Type

Units

Min Area

Price Range

2 BR

646 sqft

S$1.4XM – S$1.8XM

4+ BR

1647 sqft

From S$3.9XM

Property Highlights

2-bedroom, 2-bathroom unit at JadeScape priced at S$1,780,000 with 764 sqft of living space
Prime location just 450 metres from Marymount MRT Station (CC16 line), offering excellent connectivity
Strategically positioned on Shunfu Road in a well-established residential neighbourhood with strong amenity support
Compact yet functional layout suited for young professionals, upgraders, and small-family households
Strong capital appreciation potential in a mature district with limited new supply and steady demand

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Ref: 24188708

JadeScape: A Modern Sanctuary on Shunfu Road Near Marymount

JadeScape presents a compelling opportunity for buyers seeking quality residential real estate in one of Singapore's most sought-after precincts. This 2-bedroom, 2-bathroom condominium unit commands a price of S$1,780,000 and offers 764 square feet of thoughtfully designed interior space. Positioned on Shunfu Road, the property enjoys a location that balances urban convenience with residential tranquillity—a hallmark of this particular neighbourhood.

Connectivity and Neighbourhood Character

The proximity to Marymount MRT Station stands as one of JadeScape's most valuable attributes. Situated a mere 450 metres away, the Circle Line interchange (CC16) ensures residents can reach the city's business districts, shopping zones, and entertainment hubs within minutes. This elevated connectivity transforms the property into an ideal choice for working professionals who prioritise minimal commute times without sacrificing neighbourhood peace.

Shunfu Road itself has evolved into a coveted address, attracting families, investors, and discerning owner-occupiers alike. The surrounding area boasts a mature landscape of shophouses, hawker centres, and independent retailers that lend authentic character to the neighbourhood. Residents benefit from a vibrant local ecosystem where convenience meets tradition—whether grabbing breakfast at a neighbourhood coffee shop or sourcing fresh groceries from nearby markets.

Unit Specifications and Layout Efficiency

At 764 square feet, this two-bedroom offering represents an efficient use of space without compromising on livability. The dual-bathroom configuration caters to the needs of modern households, eliminating morning bottlenecks and providing flexibility for guests or working-from-home arrangements. Such layouts have proven particularly attractive to young couples, upgraders moving from smaller apartments, and owner-occupiers seeking a balanced footprint between intimacy and functionality.

The bedroom configuration allows for one principal bedroom and a secondary room suitable for a guest suite, home office, or nursery. This flexibility appeals across multiple demographic segments and ensures the unit remains adaptable as life circumstances evolve. Many purchasers at this size point appreciate the absence of excessive square footage that would inflate maintenance costs without adding proportional utility.

Market Positioning and Price Dynamics

At S$1,780,000, this property reflects current market valuations for quality 2-bedroom units in the central region proximate to MRT infrastructure. Recent transaction data for comparable units in neighbouring developments suggests this price point aligns with prevailing market sentiment, particularly for properties offering similar dimensions, condition, and locational advantages. The Marymount precinct has demonstrated consistent resilience in capital appreciation, supported by the area's mature status and limited new-release inventory.

For investors contemplating acquisition, the monthly rental yield potential warrants careful analysis. Properties of this size and location typically command monthly rents between S$3,200 and S$3,600, translating to gross yields approaching 2.1 to 2.4 per cent per annum—respectable for the Singapore market, though subject to market softness and tenant demand fluctuations. Owner-occupiers, conversely, benefit from the intangible value of personal occupation and the absence of tenant management complexities.

Tax and Financial Considerations

Buyers acquiring JadeScape as a second property should factor in Additional Buyer's Stamp Duty (ABSD) obligations. At this price point exceeding S$1.5 million, non-citizen buyers or existing property owners will incur ABSD at graduated rates—a material cost that can reach S$120,000 or more depending on buyer classification. It remains imperative for prospective purchasers to engage a conveyancing specialist to model exact ABSD liability prior to committing funds.

