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 6 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

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JadeScape: A Contemporary Residential Haven at Marymount

JadeScape stands as a distinctive residential offering along Shunfu Road, positioned in one of Singapore's most sought-after mature neighbourhoods. The development captures the essence of modern living whilst maintaining the character and stability that makes Marymount a perennial favourite amongst both owner-occupiers and investors seeking reliable long-term capital growth.

Located a mere 450 metres from CC16 Marymount MRT station, JadeScape benefits from one of Singapore's most efficient transport corridors. The Circle Line connection ensures rapid access to the downtown core in under 20 minutes, whilst the broader MRT network opens up employment hubs across the island. This strategic positioning has historically underpinned strong demand and value retention in the precinct, as commuters and families alike prioritise convenience without sacrificing neighbourhood character.

Design and Unit Configuration

The project encompasses well-proportioned units with layouts beginning from 764 square feet, accommodating everything from compact professional couples to small family units. The internal design philosophy emphasises practical living spaces that maximise the square footage without compromising on flow or natural light. Finishes reflect contemporary tastes, with consideration given to durability and low-maintenance living—a factor increasingly valued in today's fast-paced property market.

Unit typologies across the development cater to a diverse buyer demographic. Whilst the lower range addresses the upgrader segment moving from HDB or smaller condominiums, the larger configurations serve families and high-net-worth individuals seeking established neighbourhoods over flashier fringe developments. This diversity of offering is a hallmark of successful developments, as it sustains demand across market cycles and broadens the potential resale buyer pool.

The Marymount Neighbourhood Context

Marymount has evolved into a consolidated residential district with proven appeal. The area is characterised by a mix of established condominiums, mature landed estates, and institutional land use, creating a stable backdrop for property values. Unlike many newer precincts on the fringe, Marymount offers the twin advantages of proximity to the city and established social infrastructure—schools, healthcare facilities, and dining options are all within walking distance or a short drive.

The MRT station acts as a natural focal point for the neighbourhood, anchoring retail and food establishments that serve both residents and commuters. This organic clustering of services typically supports sustained rental demand and steady capital appreciation over multi-year holding periods. Properties within a 500-metre radius of established MRT stations have historically outperformed their peers in terms of both rental yields and resale velocity.

Investment Fundamentals and Pricing

Pricing at JadeScape reflects a calibrated positioning within the broader market. At entry points from S$1.78 million, the development sits at a premium to comparable HDB upgrades or cluster housing in outer regions, yet remains accessible to owner-occupiers and investors who prioritise established location over novelty. This mid-tier positioning has historically attracted a loyal buyer cohort—professionals, upgraders, and institutional investors who view property as a long-term wealth vehicle rather than a speculative flip.

The price-per-square-foot metric for units across JadeScape sits comfortably within the range observed for similar vintage and location-quality developments in the Marymount corridor. Recent transactions in the immediate vicinity have reflected strong holding value, with minimal price deterioration even during market downturns. This resilience underscores the enduring appeal of MRT-proximate residential real estate in established neighbourhoods.

Tenure and Long-Term Viability

Understanding the lease tenure is critical for any property acquisition. The development's lease structure—whether freehold or leasehold—carries profound implications for long-term value, financing eligibility, and eventual resale. Leasehold properties, whilst typically more affordable upfront, require careful calculation of lease decay risk. A property with a 99-year lease purchased today will face increasingly stringent financing conditions as it ages, ultimately constraining the pool of potential buyers in the final decades of the term.

Conversely, freehold tenure confers indefinite ownership and financing certainty, commanding a premium that has historically widened over time. For investors considering JadeScape as a buy-and-hold vehicle, tenure structure merits careful analysis alongside anticipated holding period and exit strategy. The relationship between remaining lease and resale velocity is well-established in Singapore's residential market—shorter leases correlate with faster price decay and narrower buyer interest.

Rental Income Potential and Yield Dynamics

Properties within the JadeScape catchment typically command rental rates aligned with the Marymount locality's established reputation. Units of 764 square feet commonly achieve monthly rents in the range that reflects both the established location and the condominium's positioning tier. Rental yield for an investor purchasing at current price levels would depend on the specific unit acquired, the precise asking rent, and prevailing market conditions at the time of acquisition.

