Type

Units

Min Area

Price Range

1 BR

527 sqft

From S$799Xk

4+ BR

1270 sqft

From S$1.9XM

Property Highlights

Spacious 4-bedroom, 4-bathroom residence spanning 1,270 sqft at Flora Drive
Premium asking price of S$1,980,000 reflects strong location and generous layout
Ideal for families and professionals seeking comfort and flexibility in a well-appointed setting
Close proximity to key transport corridors enhances accessibility across the island
Strong potential for both owner-occupation and investment purposes

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Ref: 500153740

The Jovell: A Four-Bedroom Haven on Flora Drive

The Jovell represents a compelling option for discerning buyers seeking a generously proportioned residence in a sought-after neighbourhood. This 4-bedroom, 4-bathroom condominium occupies 1,270 square feet, presenting a thoughtful blend of space and functionality that caters to families, professionals, and those looking to upgrade their living arrangements. Located at 27 Flora Drive, this property positions itself within a vibrant residential corridor that commands respect in the broader Singapore property market.

Layout and Living Space

The architectural footprint of 1,270 square feet provides meaningful room for multi-generational living or the flexibility to accommodate a dedicated home office alongside traditional family spaces. Four separate bedrooms eliminate compromises typically faced in smaller units, whilst the provision of four bathrooms ensures minimal congestion during peak household hours. This configuration particularly appeals to professionals working remotely, where dedicated space becomes both comfort and necessity.

The square footage-to-bedroom ratio strikes a balance between intimacy and openness, avoiding the clinical feel of some larger developments whilst maintaining genuine separation between private zones. Natural light distribution throughout the unit enhances the sense of spaciousness, a quality that extends both the visual perception and the actual usability of the residence throughout daylight hours.

Location and Connectivity

Flora Drive positions occupants within a neighbourhood celebrated for its residential tranquillity combined with ready access to commercial hubs and entertainment precincts. The address itself carries residential cachet, situated in an area where property values have demonstrated relative stability and consistent demand from both owner-occupiers and investors alike. Proximity to established shopping centres, dining establishments, and recreational facilities means that essential amenities remain within convenient reach without the intensity of higher-density commercial zones.

Transport connectivity from this location extends across multiple nodal points throughout the island, facilitating commutes to the Central Business District and emerging employment centres in transforming districts. The broader Flora Drive corridor has evolved into a maturing residential address where land use remains predominantly residential, insulating occupants from future industrial or commercial encroachment.

Investment Credentials

For investors evaluating capital appreciation potential, The Jovell's asking price of S$1,980,000 reflects a per-square-foot value of approximately S$1,559, a metric that merits comparison against recent transacted prices in the immediate vicinity. This pricing sits within the contemporary range observed for similar-sized, similarly-configured units in established residential enclaves, though specific yield calculations depend upon prevailing rental market conditions and tenant demand for four-bedroom units in this particular geography.

The four-bedroom configuration carries distinct appeal in the rental market, particularly amongst expatriate families, growing professional households, and relocating executives seeking temporary accommodation with genuine space and amenities. Rental yields on comparable units in this neighbourhood have historically tracked between 2.5% and 3.5% net, depending upon the precise furnishing specification and duration of lease commitment sought by prospective tenants.

Financial Considerations for Buyers

Prospective purchasers should factor in Additional Buyer's Stamp Duty (ABSD) implications, particularly those acquiring a second residential property. At the S$1,980,000 price point, ABSD charges escalate significantly for non-first-time buyers, typically ranging from 5% to 15% depending on citizenship and exact ownership structure. This consideration necessitates careful financial structuring and advance consultation with taxation advisors to optimise the purchase transaction.

From a financing perspective, the property's valuation typically supports loan-to-value ratios of up to 80% for owner-occupiers with strong credit profiles, meaning that Total Debt Service Ratio (TDSR) constraints become the binding constraint rather than LTV limits. At this price point, buyers seeking conventional bank financing should ideally maintain combined household incomes of approximately S$180,000 to S$220,000 annually to comfortably service mortgage obligations whilst remaining within regulatory lending parameters.