Financing headroom at this price tier typically allows qualified borrowers to secure 75 to 80 per cent loan-to-value financing through established banking channels. This translates to a cash outlay (including down payment, ABSD, legal fees, and agent commissions) in the region of S$580,000 to S$650,000 for most buyers. Total Debt Service Ratio (TDSR) thresholds remain critical; buyers should verify their serviceability with their chosen lender, as monthly mortgage obligations will consume approximately 25 to 30 per cent of gross household income for comfortably positioned purchasers.

Comparative Analysis Within the Precinct

The Marymount vicinity contains several competing developments spanning varied vintage and price segments. Newer prime-district condominiums command premiums approaching S$2.2 to S$2.4 million for equivalent 2-bedroom units, whilst older stock in adjacent streets trades at narrower valuations. JadeScape's price positioning suggests competitive market conditions that favour informed buyers capable of executing decisively. The absence of excessive promotional pressure indicates healthy demand-supply calibration rather than distressed market dynamics.

Long-Term Capital Appreciation Drivers

This property benefits from several structural tailwinds supporting long-term asset appreciation. The Circle Line represents one of Singapore's most heavily trafficked transport corridors, ensuring sustained demand for residential real estate proximate to its stations. The Marymount area has already experienced two decades of maturation, meaning future appreciation will likely track broader Singapore residential market performance rather than delivering breakthrough returns. However, this stability provides comfort to owner-occupiers and conservative investors seeking preservation of capital alongside modest growth.

Supply constraints in the immediate neighbourhood favour existing unit values. The Marymount locality contains few development sites suitable for large-scale residential projects, meaning new competing supply remains unlikely within the medium term. This scarcity element historically translates into sustained pricing resilience, particularly as Singapore's overall housing demand continues to rise alongside population growth and economic expansion.

Suitability Across Buyer Profiles

First-time buyers with accumulated capital or parental support can view JadeScape as an excellent entry point into the owner-occupied market. The Shunfu location provides lifestyle credentials whilst avoiding the premium pricing of ultra-prime districts. Upgraders relocating from Housing Development Board flats or smaller private apartments will appreciate the space increment and condominium amenities that typically accompany such transitions.

Investor purchasers should acknowledge that whilst gross yields remain respectable, the absolute return per dollar invested may feel modest compared to higher-leverage strategies or growth markets. However, the stability and capital preservation attributes prove invaluable during extended holding periods. High-net-worth buyers may view this as a satellite holding within a diversified real estate portfolio, particularly if occupancy flexibility suits their lifestyle requirements.

Neighbourhood Investment Outlook

The broader Marymount and Shunfu corridor continues to attract municipal investment and private development activity. Plans for Circle Line station precinct enhancements and pedestrian connectivity improvements should further elevate accessibility and neighbourhood appeal. Buyers committing capital today benefit from these infrastructure improvements without bearing the execution risk—a meaningful asymmetry in their favour.

Frequently Asked Questions

What is the estimated rental yield if I purchase JadeScape as an investment property?

Based on comparable 2-bedroom rentals in the Marymount precinct, this unit would likely command monthly rent between S$3,200 and S$3,600, depending on unit condition, finishes, and market softness at the time of letting. This translates to a gross rental yield of approximately 2.1 to 2.4 per cent per annum, calculated on the S$1,780,000 purchase price. Investors should note this yield assumes successful tenant acquisition and consistent occupancy; extended void periods or seasonal demand fluctuations can materially impact net returns. The yield sits within the acceptable range for Singapore's central residential market, though it remains below returns achievable in decentralised precincts or through capital appreciation strategies.

How does the S$1.78M price compare to recent per-square-foot transactions in Shunfu and Marymount?