The Marymount MRT proximity ensures consistent tenant demand, particularly from young professionals and families seeking a balance of accessibility and residential quality. The catchment's established schools and commercial nodes further bolster rental appeal. Investors typically see net yields (after accounting for maintenance fees, property tax, and sinking fund contributions) in the range of 2–3.5% for similar developments, though individual outcomes vary based on purchase price, tenant profile, and active management.

Taxation and Stamp Duty Considerations

Buyers acquiring JadeScape as a second residential property must account for Additional Buyer's Stamp Duty (ABSD), which currently stands at 20% of the purchase price for Singapore Citizens acquiring a second residential property. For an investor purchasing at S$1.78 million, the ABSD liability would total approximately S$356,000, materially affecting the total cost of acquisition and the time required to break even on yield. This substantial upfront cost is a critical consideration in the investment appraisal and should not be underestimated when projecting returns.

Total Debt Servicing Ratio (TDSR) requirements also constrain financing capacity, capping the loan amount at around 60% of purchase price for owner-occupiers under current banking guidelines. Buyers financing a property in JadeScape's price range should ensure sufficient household income to comfortably service the debt alongside ABSD liability and related acquisition costs. Professional financial planning is advisable before committing to acquisition.

Competitive Standing Within the District

The Marymount corridor hosts several established condominium developments, each with distinct character and amenity profiles. JadeScape's positioning relative to nearby competitors—in terms of unit size, finish quality, amenity breadth, and pricing—defines its appeal to various buyer segments. Comparing recent transaction data and rental enquiries across the precinct provides valuable context for assessing whether JadeScape offers value relative to alternative purchases in the same locality.

Developments built in similar vintage windows typically exhibit aligned pricing trajectories, making like-for-like comparisons a useful due diligence exercise. The development's specific amenity package—landscaping, security infrastructure, and recreational facilities—also influences perceived value and resale appeal. Buyers should visit competing developments to contextualise JadeScape's offering within the broader market landscape.

Future Supply and District Evolution

The Marymount precinct, being established and consolidated, faces limited new-release supply in the near term. Large-scale residential redevelopment is constrained by existing land use patterns and institutional anchors, creating a natural scarcity that typically supports gradual price appreciation. Conversely, new supply in adjacent precincts (such as eastern areas along the forthcoming Bright Hill or other planned developments) may exert some competitive pressure on pricing and rental rates.

Understanding the medium-term supply pipeline across the broader North-East region is crucial for investors evaluating long-term appreciation potential. Properties in undersupplied areas typically experience steadier capital growth, whereas areas anticipating significant new releases may see moderated price momentum. JadeScape's inherent advantage lies in its consolidated location with limited competing new supply—a structural tailwind for value retention.

Suitability Across Buyer Profiles

First-time buyers with sufficient capital and income may find JadeScape an attractive upgrade from HDB ownership, offering condominium amenities and a mature neighbourhood without the premium pricing of core central locations. Upgraders from smaller condominium units benefit similarly from the additional space and established locality credentials. High-net-worth individuals seeking stability over trophy appeal may appreciate Marymount's understated positioning and proven track record of value retention.

Investors viewing the property through a pure yield lens should carefully model rental income against the all-in cost of acquisition, including ABSD and financing costs. The established rental market in Marymount, combined with the MRT proximity, typically supports consistent tenant flow—an important consideration for investors prioritising cash flow over pure capital appreciation. Each buyer profile warrants a tailored financial analysis to ensure JadeScape aligns with individual objectives and risk tolerance.

Frequently Asked Questions

What rental yield can I expect if I purchase a unit at JadeScape as an investment property?

Rental yield for properties in the Marymount corridor typically ranges between 2–3.5% net after accounting for maintenance fees, property tax, and sinking fund contributions. The precise yield depends on the specific unit's acquisition price, achievable monthly rent given its size and floor level, and tenant profile. Units at JadeScape benefit from the CC16 Marymount MRT proximity, which ensures consistent demand from young professionals and families, typically sustaining monthly rents aligned with established condominium benchmarks in the area. An investor purchasing a 764-square-foot unit should model rental income conservatively and factor in vacancy periods to project realistic returns. The Marymount catchment's established schools and commercial amenities further support rental appeal, though property management quality and tenant selection significantly influence net yields.

How does the price per square foot at JadeScape compare to recent transactions in the Marymount area?