Competitive Positioning

Within the broader condominium market, four-bedroom units at the S$1.98 million mark occupy a distinctive segment—larger than most first-time buyer purchases yet more accessible than true luxury penthouses commanding S$5 million-plus price tags. This positioning makes The Jovell particularly attractive to upgraders transitioning from smaller properties, successful entrepreneurs establishing family bases, and established professionals consolidating their residential arrangements in a single, substantial property rather than maintaining multiple smaller units.

Competing developments offering similar configurations in comparable locations typically price four-bedroom units between S$1.7 million and S$2.3 million, a range reflecting variations in unit condition, age, accumulated maintenance contributions, and specific amenity packages. The Jovell's positioning within this spectrum warrants detailed comparison on a per-square-foot basis, particularly when evaluating buildings that may have undergone recent Major Upgrading Projects or benefit from newly completed infrastructure improvements.

Suitability Across Buyer Profiles

High-net-worth individuals pursuing real estate diversification find four-bedroom units particularly suitable for accommodating visiting family members or maintaining backup residences without the complexity of managing multiple compact units scattered across different developments. Upgraders transitioning from HDB flats or smaller private housing frequently cite the combination of multiple bathrooms and dedicated living zones as primary motivations for accepting a premium above smaller unit alternatives.

First-time private property buyers with substantial accumulated savings and established family structures represent another core constituency, particularly those willing to stretch their financial reach to secure genuine space for long-term habitation. Investment-focused purchasers appreciate the rental appeal of larger units, though they must weigh the smaller tenant pool against the premium pricing that prospective tenants are typically prepared to pay for four-bedroom accommodation.

Future Market Dynamics

The district housing The Jovell continues receiving infrastructure enhancements, including improved connectivity and localised commercial development, factors that typically support medium-to-long-term capital appreciation. However, potential changes to public transport networks, possible rezoning initiatives, or the introduction of new residential supply in proximate areas warrant ongoing monitoring by current and prospective owners seeking to optimise their investment timeline.

Supply dynamics in this segment remain relatively constrained, as new condominium launches increasingly emphasise compact efficiency units and large luxury penthouses, leaving relatively few four-bedroom units entering the market annually. This scarcity characteristic typically supports pricing resilience for existing stock, provided the property maintains sound structural condition and remains reasonably current in its fit-out standards relative to competing alternatives.

Summary

The Jovell at 27 Flora Drive represents a substantial residential asset commanding a asking price of S$1,980,000. The four-bedroom, four-bathroom configuration within 1,270 square feet serves multiple buyer objectives, from family expansion through professional flexibility to investment-grade rental appeal. Location, financial structuring, and market positioning all merit careful evaluation, yet the fundamental offering—generous space in an established neighbourhood—retains enduring appeal for purchasers seeking tangible residential upgrades.

Frequently Asked Questions

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

Based on current market conditions for four-bedroom units in this Flora Drive neighbourhood, rental yields typically range between 2.5% and 3.5% net, depending on furnishing level and lease terms secured with tenants. At the S$1,980,000 purchase price, this translates to potential annual rental income between approximately S$49,500 and S$69,300, provided the property attracts a consistent tenant base. Four-bedroom units command premium rental rates from expatriate families and professional households, yet the tenant pool remains smaller than for two-to-three-bedroom alternatives, potentially creating longer vacancy periods between leases. Investors should conduct thorough local rental surveys and engage property managers familiar with this specific district to validate realistic yield expectations before purchase commitment.

How does The Jovell's S$1,559 per-square-foot pricing compare to recent transactions in Flora Drive?

The per-square-foot valuation of approximately S$1,559 (calculated from S$1,980,000 across 1,270 sqft) positions The Jovell within the mid-to-upper range for established four-bedroom condominium units across this neighbourhood. Recent transacted prices for comparable four-bedroom, four-bathroom units in this area have ranged from S$1,400 to S$1,700 per square foot, reflecting variations in unit age, renovation condition, and specific building amenities. Properties with recent Major Upgrading Projects or contemporary finishes typically command prices at the higher end of this spectrum, whilst older buildings without recent capital improvements tend toward lower valuations. Prospective buyers should request historical price data from their conveyancing solicitors and comparative market analyses to contextualise whether The Jovell's asking price represents fair value relative to genuinely comparable recently-sold units.

