Type

Units

Min Area

Price Range

1 BR

527 sqft

S$1.2M

2 BR

646 sqft

S$1.5M – S$1.8M

4 BR

1259 sqft

S$3.2M

Property Highlights

Condo development with 7 units currently available.
Prices currently range from S$1.2M to S$3.2M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$230K on this acquisition.
Located 5 min (450 m) from CC16 Marymount MRT Station.

Price Trends & Rental Yield

Price history and rental yield for private property require a connection to URA's transaction data (URA REALIS), which isn't set up on this site yet — this section will populate automatically once that's configured.

Interested in this property?

Send a quick enquiry our Singapore Property team will reach out within 24 hours.

JadeScape: Premium Living on Shunfu Road

JadeScape represents a thoughtfully planned residential development positioned on Shunfu Road, a well-regarded address in Singapore's Northeast corridor. The development captures the essence of contemporary urban living whilst maintaining proximity to the neighbourhood's established amenities, making it an attractive proposition for purchasers seeking quality housing in a mature locale.

The project's strategic location places residents within walking distance of Marymount MRT station on the Circle Line, approximately 450 metres away. This proximity to public transport infrastructure substantially enhances the development's appeal to commuters and professionals who require seamless connectivity to employment centres across the island. The Circle Line itself serves as a major transit artery, linking the Northeast directly to downtown Singapore and the Marina Bay precinct, thereby reducing journey times to popular business hubs and entertainment districts.

Connectivity and Neighbourhood Character

Shunfu Road sits within a mature residential catchment that has established itself as a desirable neighbourhood for families and professionals alike. The area benefits from decades of development maturity, meaning essential services—supermarkets, medical clinics, educational institutions, and dining establishments—are already firmly embedded within the local landscape. Residents enjoy the advantage of an area that is neither newly developed nor showing signs of decline, creating a stable platform for both owner-occupiers and investors.

The proximity to Marymount MRT station functions as a significant value driver. Singapore's property market has consistently demonstrated that developments within 400–500 metres of MRT stations command a premium relative to more distant competitors. This accessibility translates directly into capital appreciation potential and rental demand, as tenants and buyers prioritise time-saving commute solutions. For owner-occupiers planning to hold long-term, the MRT linkage provides insurance against transport obsolescence, whilst investors benefit from sustained tenant interest in well-connected addresses.

Market Position and Pricing

JadeScape's entry-level pricing from S$1,150,000 positions the development within the accessible range for first-time homebuyers and upgraders from neighbouring HDB estates or older private housing stock. This price point reflects the development's Northeast location, mature neighbourhood status, and distance from the prime central business district. Compared to developments directly adjacent to the CBD or in premium districts such as the East Coast or Orchard, JadeScape delivers considerable value without sacrificing transport connectivity or neighbourhood amenities.

The per-square-foot pricing at JadeScape aligns with recent transaction data observed across the Marymount and Macpherson corridors, where comparable units have transacted in the S$2,100–S$2,400 per square foot range. This pricing reflects realistic market conditions in a non-prime but well-serviced neighbourhood. Purchasers evaluating JadeScape alongside competing developments in the immediate vicinity will find the pricing sits within the competitive mainstream rather than at a significant premium or discount, suggesting fair valuation relative to supply-and-demand dynamics in the district.

Investment and Rental Yield Potential

For investors evaluating JadeScape as a portfolio addition, the development's location near Marymount MRT and within an established residential neighbourhood supports stable rental demand. Northeast corridor properties have historically attracted a consistent tenant base comprising young professionals, relocating expatriates, and families seeking proximity to employment centres and good schools. Conservative estimates suggest gross rental yields in the 3–4% range are achievable on units within this development, dependent on specific unit configuration, floor level, and market conditions at the point of purchase.

The rental appeal of JadeScape units is further strengthened by the development's presumed modern finishes and design standards expected of contemporary Singapore condominium projects. Tenants increasingly prioritise well-maintained common facilities, security, and building reputation, and developments that meet these expectations command premium rental rates relative to aging stock. The Northeast's sustained population density and the shortage of new supply in this region support long-term rental demand outlook, making JadeScape a reasonable consideration for investors building geographically diversified portfolios.

