Type

Units

Min Area

Price Range

3 BR

818 sqft

S$1.9M – S$2.4M

Property Highlights

Condo development with 4 units currently available.
Prices currently range from S$1.9M to S$2.4M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$370K on this acquisition.
Located 14 min (1.19 km) from EW18 Redhill MRT Station.

Price Trends & Rental Yield

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38 Jervois Road: A Premier Address in Bukit Merah

Situated along Jervois Road in Singapore's sought-after Bukit Merah district, 38 Jervois stands as a distinguished residential development capturing the essence of modern urban living with heritage charm. This established neighbourhood has long attracted discerning buyers seeking a balance between Central Region convenience and a quieter, tree-lined residential setting. The development benefits from its position within one of Singapore's most enduring prime residential precincts, where conservation values and contemporary amenities coexist harmoniously.

Jervois Road itself carries significant cachet within Singapore's property landscape, known for its exclusive mix of landed homes, boutique condominiums, and well-maintained green spaces. The area's consistent demand from high-net-worth individuals, upgraders moving from executive apartments, and savvy investors has sustained property values across multiple market cycles. 38 Jervois taps directly into this established appeal, offering purchasers entry into a neighbourhood where scarcity and desirability remain defining characteristics.

Location & Transport Connectivity

The development's position approximately 14 minutes on foot from Redhill MRT Station (EW18) provides meaningful public transport access without the immediate adjacency that can sometimes compromise residential tranquility. This distance strikes a practical balance: residents enjoy the convenience of rapid transit to Downtown Singapore, Orchard, and the western corridors, whilst remaining insulated from the noise and density that direct MRT proximity typically brings. The East-West Line serves as a critical transport artery, connecting Bukit Merah to Marina Bay's central business and financial precincts within 20 to 25 minutes.

Beyond the MRT, the neighbourhood offers excellent connectivity via multiple bus routes, including services that traverse the Central Business District, Sentosa, and nearby commercial clusters. For car owners, the nearby Pan Island Expressway (PIE) and Central Expressway (CTE) provide rapid arterial links to all corners of the island. This multi-modal accessibility ensures that residents are never dependent on a single transport mode, a factor that increasingly influences property valuations in Singapore's competitive residential market.

Development Profile & Unit Mix

38 Jervois presents a range of unit configurations designed to accommodate diverse household compositions and investment strategies. The development spans multiple floor levels, with units varying in size and layout to suit everything from young professional couples to established families requiring additional living and entertaining space. Interior finishes reflect contemporary design principles, with efficient floor plans that maximise usable living areas within a space-conscious footprint typical of prime Singapore addresses.

The condominium's layout encourages functional living without sacrificing the quality of finishes or the sense of spaciousness that premium buyers increasingly demand. Each unit is thoughtfully proportioned to eliminate wasted circulation space whilst ensuring that primary living zones benefit from natural light and, where applicable, views across the neighbourhood or toward the wider Bukit Merah district. This attention to interior planning has become a critical value driver in a market where buyers are highly discerning about how they will actually live within their purchased property.

Facilities & Amenities

As a contemporary condominium development, 38 Jervois provides residents with a curated selection of community facilities designed to enhance daily living and foster resident interaction. The development's amenity suite typically includes spaces for relaxation, recreation, and wellness activities that appeal to the lifestyle expectations of modern urban dwellers. These facilities serve both as practical resources for daily enjoyment and as value-adding features that differentiate the development within the competitive prime residential segment.

The surrounding Bukit Merah neighbourhood further extends lifestyle opportunities through its proximity to established retail, dining, and recreational venues. Several upmarket shopping destinations, fine dining establishments, and recreational facilities lie within a few minutes' drive, ensuring that residents have abundant options for entertainment and leisure without needing to venture far from home. This local vibrancy, combined with the development's own internal facilities, creates a holistic living environment that appeals to buyers seeking both convenience and quality of life.

Investment Considerations & Market Positioning

For investor purchasers, 38 Jervois occupies an interesting position within the prime residential segment. The Bukit Merah area maintains a track record of consistent rental demand from expatriate executives, young professionals, and business travellers seeking central-region addresses with established neighbourhood character. Units at this development are likely to attract quality tenants willing to pay premium rents for proximity to business districts, international schools, and lifestyle amenities. The rental yield potential varies depending on prevailing market conditions and unit configurations, but conservative estimates suggest yields compatible with other prime Central Region properties in the current interest rate environment.

Capital appreciation for properties in this location has historically been driven by scarcity of supply, consistent local and foreign demand, and the neighbourhood's status as one of Singapore's most established prime residential zones. Buyers considering 38 Jervois as an investment asset should factor in the impact of Additional Buyer's Stamp Duty (ABSD) if this represents a second residential property purchase; Singaporean citizens currently face a 20% ABSD liability on the purchase price of a second residential property, which materially affects the acquisition cost and return-on-investment calculations. However, the long-term capital appreciation potential, combined with moderate rental yields, may justify this upfront cost for buyers with extended investment horizons.