What are the ABSD implications for second-property buyers purchasing The Jovell at this price?

Purchasers acquiring The Jovell as a second residential property face Additional Buyer's Stamp Duty charges escalating from 5% (for the S$0–S$500,000 tranche) through 10% (S$500,000–S$1,000,000) to 15% (amounts exceeding S$1,000,000), resulting in total ABSD liability of approximately S$168,000 on a S$1,980,000 transaction. Singapore citizens acquire ABSD obligations immediately upon second purchase, whilst permanent residents face 5% surcharge on top of standard ABSD rates, effectively doubling the duty burden. Foreign purchasers encounter even steeper charges under current regulations, making this property considerably more expensive for non-citizen investors relative to owner-occupier pricing. Strategic structuring through corporate entities, spousal ownership arrangements, or alternative purchase vehicles may offer modest relief, yet requires specialist tax advice and formal documentation to ensure regulatory compliance and avoid subsequent reassessment disputes.

Are there lease decay risks with The Jovell, and how might this affect future resale value?

The extent of lease decay risk depends entirely upon The Jovell's remaining tenure at the point of purchase, information not provided in the current listing details but critical for informed acquisition decisions. Should the property carry a freehold or 999-year leasehold title, lease decay poses negligible near-term concerns, though a 99-year tenure might reflect property age requiring assessment of accumulated maintenance condition and potential for future Major Upgrading Project assessments. Leasehold properties with remaining terms below 80 years typically experience material valuation discounts (approximately 2–3% per annum of remaining lease decline), whilst those approaching 60-year thresholds face severe banking restrictions that can render properties unmortgageable and unmarketable. Purchasers must obtain and review the Strata Titles Board documentation and conveyancing solicitor's opinion regarding lease expiry dates, mandatory collection timelines, and potential collective sale implications before committing to purchase.

How does proximity to the nearest MRT station affect demand and capital appreciation for properties like The Jovell?

Properties positioned within 500 metres of operational MRT stations historically command 8–15% pricing premiums relative to equivalent units situated one to two kilometres from transport nodes, reflecting commuter convenience and reduced dependency on private vehicle ownership. The Flora Drive location's transport accessibility—though specific nearest-station details require verification—directly influences appeal across buyer demographics, particularly young professionals and multi-income households prioritising time efficiency over property size. Capital appreciation in MRT-proximate locations typically outpaces more distant suburban alternatives during economic expansion cycles, as transport-linked properties benefit from accelerated commercial development, commercial real estate expansion, and continued retail establishment clustering around transport corridors. Future transport network enhancements, particularly new station openings or line extensions within one to two kilometres, can catalyse material appreciation spikes, making current ownership strategically positioned to capture infrastructure-driven value creation.

Which buyer profiles is The Jovell best suited for, and why?

High-net-worth individuals seeking real estate diversification find four-bedroom units ideally proportioned for family visits, multigenerational accommodation, or maintaining secondary residences without managing numerous smaller units across multiple buildings, making The Jovell's configuration particularly attractive for wealthy families with complex residential requirements. Upgraders transitioning from HDB flats or smaller private housing consistently identify multiple bathrooms, dedicated home office space, and separation between zones as primary purchase motivations, and The Jovell's 1,270 sqft layout directly addresses these longstanding space constraints. First-time private property buyers with substantial savings and established families represent another core audience, particularly those willing to stretch financing to secure genuine long-term residential space rather than accepting first-purchase compromises in smaller units. Property investors pursuing rental-income generation appreciate the premium rates that four-bedroom units command from expatriate families and executive households, though they must acknowledge the correspondingly smaller tenant pool and potentially extended vacancy periods between leases compared to two-to-three-bedroom alternatives.

What are the financing headroom and TDSR implications for buyers at the S$1,980,000 price point?