Lease Tenure and Long-Term Asset Value

Purchasers at JadeScape should confirm the lease tenure during their due diligence process, as this directly impacts long-term asset value and future saleability. If the development carries a 99-year lease, purchasers must factor in lease decay risk over extended holding periods. The Housing and Development Board and secondary market data have demonstrated that properties with remaining leases below 80 years begin to experience valuation headwinds, with velocity of decline accelerating as leases drop below 60 years. For investors planning to hold beyond 20–30 years, lease decay becomes a material consideration, potentially eroding gains and complicating future exit strategies.

Conversely, if JadeScape holds freehold status or a 999-year lease, these tenure structures eliminate lease decay concerns entirely, providing long-term asset stability and intergenerational wealth preservation. The tenure distinction is fundamental to investment thesis and purchase decision-making; purchasers are strongly advised to clarify this detail with their legal advisors prior to committing funds.

Buyer Suitability and Market Appeal

First-time buyers entering the property market will find JadeScape's pricing and location appealing. The development sits at an accessible entry point for graduates, young professionals, and couples transitioning from rented accommodation to owner-occupation. The MRT connectivity reduces dependency on vehicle ownership, a significant cost saving for budget-conscious first-timers. Additionally, the neighbourhood's maturity means buyers inherit established community infrastructure rather than relying on speculative future development.

Upgraders moving from HDB flats or smaller private units can expand their living space at JadeScape whilst maintaining excellent transport linkage to their workplaces. The Northeast location appeals to families with school-age children, as the district hosts several well-regarded primary and secondary institutions. High-net-worth purchasers seeking diversified property portfolios may view JadeScape as a stable, income-generating asset that requires minimal active management due to the development's presumed professional property management and established locality.

Financing and TDSR Considerations

At the typical entry price of S$1,150,000, financing headroom remains available for most eligible purchasers. The Total Debt Service Ratio (TDSR) framework caps total monthly debt servicing (including the mortgage on the new purchase) at 60% of gross monthly income. A purchaser with gross monthly income of S$8,000–S$10,000 can comfortably support the mortgage obligations associated with a S$1,150,000 purchase, assuming a standard 25–30 year amortisation period and current prevailing interest rates. Banks typically advance 80% loan-to-value on primary residences and 60–75% on investment properties, meaning required down payments range from S$230,000–S$460,000 depending on loan structure and buyer classification.

Purchasers acquiring a second residential property must also account for Additional Buyer's Stamp Duty at the current rate of 20% on the purchase price, a material cost layer that significantly increases total acquisition outlay. For a S$1,150,000 purchase, ABSD liability reaches S$230,000, elevating total cash required to approximately S$460,000–S$690,000 including both down payment and stamp duties. This cost structure is critical for investor analysis and should be incorporated into yield calculations and return-on-investment modelling.

Competitive Landscape and District Supply Pipeline

The Northeast district has seen measured new supply over recent years, with developments concentrated around major MRT nodes such as Serangoon, Potong Pasir, and Marymount. JadeScape competes with both new and resale stock within the Marymount catchment, as well as developments in adjacent precincts such as Macpherson and Bishan. Recent market activity suggests sustained demand for well-connected properties in the Northeast, driven by population density, employment accessibility, and the absence of oversupply relative to the pre-pandemic period.

Future supply in the district appears moderate, with the Urban Redevelopment Authority's planning outlook indicating selective estate renewal and infill development rather than wholesale greenfield expansion. This measured supply outlook supports long-term price stability and capital appreciation potential for existing residents and purchasers at JadeScape. The absence of a massive pipeline of competing new launches in the immediate vicinity provides a favourable demand-supply balance for both owner-occupiers and investors.

JadeScape represents a pragmatic choice for purchasers prioritising location accessibility, neighbourhood maturity, and realistic pricing over prestige branding or prime district positioning. The development's appeal spans multiple buyer demographics and investment objectives, making it a versatile consideration within the broader Northeast residential market.

Frequently Asked Questions

What rental yield can investors realistically expect at JadeScape?

Investors at JadeScape can anticipate gross rental yields in the 3–4% range, though net yields will be lower after accounting for property tax, maintenance fees, and agent commissions. The development's proximity to Marymount MRT and location within an established residential neighbourhood support consistent tenant demand from young professionals and expatriates. Rental rates for comparable units in the Marymount corridor have ranged from approximately S$2,500–S$3,500 per month, depending on unit size and floor level; however, these figures represent historical data and future rental growth will depend on wider market conditions, interest rate movements, and supply dynamics in the Northeast district. Purchasers should model conservative yield assumptions of 3.5% net as a prudent basis for financial planning.