The Bukit Merah Factor

Bukit Merah's appeal extends well beyond mere proximity to transport or commercial hubs. The district represents one of Singapore's most mature and well-established residential precincts, with a proven track record of maintaining property values and attracting a consistent cohort of premium buyers. The area's conservation guidelines have helped preserve the neighbourhood's character, preventing overdevelopment and maintaining the sense of spaciousness and green space that distinguish it from more densely built-up Central Region zones. This planning framework, combined with natural desirability, has created a property market characterised by relative scarcity and sustained demand.

The neighbourhood's demographic profile skews toward established families, successful professionals, and investors with deep Singapore roots—buyers less prone to sudden shifts in sentiment and more committed to long-term property ownership. This stability of ownership patterns typically translates into more resilient property valuations during market downturns and steadier appreciation during growth phases. For purchasers at 38 Jervois, this neighbourhood foundation provides a confidence floor beneath their investment, knowing that they are acquiring property in a location where demand fundamentals remain robust across different economic cycles.

Financing & Buyer Suitability

Purchasers at price points typical for this development should budget for robust debt servicing ratios when approaching mortgage providers. The Total Debt Servicing Ratio (TDSR) framework caps lending at 60% of gross monthly income, a constraint that typically requires buyers in the prime residential segment to possess substantial income or existing equity. First-time buyers looking to enter the market at this price point may find themselves stretched, unless backed by significant capital reserves or co-borrower support. Consequently, 38 Jervois typically appeals more to upgraders moving from earlier-generation executive apartments or landed properties, investors adding to existing real estate portfolios, or high-net-worth individuals deploying capital across multiple asset classes.

The development's positioning within the established prime segment, combined with its proximity to the city centre and transport links, makes it particularly attractive to expatriate executives seeking Central Region residences and sophisticated local investors viewing property as a strategic long-term capital store. Owner-occupiers at this price point tend to value both the practical aspects of their location and the intangible appeal of owning property within one of Singapore's most prestigious residential neighbourhoods. This blend of practical and aspirational value proposition has historically sustained demand at premium prices even during periods when broader property markets faced headwinds.

Frequently Asked Questions

What rental yield might an investor expect from purchasing a unit at 38 Jervois as an investment property?

Rental yield for units at this development typically ranges between 2.5% to 3.5% gross annual yield, depending on unit size, floor level, and prevailing market rental rates at the time of acquisition. Bukit Merah's strong expatriate tenant base and proximity to business districts support consistent tenant demand, particularly for larger units and those with premium finishes. However, investors should note that after accounting for property tax, maintenance fees, insurance, and vacancy risk, net yields are typically 0.5% to 1.5% lower than gross figures; this return profile aligns with expectations for prime Central Region properties where capital appreciation rather than rental income often drives investment returns.

How does 38 Jervois' pricing per square foot compare to other recent transactions in Bukit Merah?

Prime Central Region properties in Bukit Merah typically trade at per-square-foot valuations ranging from S$4,500 to S$6,500, depending on unit size, finishes, and market conditions at the time of transaction. Smaller units and those on lower floors generally command per-square-foot rates at the higher end of this spectrum due to perceived scarcity value, whilst larger units and premium floor levels may trade at proportionally lower per-square-foot costs. Buyers should benchmark any specific unit against recent comparable sales in the same postcode to ensure pricing alignment with current market sentiment in this well-established and liquid neighbourhood segment.

What is the Additional Buyer's Stamp Duty impact for Singapore Citizens buying a second residential property at 38 Jervois?

Singapore Citizens purchasing a second residential property face Additional Buyer's Stamp Duty (ABSD) of 20% on the purchase price, a substantial upfront cost that materially affects total acquisition expense and return-on-investment calculations. On a property purchase price of S$1.85 million, this 20% ABSD equates to approximately S$370,000 in additional stamp duty payable at the point of purchase registration. First-time buyers and Singapore Citizens selling their only residential property prior to purchase do not face ABSD, whilst permanent residents and foreigners face higher rates; these preferential treatment tiers mean that second-property buyer status significantly impacts the commercial case for acquisition at this price point.

Does lease decay or tenure-related risk impact the long-term resale value of properties at 38 Jervois?

The lease tenure structure at 38 Jervois determines whether buyers face lease decay risks that could eventually impact resale value and financing availability; this information should be verified directly from the developer or sales agent, as tenure structures vary across Singapore condominiums. For leasehold properties with shorter remaining tenures, buyer financing becomes more restricted as the lease decays, and resale values typically face downward pressure once the lease falls below 60 years. Purchasers acquiring properties at this development should factor lease tenure explicitly into their long-term ownership and resale planning, particularly if mortgage financing is required, as lenders typically restrict lending on properties where the lease will fall below 30 to 40 years at the end of the loan term.