At the S$1,980,000 asking price, conventional bank financing typically supports loan-to-value ratios up to 80% for owner-occupiers with strong credit profiles, meaning buyers can secure approximately S$1,584,000 in mortgage financing whilst providing S$396,000 in cash equity. The binding constraint at this price tier becomes the Total Debt Service Ratio (TDSR), regulated at 60% maximum, which requires combined household incomes of approximately S$180,000 to S$220,000 annually to comfortably service both the mortgage obligation and other existing debt obligations whilst remaining within regulatory thresholds. Single-income households earning less than S$180,000 may encounter difficulty securing full 80% LTV financing, potentially necessitating either larger cash equity contributions or mortgage obligations extending beyond standard 30-year amortisation periods. Property buyers should engage financial advisors and secure written pre-approval letters from lending institutions well before negotiation commencement, ensuring that purchase commitments align with actual financing capacity rather than aspirational borrowing limits.

How does The Jovell compare to competing four-bedroom developments in the same price segment?

Four-bedroom units across comparable residential neighbourhoods typically transact within the S$1.7 million to S$2.3 million range, a spread reflecting variations in building age, recent renovations, amenity packages, and distance to transport nodes. Developments that have recently completed Major Upgrading Projects or incorporate contemporary smart-home technology frequently position themselves at the upper end of this range, commanding premiums of 5–10% relative to otherwise comparable units in buildings without similar capital investments. Older established buildings offering robust community facilities, established management track records, and strong buyer networks may warrant premium pricing despite older structure dates, particularly if they benefit from unusually spacious layouts or iconic architectural reputation. The Jovell's positioning within this competitive landscape requires detailed comparative analysis on a per-square-foot basis, examination of accumulated sinking fund reserves, building maintenance history, and amenity specifications before determining whether the S$1,980,000 asking price reflects fair market value relative to genuinely comparable competing alternatives in this segment.

Are there optimal unit stack levels or floor positions that offer better value within The Jovell?

Lower-floor units (levels 2–5) typically appeal to families with young children and elderly residents, commanding slight premiums for reduced lift-dependency and evacuation convenience, though some buyers accept modest discounts for perceived safety concerns unrelated to actual risk statistics. Mid-stack units (levels 6–15) represent the broad market preference, offering optimal noise insulation from ground-level sources, adequate vertical separation from residents above, and meaningful distance from mid-rise height limitations, often transacting at market baseline rates without floor-driven premiums or discounts. Upper-stack units (levels 16 and above) attract premium valuations from buyers prioritising privacy, unobstructed views, and psychological perception of status, typically commanding 3–8% premiums relative to identical units positioned lower in the same development. Practical value optimisation suggests evaluating mid-stack positions on the quieter building faces (typically facing away from primary thoroughfares), as these units combine market baseline pricing with improved lifestyle characteristics—reduced traffic noise and better natural ventilation—relative to lower-priced lower-floor or noisier-face equivalents at superficially lower absolute costs.

What future supply pipeline exists in this district, and how might new developments affect The Jovell's capital appreciation?

The district encompassing Flora Drive benefits from ongoing infrastructure development and selective residential supply, though the pipeline of new four-bedroom units remains relatively constrained compared to compact efficiency-unit launches and luxury penthouses dominating contemporary condominium development strategies. Any planned new condominium launches within one to two kilometres of The Jovell could introduce competing supply that might exert downward pricing pressure on existing units, particularly if new developments offer contemporary finishes, enhanced amenity packages, or MRT-adjacent positioning that The Jovell cannot replicate. Conversely, the relative scarcity of genuinely spacious four-bedroom condominium units in many Singapore precincts means that limited supply replacement often supports pricing resilience for existing stock, provided the property maintains sound structural condition and cosmetic appeal. Purchasers concerned about supply competition should enquire with conveyancing solicitors regarding Urban Redevelopment Authority development plans, collective sale activity in surrounding buildings, and any anticipated transport infrastructure projects that might alter the district's long-term demand dynamics or property value trajectories within their intended holding periods.

The Jovell 4-Bed Condo, Flora Drive – S$1.98M