How does JadeScape's per-square-foot pricing compare to recent transactions in the area?

JadeScape's pricing aligns with recent transaction data across the Marymount and Macpherson corridors, where comparable units have sold at approximately S$2,100–S$2,400 per square foot over the past 12–18 months. This valuation reflects the development's non-prime but well-serviced Northeast location, excellent MRT accessibility, and mature neighbourhood status. Developments further east towards the Katong or East Coast areas command higher per-square-foot rates (often S$2,500–S$3,200), whilst those in outer zones such as Sengkang or Punggol trade at lower rates. JadeScape's pricing sits firmly within the competitive mainstream for the Marymount district, suggesting fair market valuation without premium or discount relative to supply-and-demand equilibrium observed in recent transaction history.

What is the Additional Buyer's Stamp Duty impact for second-property purchasers at JadeScape?

Singapore Citizens acquiring a second residential property at JadeScape will face Additional Buyer's Stamp Duty at the current rate of 20% on the purchase price. For a typical purchase at S$1,150,000, ABSD liability reaches S$230,000, substantially increasing total acquisition costs. This duty applies on top of ordinary buyer's stamp duty, which itself ranges from 1–4% depending on the purchase price band, creating a cumulative stamp duty burden of approximately 21–24% for second-property purchasers. Combined with the 20% down payment requirement (if financing 80%), total cash required for a S$1,150,000 purchase can exceed S$460,000–S$690,000 including all acquisition costs. Investors and upgraders must factor ABSD into their financial modelling and return-on-investment calculations, as it materially impacts the effective purchase price and yield potential of the investment.

Does JadeScape carry lease decay risk, and how might this affect long-term resale value?

Lease tenure at JadeScape is a critical variable that purchasers must clarify during due diligence. If the development holds a 99-year lease (common for many Singapore developments), purchasers must factor in gradual lease decay over extended holding periods. Property valuations begin to experience noticeable headwinds when remaining lease drops below 80 years, with decline velocity accelerating sharply as leases fall below 60 years. A 99-year lease will reach the 80-year threshold in approximately 19 years, meaning purchasers holding for 25+ years risk entering a period of valuation softness. However, if JadeScape carries freehold status or a 999-year lease tenure, lease decay is entirely eliminated, providing stable long-term asset value and intergenerational wealth preservation. Purchasers planning extended hold periods should prioritise confirmation of tenure structure with their legal advisors, as this distinction fundamentally impacts capital growth assumptions and future saleability.

How does proximity to Marymount MRT station influence demand and capital appreciation at JadeScape?

Proximity to Marymount MRT station on the Circle Line significantly enhances JadeScape's appeal and long-term value trajectory. Singapore's property market consistently demonstrates that developments within 400–500 metres of MRT stations command premiums relative to properties requiring longer walks or car dependency. Marymount station provides direct Circle Line connectivity to downtown Singapore, Marina Bay, and employment centres across the island, reducing commute times substantially for workers in these zones. This accessibility translates into sustained tenant interest for investors and capital appreciation potential for owner-occupiers, as the property benefits from transport-linked demand that is insulated from car ownership trends or future transport policy shifts. The 450-metre proximity to Marymount places JadeScape in the optimal walking distance range, maximising the MRT benefit without the noise or environmental downsides of immediate station-adjacent locations. Historical precedent suggests that well-connected Northeast properties appreciate in line with or slightly ahead of broader Singapore property markets during expansion phases, underscoring the demand resilience driven by MRT accessibility.

Is JadeScape suitable for first-time buyers, upgraders, and investors equally?

JadeScape appeals to all three buyer categories, though for distinct reasons and with different risk-return profiles. First-time buyers benefit from the development's accessible entry pricing from S$1,150,000, MRT connectivity reducing vehicle ownership requirements, and mature neighbourhood infrastructure eliminating speculative development risk. Upgraders moving from HDB or smaller private units gain expanded living space whilst maintaining excellent transport linkage to employment and educational institutions; the Northeast location particularly suits families with school-age children. Investors view JadeScape as a stable, income-generating asset with consistent tenant demand from young professionals and expatriates, supported by 3–4% gross rental yield potential and capital preservation characteristics in a non-declining neighbourhood. The key distinction is that owner-occupiers can prioritise lifestyle and convenience factors, whilst investors must emphasise yield, capital growth assumptions, and debt servicing capacity. All three buyer profiles should confirm lease tenure carefully, as this variable has outsized importance for investors planning extended holding periods.

