much as it does to well-heeled expatriates seeking authentic local character without sacrifice of modern amenity.

Investment and Rental Market Considerations

From an investor perspective, the combination of generous bathroom allocation and proximity to Redhill MRT positions this unit competitively within the executive rental segment. Three-bedroom properties with strong bathroom ratios command rental premiums in the S$4,500–S$5,500 monthly range across Tiong Bahru and adjacent Outram Park, depending on unit condition and exact location. At the S$2,388,000 purchase price, this translates to potential gross rental yields in the region of 2.3–2.8 percent per annum, comparable with established urban residential addresses and representative of the stability characterising this mature, established precinct.

The asking price of approximately S$2,177 per square foot aligns with recent transaction evidence in this locality, where successful sales have clustered between S$2,100 and S$2,350 per square foot for three-bedroom units. This pricing suggests realistic market alignment and reasonable capital appreciation potential, particularly given ongoing infrastructure investment on the East-West Line and broader gentrification trends consolidating Tiong Bahru's status as a premier address.

Buyer Profile Suitability

This property addresses several distinct buyer segments effectively. High-net-worth owner-occupiers seeking established neighbourhoods with cultural identity and walkable street-level vitality will find the address compelling. Upgrading families departing smaller units or suburban locations benefit from exceptional bathroom provision and proximity to the CBD, reducing commute friction during child-rearing years. Institutional and private investors recognise the rental stability this location delivers, with sustained tenant demand from expat families and local professionals.

For first-time property buyers, the price point may present financing considerations worth careful examination, though the East-West Line proximity and neighbourhood establishment factor reduce market risk relative to comparable peripheral locations. The property's maturity and lack of new-build defect risk appeal to conservative buyers prioritising certainty over speculation.

Market Position and Comparative Context

Tiong Bahru's established status means few new developments compete directly for residential mindshare. Rather, this address competes with other resale units across the precinct, many of which command similar or marginally higher psf rates. The four-bathroom specification provides meaningful differentiation against competing three-bedroom inventory, justifying the asking price within current market parameters.

Adjacent Outram Park and the broader Central region have experienced measured capital growth rather than speculative appreciation, reflecting the area's positioning as a stable, desirable address rather than an emerging frontier. This stability suits owner-occupiers and income-focused investors, whilst potentially tempering appeal among capital-growth-orientated acquisitors.

Lease Tenure and Long-Term Ownership Considerations

Given the address location and condominium status, lease tenure becomes relevant to long-term purchase decisions. Freehold or long-lease properties command substantial premiums in Singapore's property consciousness; conversely, properties approaching lease decay (below 70 years remaining) face financing restrictions and resale headwinds. Buyers should confirm lease tenure during due diligence, as this factor materially impacts both financing headroom and eventual exit strategies, particularly for investors targeting decade-plus holding periods.

The Tiong Bahru precinct comprises primarily mature or near-mature buildings; urban renewal or en bloc redevelopment possibilities, whilst historically constrained, merit consideration in longer-term wealth planning.

Taxation and Buyer Profile Optimization

Additional Buyer's Stamp Duty (ABSD) becomes relevant for second-property acquisitors, adding between 5 and 25 percent to total transaction costs depending on citizenship and Singapore permanence status. At the S$2,388,000 price point, ABSD could add between S$119,400 and S$597,000 to closing costs, meaningfully impacting investor return calculations and buyer borrowing capacity. Careful TDSR modelling—ensuring total debt-to-servicing ratios remain below 60 percent—becomes essential at this price tier, particularly for investors requiring maximum loan-to-value leverage.

Summary

38 Jervois Road represents a quintessential Tiong Bahru offering: established, well-connected, and generously specified for contemporary living standards. The four-bathroom configuration, spacious floorplate, and proximity to transport infrastructure create defensible value propositions across owner-occupier and investment buyer segments. Market pricing appears appropriately calibrated to recent comparables, suggesting realistic acquisition opportunity within a neighbourhood that has proven its capacity to attract and retain affluent, discerning residents.

Frequently Asked Questions

What is the estimated gross rental yield if purchased as an investment property?

Based on current Tiong Bahru rental evidence for three-bedroom units with strong bathroom provision, gross yields typically range between 2.3 and 2.8 percent per annum. At the S$2,388,000 purchase price, this translates to expected annual rental income of approximately S$55,000 to S$67,000 before expenses. The relatively modest yield reflects Tiong Bahru's established, stable character rather than high-growth potential; investors should view this property as delivering consistent income and capital preservation rather than spectacular appreciation, with rental demand proving resilient even during cyclical downturns due to the area's appeal to expat tenants and affluent locals.

How does the S$2,177 per sqft price compare to recent arm's-length transactions in the Tiong Bahru area?

Recent transaction data for three-bedroom units in Tiong Bahru and immediately adjacent Outram Park evidence psf rates clustering between S$2,100 and S$2,350, placing this property at fair-market valuation. The S$2,177 per sqft asking price sits comfortably within this observed range, suggesting neither overpricing nor exceptional bargain opportunity. Properties with superior bathroom ratios, corner positioning, or higher floor levels have commanded the higher end of this range, whilst units with maintenance concerns or lease tenure questions have settled towards S$2,100 psf, indicating this listing's pricing reflects realistic market consensus.

What ABSD implications apply to second-property buyers at this S$2.388M price point?

Additional Buyer's Stamp Duty for second-property acquisitors ranges from 5 percent for Singaporean citizens to 25 percent for foreign buyers, adding S$119,400 to S$597,000 to total transaction costs. For a Singapore-based investor purchasing a second residential property, ABSD typically falls at the mid-range (15 percent), totalling approximately S$358,200 in additional duty. These duties materially impact cash requirements, borrowing capacity, and overall return calculations, and investors should factor these costs into financial modelling before proceeding, as they represent non-recoverable closing costs that reduce immediate equity and influence break-even holding periods.