JadeScape's price-per-square-foot positioning sits comfortably within the range observed for established condominium developments of similar vintage and location quality in the Marymount corridor. Recent transaction data for properties within 500 metres of CC16 Marymount MRT station reflects strong holding value and minimal price deterioration, even during market downturns, underscoring the area's resilience. The pricing reflects a calibrated balance between the convenience of the MRT location and the distance from the CBD, which typically commands a modest discount relative to core central developments. Comparing JadeScape's per-square-foot metrics against competing developments such as nearby cluster condominium projects provides useful benchmarking; interested buyers should engage with market data and recent sales to contextualise current asking rates within the broader district landscape.

What is the Additional Buyer's Stamp Duty (ABSD) liability if I purchase JadeScape as a second residential property?

Singapore Citizens purchasing a second residential property are subject to Additional Buyer's Stamp Duty at the current rate of 20% of the purchase price. For a property acquired at S$1.78 million, the ABSD liability would total approximately S$356,000, a material upfront cost that significantly affects the total acquisition expense and break-even timeline for investors. This 20% duty applies regardless of whether the property is intended for owner-occupation or rental investment, and it substantially constrains financing and cash-flow mathematics. Buyers should ensure their financial planning accounts for ABSD in full, alongside stamp duty, legal fees, and other acquisition costs, as underestimating total outlay frequently derails investment returns. Professional financial and taxation advice is strongly recommended before committing to a second-property purchase.

What are the lease decay implications for resale value if JadeScape is leasehold rather than freehold?

If JadeScape holds a leasehold tenure (whether 99-year or 999-year), the remaining lease duration profoundly affects long-term resale value, financing eligibility, and buyer interest. A 99-year lease purchased today will face increasingly stringent financing conditions as it ages; by the time the lease falls below 60 years, most banks substantially reduce loan-to-value ratios, effectively removing a large segment of potential buyers from the market. This lease decay accelerates price depreciation in the final decades of a 99-year term, ultimately constraining resale velocity and value realisation. Conversely, a 999-year lease or freehold tenure confers indefinite ownership certainty and maintains financing accessibility, typically commanding a premium that widens over time. Investors contemplating a 20+ year holding period should prioritise freehold or extended leasehold tenures; those with shorter time horizons face moderate lease decay risk but should still factor in gradual financing constraints as the lease ages. Understanding the specific lease structure at JadeScape is critical before committing to acquisition.

How does proximity to CC16 Marymount MRT station influence demand and capital appreciation for properties at JadeScape?

The 450-metre distance to CC16 Marymount MRT station is a material demand driver and capital appreciation catalyst for JadeScape. Established research on Singapore's residential property market consistently demonstrates that properties within 500 metres of an MRT station command a premium and experience more resilient value retention across market cycles compared to non-MRT-proximate peers. The Circle Line connection ensures rapid commute access to downtown and other major employment nodes, making the location attractive to working professionals and families prioritising time efficiency. MRT-adjacent neighbourhoods also benefit from organic clustering of retail, dining, and services around the station, creating a self-reinforcing appeal that supports rental demand and steady price appreciation. The Marymount catchment's maturity and limited new supply further amplify the scarcity value of MRT-proximate residential real estate, typically translating into outperformance during extended holding periods. Properties in undersupplied MRT corridors have historically appreciated at rates exceeding broader market averages, making JadeScape's location a structural advantage for long-term wealth creation.

Is JadeScape suitable for first-time property buyers, upgraders, or purely as an investment vehicle?

JadeScape serves multiple buyer profiles effectively. First-time buyers with sufficient capital and income may find the development an attractive upgrade from HDB ownership, offering condominium amenities, established neighbourhood credentials, and MRT convenience without the premium pricing of core central locations. Upgraders transitioning from smaller condominium units or landed property benefit from the additional space—units begin at 764 square feet—and the mature, stable neighbourhood that offers proven value retention. High-net-worth individuals may appreciate Marymount's understated positioning and strong track record of resilient capital growth, viewing the property as a secure long-term hold rather than a speculative asset. Investors evaluating JadeScape purely on yield metrics should model rental income conservatively, accounting for the 20% ABSD liability for second-property acquisitions and the all-in cost of ownership including maintenance, tax, and sinking fund. Each buyer profile warrants a tailored financial appraisal to ensure alignment with individual objectives, risk tolerance, and time horizon.

What financing headroom and TDSR implications should I consider at JadeScape's current price points?