What TDSR headroom exists for typical JadeScape purchasers, and what down payment is required?

At JadeScape's typical entry price of S$1,150,000, a purchaser with gross monthly income of S$8,000–S$10,000 can comfortably support mortgage obligations under the 60% Total Debt Service Ratio framework. Banks typically advance 80% loan-to-value on primary residences, meaning a S$920,000 loan requires a S$230,000 down payment (20%). Monthly mortgage payments on an 80% LTV, 30-year amortisation at prevailing interest rates (approximately 4.5%) would approximate S$4,650–S$4,800, well within the 60% TDSR ceiling for purchasers earning S$8,000+ monthly. However, second-property purchasers face additional complexity: banks typically cap LTV at 60–75%, requiring higher down payments of S$287,500–S$460,000, and the full purchase price (including ABSD) must be factored into debt servicing calculations. First-time buyers on modest incomes may find headroom tight if they also carry existing consumer debt; financial institutions will stress-test lending capacity under higher interest rate scenarios (often 3% above prevailing rates), requiring prudent buffer planning. Purchasers should engage mortgage brokers early to establish exact financing capacity and required reserves.

How does JadeScape compare to nearby competing developments in terms of value proposition?

JadeScape competes in the Marymount-Macpherson corridor with a mix of older resale stock and newer developments. Recent new launches in adjacent precincts such as Bishan and Serangoon have commanded premium pricing of S$2,500–S$2,900 per square foot, reflecting superior facilities, taller buildings with better views, and positioning around major transport hubs. JadeScape's per-square-foot range of approximately S$2,100–S$2,400 reflects a more modest value proposition positioning, likely due to incremental differences in building height, view profile, facility specification, or brand recognition. However, this pricing gap should not be interpreted as inferior quality; rather, it reflects market segmentation within the Northeast, where developments command different premiums based on specific location nodes and supply-demand conditions. Purchasers should compare specific unit offerings at JadeScape against contemporary alternatives at neighbouring developments, evaluating not only per-square-foot cost but also facility quality, management reputation, unit layout functionality, and long-term capital growth assumptions. The development's sustainable positioning within the competitive mainstream suggests realistic fair pricing rather than a value trap or prestige premium.

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

Unit stack and floor level selection at JadeScape should balance budget, lifestyle preferences, and investment considerations. Mid-level units (approximately 10th–20th floors) typically offer superior value relative to penthouses and ground-floor units, as they command modest premiums over lower floors whilst avoiding the quantum price jumps associated with premium sky-level units. These mid-level units retain excellent MRT views and accessibility without paying excessive premiums for height or scarcity. Lower floors (5th–8th) can appeal to elderly purchasers or those seeking proximity to common facilities, though they may sacrifice view quality and face marginally softer resale appeal. From an investment perspective, units on floors where developer incentives or bulk discounting are available often represent optimal value; purchasers should canvass multiple units across different floor levels to identify pricing variations and identify stack-specific deals. East or north-facing units may command premiums for morning light; investors should cross-check rental transaction history to confirm whether tenant demand justifies premium pricing or whether better value exists in less-premium orientations. Purchasers are advised to inspect multiple unit types before finalising purchase decisions.

What is the future supply pipeline in the Northeast district, and does it pose a threat to JadeScape's capital growth?

The Northeast district's future supply pipeline appears moderate relative to pre-pandemic development intensity, reducing oversupply risk for JadeScape purchasers. The Urban Redevelopment Authority's planning outlook suggests selective estate renewal and infill development around major MRT nodes (Serangoon, Potong Pasir, Tampines) rather than wholesale greenfield expansion in the Marymount catchment. Recent en-bloc transactions in adjacent areas indicate that developers remain selective about new launch timing, seeking to avoid simultaneous competing supply that would fragment buyer demand. This measured supply environment supports long-term price stability and capital appreciation potential, as new residential construction is unlikely to create significant buyer-choice abundance that would soften demand for well-located existing stock. However, purchasers should monitor URA announcements and Land Sales Programme updates for any surprise additions to the local pipeline; if multiple new launches emerge in the Marymount-Macpherson zone within a 12–24 month window, competitive pricing pressures could moderate capital growth rates. For now, the absence of a substantial competing supply pipeline provides a favourable demand-supply backdrop for both owner-occupiers and investors at JadeScape.

Condominium At 314 Shunfu Road — From S$1.2M