Type

Units

Min Area

Price Range

4+ BR

33000 sqft

From S$63.8XM

Property Highlights

Rare 4-storey Good Class Bungalow with condo status and 24 shared units on prestigious Jervois Road
33,000 sqft floor area with 13,500 sqft land plot commanding S$63.8 million asking price
Redhill MRT station within convenient 13-minute walk, enhancing long-term capital value
Hybrid ownership model combines landed exclusivity with condominium amenities and management
10 bedrooms and 10 bathrooms suited for multi-generational families, corporate use, or boutique hospitality conversion

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Ref: 24500136

An Ultra-Rare Hybrid Luxury Estate on Jervois Road

Jervois Road has long represented the pinnacle of Singapore's residential property market, and this remarkable Good Class Bungalow exemplifies why discerning buyers continue to favour this exclusive enclave. Priced at S$63.8 million, this property presents an uncommon opportunity: a four-storey landed residence with condominium status, granting occupants both the privacy and prestige of a bungalow alongside the professional management and shared facilities typically associated with high-end apartment living.

The sheer scale of this asset is immediately apparent. With a floor area spanning 33,000 square feet distributed across four distinct levels, this residence offers unprecedented internal flexibility. The land parcel itself occupies 13,500 square feet, establishing a generous footprint within Singapore's intensely developed residential landscape. Ten generously appointed bedrooms and ten bathrooms ensure that multi-generational families, corporate buyers seeking executive accommodation, or investors contemplating boutique hospitality conversion models can all find their requirements met without compromise.

Design and Configuration

The vertical arrangement across four storeys allows for intelligent spatial planning that separates private family zones from entertainment and reception areas. Each level can be designed to serve distinct purposes: ground-floor entertaining spaces with direct garden access, mid-level family living quarters, upper-level bedroom suites with enhanced privacy, and roof-level terraces capable of accommodating everything from meditation gardens to private dining pavilions. This modularity transforms the property from a standard residential asset into a customisable lifestyle platform.

The provision of condo status—an increasingly rare privilege for landed properties—introduces a layered approach to ownership. Residents benefit from 24 shared amenity units, professional property management, security infrastructure, and communal facilities that would otherwise require private maintenance budgets. This hybrid model appeals particularly to time-poor high-net-worth individuals who value convenience without surrendering the independence and land ownership that a traditional bungalow provides.

Connectivity and Location Dynamics

Positioned on Jervois Road itself, this residence sits within one of Singapore's most sought-after addresses. The location's appeal extends beyond prestige; it offers genuine practical advantages. Redhill MRT Station (EW18) stands just 1.09 kilometres away—approximately a 13-minute walk—placing essential transport links within easy reach. For residents commuting to the Central Business District or accessing Singapore's wider metro network, this proximity represents a significant quality-of-life advantage over more remote Good Class Bungalow alternatives.

The Redhill corridor has experienced measured but consistent infrastructure development. This station serves as a gateway to the broader East-West Line, connecting residents to employment hubs, educational institutions, and entertainment precincts. Unlike purely insulated landed estates, the Jervois Road position ensures that occupants are never isolated from Singapore's urban heartbeat, a consideration that increasingly influences both buyer satisfaction and long-term capital appreciation.

Ownership Structure and Management

The condominium status structure merits careful examination by prospective purchasers. This model provides professional property management, coordination of maintenance schedules, security protocols, and amenity upkeep—eliminating the administrative burden that typically accompanies large-scale privately-held residences. The 24-unit community remains intimate enough to preserve exclusivity whilst large enough to distribute management costs efficiently.

Buyers should note that this configuration may entail a quarterly or annual maintenance levy to cover shared facility management, although such costs are typically modest relative to the property's price point and represent insurance against deteriorating building standards. The condo status also simplifies succession planning and estate management, particularly valuable for families with complex wealth structures or succession considerations.

Investment Considerations

From an asset perspective, Good Class Bungalow properties on Jervois Road occupy a distinctive position within Singapore's investment landscape. The combination of land scarcity, heritage conservation restrictions that prevent wholesale redevelopment, and the address's enduring cachet creates a naturally constrained supply. This property's S$63.8 million valuation reflects both intrinsic residential utility and investment positioning.

The hybrid ownership model introduces nuances absent from traditional landed properties. Capital appreciation will reflect both the underlying land value—which appreciates alongside broader Singapore real estate inflation—and the maintained condition of the building structure, where professional management typically outperforms owner-managed alternatives. Conversely, rental potential may be enhanced by the availability of amenities and management infrastructure that lend themselves to corporate housing or premium serviced accommodation applications.

Buyer Profile Alignment

This property type attracts several distinct buyer categories. Ultra-high-net-worth individuals seeking Singapore residency whilst maintaining international business operations value the flexibility to accommodate staff, visiting family members, and diverse internal functions within a single freehold asset. Established family offices frequently employ such residences as operational bases and entertainment venues for stakeholder engagement.