How does proximity to Redhill MRT Station influence demand and capital appreciation for units at 38 Jervois?

The 14-minute walk to Redhill MRT Station (EW18) positions the development as highly accessible without the noise, density, or foot traffic that immediate MRT adjacency can create; this balance has historically proven attractive to premium buyers seeking Central Region convenience with residential tranquility. Properties within 15 to 20 minutes of major MRT interchange stations typically command valuation premiums relative to those requiring longer commute times, as transport accessibility remains a primary value driver in Singapore's property market. The East-West Line's penetration to the financial district and Marina Bay means residents enjoy sub-25-minute commute times to major employment hubs, a factor that supports consistent demand from working professionals and contributes to more stable capital appreciation patterns compared to more peripherally located developments.

Which buyer profiles are best suited to purchasing at 38 Jervois, and why?

High-net-worth individuals seeking premier Central Region addresses often find 38 Jervois appealing due to the neighbourhood's prestige and the relative scarcity of new residential opportunities in established Bukit Merah. Upgraders moving from smaller executive apartments or HDB flats into premium private housing form another significant cohort, as the development's location bridges their commute requirements with the lifestyle attributes they prioritise. Expatriate professionals and international investors seeking Central Region residential proxies also represent a key market segment, drawn by the location's established appeal, rental tenant demand, and position within Singapore's most recognisable premium residential precinct; first-time buyers typically find financing and affordability constraints at this price point more challenging unless backed by substantial capital reserves.

What are the Total Debt Servicing Ratio (TDSR) and financing headroom implications at typical 38 Jervois price points?

The Monetary Authority of Singapore's TDSR framework restricts residential mortgage lending to 60% of the borrower's gross monthly income, meaning a property priced from approximately S$1.85 million would typically require monthly household incomes exceeding S$18,000 to S$20,000 to support financing without exceeding the TDSR ceiling. This constraint effectively restricts the buyer pool to established professionals and high-income households, positioning the development well outside the reach of many first-time buyers unless they possess substantial equity from prior property sales or parental capital gifts. Purchasers should engage qualified mortgage advisors to stress-test their financing capacity against both current and potentially higher interest rate scenarios, as affordability headroom at this price point is often tighter than buyers initially anticipate, particularly if other debt obligations (car loans, personal credits) consume portions of the TDSR allowance.

How does 38 Jervois compare to competing developments in the Bukit Merah and River Valley precincts?

The Bukit Merah and River Valley areas host a range of competing developments spanning various price points, from modern condominiums to heritage conservation properties; 38 Jervois' specific positioning depends on its exact finishes, amenities, and unit configurations relative to nearby alternatives. Competing developments in the same postcode or within 800 metres typically include various boutique and mid-sized condominiums, each with distinct positioning around heritage conservation, modern design, or amenity-centric living. Buyers should undertake systematic comparisons across recent transaction data, current asking prices, and per-square-foot valuations within a defined competitive set to ensure they are achieving appropriate value; broker dashboards and recent SSD (Sale and Purchase Agreement) records provide transparent benchmarking data for this purpose.

Which unit stacks or floor levels at 38 Jervois typically offer the best value proposition for buyers?

Mid-level floor units (typically floors 8 to 15 in mid-rise developments) frequently offer superior value relative to lower floors, which may face reduced natural light, street noise, or pedestrian visibility, and relative to penthouses or premium apex levels, which command scarcity-driven premiums disproportionate to their practical living benefits. Units positioned on quieter building sides or with views toward landscaped areas rather than onto major roads often trade at modest premiums relative to standard orientations, creating value where premium locations exist at near-standard prices. Larger units (3-bedroom configurations) in the S$1.85 million bracket often demonstrate superior per-square-foot value relative to smaller units in the same development, as the per-unit scarcity premium that applies to smaller units is typically absent; buyers prioritising capital value over absolute price should consider whether larger, proportionally cheaper units align with their lifestyle requirements.

What is the future supply pipeline in the Bukit Merah and River Valley district, and how might it affect 38 Jervois values?

Bukit Merah operates within Singapore's conservation district frameworks, which significantly restrict new-build supply and protect the neighbourhood's established character; this planning constraint means new residential completions in the area remain limited relative to suburban or fringe precincts. The district's mature development profile and heritage conservation status suggest that supply scarcity will likely persist, a structural factor supporting long-term capital appreciation for properties already in the market. Purchasers should monitor Urban Redevelopment Authority (URA) pipeline data and conservation area guidelines to assess whether any planned developments might impact local supply dynamics, though the probability of large-scale new supply emerging in immediate proximity to Bukit Merah remains low given existing land-use designations and conservation constraints.

38 Jervois — From S$1.9M