At S$1,780,000 for 764 square feet, this property values at approximately S$2,329 per square foot, a figure consistent with recent comparable 2-bedroom transactions within the immediate Marymount and Shunfu locality. This per-square-foot metric aligns with market expectations for properties offering Circle Line connectivity and mature neighbourhood credentials. Recent transactions across the broader Bukit Timah and Shunfu corridor suggest a range of S$2,200 to S$2,500 per sqft depending on unit vintage, renovation condition, and specific MRT proximity. The JadeScape pricing therefore sits comfortably within this empirical range, indicating fair market valuation without premium or discount anomalies.

What ABSD implications should I anticipate if purchasing JadeScape as a second property?

Buyers acquiring JadeScape as a second residential property will incur Additional Buyer's Stamp Duty at graduated rates: 5 per cent on the first S$180,000, 10 per cent on the next S$180,000, and 15 per cent on the remaining balance. For this S$1,780,000 purchase, total ABSD will approximate S$238,200, representing a substantial cost that must be factored into acquisition budgeting. Non-citizen buyers face marginally higher ABSD schedules, with rates increasing to 15 per cent on amounts exceeding S$360,000. It is essential to obtain precise calculations from your conveyancing solicitor, as ABSD liability varies by citizenship status and existing property holdings. This cost typically ranks as the third-largest acquisition expense after the purchase price itself and mortgage arrangement fees.

Given JadeScape's leasehold structure, what lease decay and resale impact should I consider?

The specific lease tenure and commencement date for JadeScape require verification through the land registry and sales documentation. Singapore condominiums typically feature 99-year leasehold terms, which at present poses minimal decay risk for acquisitions made in 2024; however, any unit with less than 80 years remaining attracts progressively steeper valuation discounts as residual lease approaches 60 years. Resale demand and bank lending appetite both diminish materially once lease tenure falls below 85 years, potentially constraining your exit flexibility within 15 to 20 years. It remains prudent to obtain formal lease information and factor hypothetical lease decay into your long-term holding assumptions. Properties with secure 95+ year remaining tenure command pricing premiums and liquidity advantages over shorter-lease alternatives.

How does proximity to Marymount MRT Station (450m) affect long-term demand and capital appreciation?

The Circle Line, on which Marymount Station sits, represents one of Singapore's highest-utilisation transport corridors, serving millions of monthly commuters. Properties positioned within 400 to 500 metres of such stations historically command capital appreciation premiums of 15 to 25 per cent over equivalent units lacking MRT accessibility, particularly during extended holding periods. Marymount's established status as a transport hub ensures sustained residential demand from commuters, workers, and families prioritising travel time minimisation. The MRT proximity also underpins rental demand, as tenants actively seek locations minimising daily transport burdens. Going forward, continued population growth and CBD expansion should sustain—if not amplify—the value uplift associated with this station proximity. Properties losing MRT connectivity or experiencing service degradation historically suffer valuation compression, whereas Marymount's entrenched position suggests this advantage will persist for decades.

What buyer profiles would find JadeScape most suitable, and why?

First-time owner-occupiers with S$500,000+ accumulated capital or strong parental support represent a primary target segment; JadeScape offers the stepping-stone into private residential ownership without the ultra-premium pricing of prime districts like Orchard or Marina. Young professional couples aged 28 to 38 seeking efficient, low-maintenance living proximate to CBD employment also rank as ideal occupants—the 2-bedroom configuration accommodates co-workers or occasional guests without excessive space. Upgraders transitioning from HDB apartments appreciate the condominium lifestyle transition and neighbourhood maturity. Conservative property investors requiring capital preservation over maximum returns find appeal in the stable Marymount precinct and reliable rental demand. High-net-worth buyers may view JadeScape as a portfolio satellite or extended-stay residence for visiting family members. The 764-sqft footprint, however, proves less suited to growing families exceeding 4 occupants or buyers requiring dedicated home office space alongside separate guest accommodation.

What TDSR headroom and financing capacity should I model for a S$1.78M purchase?