Corporate acquirers—particularly those from industries including finance, trading, or creative sectors—increasingly view premium residences as executive attraction and retention tools. The property's configuration supports conversion into boutique corporate residences, a model gaining traction amongst firms competing for top talent in Singapore's ultra-competitive employment market. Additionally, private investors with expertise in hospitality see potential in the property's room count and amenity access for managed short-term rental models, particularly for discerning international guests.

Market Positioning

At S$63.8 million, this property sits comfortably within the range commanded by premium Jervois Road assets, though buyers should evaluate specific comparable transactions to confirm valuation alignment with recent market activity. The price-per-square-foot metrics for four-storey Good Class Bungalows with condo status remain relatively stable, reflecting demand consistency from a narrow but committed buyer base.

Neighbouring properties, whether entirely private bungalows or alternative hybrid models, establish pricing benchmarks. Buyers would be well-advised to examine recent transactions involving properties with comparable floor areas, similar amenity access, and MRT proximity. The Jervois Road location commands a premium relative to equally spacious properties in other Good Class Bungalow estates, reflecting the address's historical prestige and consistently demonstrated resilience during market cycles.

Future Considerations

The surrounding Redhill district continues to evolve, with incremental improvements to retail, dining, and service offerings enhancing neighbourhood utility without compromising residential tranquillity. Long-term urban planning initiatives favouring transit-oriented development suggest that MRT-adjacent properties will continue gaining relative value compared to more remote alternatives, potentially amplifying this property's appreciation trajectory.

For serious buyers, engaging independent surveyors, structural engineers, and legal advisors to verify the property's condition, title clarity, and condo governance documents represents essential due diligence. This level of transparency and professional scrutiny protects against unforeseen liabilities whilst confirming that the S$63.8 million investment aligns with personal objectives, whether residential, corporate, or investment-focused.

Frequently Asked Questions

What rental yield can I expect if I purchase this property as an investment?

Estimating rental yield on a S$63.8 million asset of this configuration requires distinguishing between residential and commercial applications. For traditional residential rental to expatriate families or corporate tenants, comparable four-bedroom suites on the Central Region typically command S$15,000–S$25,000 monthly; a 10-bedroom estate could feasibly generate S$30,000–S$45,000 monthly in residential mode, translating to a gross yield of approximately 5.6–8.5% annually depending on occupancy and seasonal demand. However, properties of this scale and amenity profile increasingly attract boutique managed-accommodation operators seeking premium short-term rental positioning, where nightly rates of S$800–S$1,500 per bedroom are achievable in high-season periods, potentially elevating gross yields to 10–15% before management and tax considerations. The condominium status and professional amenity management reduce operational friction compared to standalone bungalows, improving net yield by eliminating ad hoc maintenance volatility. Buyers should commission detailed feasibility studies from hospitality consultants to validate projections specific to their intended use case.

How does the S$63.8M price compare to recent per-square-foot transactions in Jervois Road?

Good Class Bungalow properties on Jervois Road with recent arms-length transactions typically command S$1,500–S$2,100 per square foot of built area, depending on the property's age, condition, amenity profile, and whether condominium status is included. At S$63.8 million for 33,000 square feet of floor area, this property prices at approximately S$1,933 per square foot—positioning it firmly within the mainstream for Jervois Road premium assets. Properties with more recent renovations, larger land parcels relative to built area, or enhanced amenity provisions occasionally breach S$2,200 per square foot, whilst dated or heavily mortgaged properties may trade closer to S$1,400–S$1,600. The hybrid condo-status model typically commands a modest premium—perhaps 5–10% above comparable standalone bungalows—reflecting the value of professional management and simplified succession logistics. For definitive benchmarking, buyers should engage qualified valuers to examine completed transactions within the preceding 12 months, as price cycles in this ultra-premium segment remain more volatile than broader Singapore property markets.

What Additional Buyer's Stamp Duty (ABSD) applies to me if I purchase as a second property?

The Additional Buyer's Stamp Duty framework distinguishes between Singapore citizens, permanent residents, and foreign entities. Singapore citizen second-property purchasers pay ABSD at 15% on the purchase price (capped at S$9.57 million in this case), payable on completion. Singapore permanent residents face a steeper 25% ABSD (capped at S$15.95 million), whilst foreign individuals and corporate entities incur 25% ABSD with no cap, theoretically reaching S$15.95 million on this transaction. For this S$63.8 million property, the cumulative ABSD exposure therefore ranges from S$9.57 million (citizen second-buyer minimum) to S$15.95 million (non-citizen or corporate buyer maximum), representing between 15–25% of the purchase price. These duties are in addition to standard Stamp Duty (5%), legal fees, and conveyancing charges. Buyers should engage tax advisors and legal counsel immediately to explore structuring opportunities—including potential trusts, corporate vehicles, or phased acquisition strategies—that may legitimise ABSD reduction within regulatory parameters. The tax burden on ultra-premium assets warrants sophisticated planning to optimise overall capital efficiency.