Financing a property at JadeScape's entry price of approximately S$1.78 million requires careful TDSR (Total Debt Servicing Ratio) analysis. Current banking guidelines typically cap the loan-to-value ratio at around 80% for owner-occupiers and 75% for investors, meaning a purchase at S$1.78 million would require a cash down-payment of S$356,000–$445,000 depending on your classification. The monthly mortgage servicing—assuming a 25-year tenure and current interest rates—would fall in the range of S$7,000–$8,000, necessitating a household gross monthly income of at least S$18,500–$22,000 to satisfy TDSR thresholds of approximately 60%. Add the ABSD liability of S$356,000 for second-property buyers, and total acquisition costs escalate to S$712,000–$801,000, a material commitment affecting overall investment returns. Buyers should conduct a full financial health-check with their banking institutions before committing, ensuring sufficient income headroom and emergency reserves alongside mortgage servicing. Professional mortgage broking advice is invaluable in optimising financing structures and tenure to maximise affordability and long-term wealth outcomes.

How does JadeScape's offering compare to competing developments in the Marymount corridor?

The Marymount corridor hosts several established condominium developments, each with distinct positioning, amenity profiles, and pricing. JadeScape's competitive standing depends on the specific unit typology, finish quality, amenity breadth, and per-square-foot pricing relative to nearby peers in similar vintage brackets. Developments in the immediate vicinity—within a 1-kilometre radius—typically exhibit aligned pricing trajectories and rental-income profiles, making like-for-like comparisons a useful due diligence exercise. Prospective buyers should evaluate JadeScape against competing developments by visiting comparable properties, reviewing recent transaction data, and assessing the amenity quality, security infrastructure, and landscaping standards. Pricing variations across the precinct often reflect minor differences in finish, floor level, unit layout, and project age, rather than dramatic quality disparity. JadeScape's inherent advantage lies in its MRT-proximate positioning within a consolidated, stable neighbourhood; however, alternative developments in the same catchment may offer similar value propositions, requiring detailed comparative analysis before committing to acquisition. Engaging local market specialists can accelerate this benchmarking process.

Which unit stack or floor level at JadeScape typically offers the best value?

Unit value within any condominium development varies significantly by floor level, stack position, and aspect. Lower-floor units (typically floors 3–8) often command a discount relative to mid-range levels (floors 12–20), reflecting buyer preferences for height, views, and reduced noise from common areas. Mid-range floors frequently offer the optimal value-to-premium ratio—still commanding respect in the marketplace whilst avoiding the steepest pricing premiums attached to apex-level units. High-floor units (floors 25+, if available) command substantial premiums driven by unobstructed views and perceived prestige, though these premiums may not translate proportionally into rental income or capital appreciation. Units facing the development's internal courtyard or recreational areas may trade at a discount relative to those with external street views, yet they often appeal to noise-sensitive tenants or owner-occupiers prioritising tranquillity. Experienced investors typically target mid-range floors with consistent aspect and unobstructed views, as these offer strong rental potential and resale appeal without the stratospheric pricing premiums of apex units. Detailed site inspection and consideration of your personal preference (whether for owner-occupation or investment) should guide floor-level selection.

What is the future supply pipeline for new residential developments in the Marymount and broader North-East region?

The Marymount precinct itself faces limited new-release supply in the near term, as the area is substantially built-out with consolidated land use patterns and established institutional anchors constraining large-scale redevelopment. This supply scarcity is structurally favourable for JadeScape, as constrained new releases typically support gradual price appreciation and consistent demand for existing inventory. However, the broader North-East region—encompassing precincts such as Bright Hill, Bishan, and eastern Ang Mo Kio—anticipates new residential supply releases over the next 3–5 years, which may exert some competitive pricing pressure and potentially moderate rental growth in the near term. New launches in adjacent areas typically absorb first-time buyers and upgraders seeking contemporary finishes and newly-developed amenities, potentially siphoning tenant demand from established properties like JadeScape. Understanding the supply pipeline beyond the immediate Marymount catchment is crucial for investors evaluating long-term appreciation potential; areas anticipating significant new supply often experience moderated price momentum, whereas undersupplied precincts typically see steadier capital growth. Long-term investors in JadeScape benefit from the inherent scarcity of MRT-proximate residential real estate in consolidated neighbourhoods, a structural tailwind unlikely to reverse despite new supply elsewhere in the broader region.

Condominium At 314 Shunfu Road — From S$1.2M