A S$1,780,000 property purchase typically involves 75 to 80 per cent bank financing, resulting in loan amounts between S$1,335,000 and S$1,424,000. At prevailing mortgage rates of 3.5 to 4.0 per cent over 25-year tenures, monthly mortgage payments will range from S$6,200 to S$7,100. Applying Singapore's Total Debt Service Ratio (TDSR) threshold of 60 per cent, borrowers require gross monthly household income of approximately S$10,300 to S$11,800 to comfortably service this mortgage whilst accommodating existing debts, car loans, or credit commitments. Couples with combined annual household income above S$130,000 typically satisfy TDSR requirements without constraint; single borrowers or single-income households may encounter lending friction at income levels below S$100,000 per annum. Prospective buyers should obtain pre-qualification from their preferred lender prior to engaging agents, ensuring certainty regarding borrowing capacity and available loan-to-value ratios.

How does JadeScape compare to nearby competing developments in pricing and positioning?

The Marymount and greater Bukit Timah precinct contains several competing developments spanning varied vintage and positioning. Newer prime-district condominiums such as those in nearby Jalan Bukit Merah or Newton precincts command prices approaching S$2.2 to S$2.5 million for equivalent 2-bedroom configurations, representing a 20 to 40 per cent premium over JadeScape's valuation. Conversely, older-stock properties in less-prominent streets or units lacking direct MRT visibility trade at narrower valuations between S$1.45 and S$1.65 million. JadeScape's price positioning of S$1.78 million reflects a balanced valuation—eschewing newness premiums whilst capturing full MRT accessibility value. This pricing suggests competitive market conditions favouring informed buyer decision-making rather than distressed vendor situations or promotional excess. For capital-conscious buyers, JadeScape offers superior value relative to newer developments whilst providing substantially greater MRT convenience than older comparative stock.

Which unit stacks or floor levels within JadeScape offer optimal value and livability?

Without access to unit-specific data for JadeScape, generalised principles suggest mid-level floors (8th to 15th storeys) typically deliver optimal value balancing views, accessibility, and lift-waiting times. Lower floors benefit from quicker emergency egress, lower utility bills, and simpler access for elderly visitors or service delivery; however, they sacrifice privacy and are prone to noise transmission from common areas. High-floor units command 8 to 12 per cent premiums over equivalent mid-floor counterparts, justified by superior views and reduced street-level noise, though they present longer lift waiting times during peak occupancy. Units positioned away from common areas (lifts, stairwells) experience superior acoustic insulation and reduced foot traffic disturbance. East or west-facing units provide superior natural light compared to north-south exposures, particularly valuable in Singapore's tropical climate. Buyers should physically inspect multiple stacks and floor levels to ascertain their personal preferences, as premium-paying for high floors proves unjustified unless occupants genuinely value the associated views and extended vistas.

What future supply pipeline exists in the Marymount and Shunfu district that might affect property values?

The Marymount locality remains substantially developed with limited remaining tracts suitable for large-scale residential projects; the government's Urban Renewal strategy increasingly focuses on existing estate rejuvenation rather than greenfield development. No major new residential launches are anticipated within the immediate Shunfu radius over the next 3 to 5 years, a supply-constrained environment that historically supports existing unit valuations. Conversely, broader Bukit Timah and Newton precincts face periodic new launches, which could theoretically dilute demand within the Marymount micro-market during promotional periods. The government's intention to develop areas such as Tengah and Punggol as growth nodes suggests future supply concentration will occur beyond the Marymount locality rather than within it. This structural supply shortage—combined with sustained transport demand and mature neighbourhood attributes—positions existing JadeScape units favourably against future capital erosion risks. Buyers should monitor Planning Commission announcements regarding any adjacent sites, though historical precedent suggests the Shunfu corridor will remain relatively insulated from disruptive new supply.

JadeScape 2BR Condo S$1.78M Near Marymount MRT, Shunfu