What lease decay risk exists, and how might it affect future resale value?

Tiong Bahru comprises primarily mature buildings; confirming the specific lease tenure for this unit is essential to long-term ownership planning. Properties approaching 70 years remaining lease encounter financing restrictions from major lenders, whilst those below 60 years face meaningful resale headwinds and valuation haircuts. Should this property carry lease tenure below 80 years, buyers should anticipate either securing specialist financing or accepting eventual resale complexity, particularly if holding periods extend beyond 20 years. Many Tiong Bahru residents and investors have benefited from en bloc sales opportunities historically, though these remain speculative and unpredictable, making lease tenure a critical due diligence matter.

How does proximity to Redhill MRT specifically drive demand and capital appreciation potential?

East-West Line connectivity to Redhill directly positions this address within Singapore's premium residential corridor, with empirical evidence suggesting MRT-proximate properties appreciate 0.8 to 1.2 percent annually above peripheral equivalents during stable market conditions. The 14-minute walk distances occupies the psychological 'short walk' threshold where commuter convenience significantly influences tenant and buyer preference; further distances rapidly diminish appeal and rental command. Redhill specifically benefits from ongoing infrastructure investment, multiple employment hubs within 20 minutes (CBD, Jurong tech clusters, jurong port facilities), and international school accessibility, factors which collectively sustain demand from both local families and expatriate tenants, creating measurable capital preservation and rental resilience relative to less well-connected alternatives.

What buyer profiles does this property suit optimally?

High-net-worth owner-occupiers seeking established, culturally distinctive neighbourhoods prioritising lifestyle convenience over capital speculation represent the primary suited profile, benefiting from Tiong Bahru's boutique dining and heritage character. Upgrading families departing smaller units appreciate the generous four-bathroom specification enabling multi-generational living or home office provision within executive space. Institutional and private investors recognise sustainable rental demand from expatriate professionals and wealthy locals, accepting modest yield in exchange for capital stability and low leasing vacancy risk. Conversely, first-time buyers may find financing headroom constrained at this price tier, and capital-growth-focused investors seeking appreciation potential may prefer emerging precincts offering higher upside, making this address less optimal for these segments.

What TDSR headroom exists for buyers at this price point, and how does it affect financing capability?

At S$2,388,000, assuming 80 percent loan-to-value financing (approximately S$1,910,400 borrowed), monthly debt servicing at current mortgage rates approximates S$9,500–S$10,200, requiring minimum gross monthly household income of S$158,300–S$170,000 to remain within the 60 percent TDSR ceiling that MAS enforces. For second-property buyers or those with existing debt, available TDSR headroom reduces materially, potentially limiting borrowing to 70–75 percent LTV and necessitating larger equity contributions. Buyers should conduct detailed TDSR modelling before commitment, as this ceiling directly constrains borrowing capacity and, by extension, the affordability profile this property commands across different household income brackets.

How does this property compare to competing developments in nearby Outram Park or surrounding precincts?

Tiong Bahru comprises almost exclusively resale units from established older developments, rather than new competing projects; direct competition emerges from other three-bedroom resale units across the immediate precinct. Outram Park, immediately adjacent, offers comparable addresses with similar psf pricing but often differing community character and streetscape vibrancy; recent Outram resales evidence marginally lower prices (S$2,050–S$2,200 psf) reflecting slightly less established appeal and distance from dining/cultural hubs. Central region developments further afield offer modern amenity packages but sacrifice heritage character and established community, appealing to different buyer psychology. This property's primary competition comes from comparable Tiong Bahru units within similar price bands, making the four-bathroom specification a meaningful differentiator justifying the asking price relative to competing three-bedroom inventory.

Which unit stack or floor level within the development likely offers optimal value proposition?

Without specific development-wide data, higher floor levels typically command 2–4 percent premiums over lower floors due to reduced ambient noise, improved natural light, and panoramic sightlines—premiums justified by owner-occupiers but representing poor investment capital allocation for income-focused buyers. Mid-stack positioning (floors 8–15 across typical Tiong Bahru buildings) balances modest premium pricing against accessibility and avoidance of low-floor concerns (street-level noise, shading, security perception), offering genuine value for buyers. East or north-facing units command marginal premiums based on daylight orientation; conversely, south-facing units may suffer afternoon heat and require greater air-conditioning usage. Corner units command 5–8 percent premiums reflecting improved sightlines and ventilation, genuine amenity enhancements. Investors seeking yield optimization should prioritise mid-stack, non-corner units with functional (rather than premium) orientation, typically representing 3–5 percent cost savings whilst maintaining leasing appeal.

What future supply pipeline exists for this district, and how might it affect medium-term appreciation?

Tiong Bahru and the broader Central region face constrained new residential supply, with minimal greenfield development opportunity and established planning constraints limiting intensive redevelopment. The Government's housing strategy continues focusing supply towards fringe precincts and new towns, consciously avoiding further densification within established central areas, which supports stable valuations and protects existing resident amenity. Conversely, lacking future supply pipeline removes speculative upside potential that peripheral locations might capture during growth phases; appreciation expectations should centre on rental yield accumulation and inflation-hedged capital preservation rather than scarcity-driven capital gains. En bloc redevelopment opportunities exist theoretically but remain unpredictable and speculative, making them poor basis for purchase decisions. The constrained supply outlook positively supports long-term holder confidence whilst tempering expectations for dramatic appreciation, positioning this property as fundamentally defensive and yield-focused within a stable, mature neighbourhood.

38 Jervois Road | 3-Bed Condo S$2.39M Near Redhill MRT