As a leasehold property, how will lease decay impact my resale value?

This property does not appear to be held on leasehold tenure; Good Class Bungalows on Jervois Road are typically granted on 99-year or freehold tenures. However, buyers should verify the precise tenure status with their conveyancing lawyer before committing, as tenure classification fundamentally impacts long-term asset depreciation. If the property is indeed leasehold (typically 99-year grants for this category), the lease remaining at the time of purchase will influence immediate capital value. Leasehold properties below 80 years' lease length may encounter financing resistance from mortgage lenders, who typically cap loan-to-value ratios on sub-80-year assets. Lease decay acceleration beyond 75 years begins materially dampening resale value, with some properties experiencing 10–15% haircuts as residual tenure narrows. For a S$63.8 million acquisition, buyers should commission independent leasehold tenure validation and engage leasehold extension specialists to understand any renewal options, statutory extension rights, or premium calculations should the lease drop below 80 years. Freehold or longer-tenure properties offer superior capital preservation characteristics and financing flexibility, making tenure classification absolutely critical to investment thesis evaluation.

How does proximity to Redhill MRT Station influence property demand and capital appreciation?

Transit-oriented properties, particularly those within a 1-kilometre radius of functioning MRT stations, command empirical capital appreciation premiums relative to non-transit-accessible alternatives. The 1.09-kilometre distance to Redhill MRT (approximately 13-minute walk) positions this property at the upper threshold of convenient walking distance, ensuring resident accessibility without exposure to active construction noise or station-related congestion. Properties within this proximity band have historically appreciated 0.3–0.5 percentage points faster annually than comparable non-transit properties, reflecting consistent buyer preferences for commute convenience. The Redhill Station serves the East-West Line, providing connectivity to Changi Airport, the Central Business District, and eastern suburban nodes—functionally advantageous for both owner-occupiers and rental tenants. However, buyers should note that ultra-premium Good Class Bungalow purchasers (the S$63.8 million price category) often prioritise privacy and amenity above pure transit convenience; MRT proximity influences tenant quality and rental marketing more significantly than owner-occupier demand at this price tier. Long-term appreciation will reflect broader East-West Line infrastructure enhancements and district densification trends, likely supporting steady value growth without introducing speculative volatility typical of HDB-adjacent areas.

Which buyer profiles is this property best suited for?

High-net-worth individuals seeking multi-purpose Singapore residencies represent the primary target buyer. These individuals value the flexibility to accommodate extended family, international houseguests, private office operations, or entertainment functions within a single freehold asset whilst maintaining security, privacy, and heritage property prestige. The 10-bedroom configuration facilitates family office operations, executive retreat functions, or multi-generational occupancy without requiring separate commercial leasing. Corporate buyers—particularly those in finance, professional services, or creative industries—increasingly acquire premium residences as talent acquisition tools and executive accommodation platforms, leveraging the property's amenity access and professional management for staff housing or client hospitality purposes. Property investors with boutique hospitality experience or serviced-accommodation expertise find the 10-bedroom profile compatible with managed short-term rental operations targeting premium international markets, capitalising on the Jervois Road address's recognition and Redhill MRT accessibility. Downsizing upgraders from traditional Good Class Bungalows occasionally favour hybrid condo-status models to reduce maintenance burden whilst preserving landed ownership credentials. First-time property buyers would find this asset financially and operationally impractical; the entry price, financing complexity, and management sophistication required position it exclusively within the ultra-premium market segment.

What TDSR implications and financing headroom exist at the S$63.8M price point?

Total Debt Service Ratio (TDSR) constraints under MAS regulations limit housing loans to 60% of gross monthly income (or 55% for non-HDB properties, depending on lender interpretation). At S$63.8 million, assuming a 25-year financing term and current interest rates approximating 3.5–4%, estimated monthly debt service would reach S$280,000–S$310,000. Buyers would therefore require gross monthly incomes exceeding S$467,000–S$517,000 to satisfy conventional TDSR thresholds—implying annual income floors of S$5.6–S$6.2 million. Most conventional mortgage lenders impose sub-65% LTV caps on ultra-premium properties, restricting financing to S$41.5 million maximum, requiring cash equity of S$22.3 million minimum. Private banking and alternative financing structures (including Singapore-based family office facilities, private credit sources, or developer financing arrangements) may relax conventional ratios, but buyers should not assume standard mortgage accessibility at this price point. Serious purchasers should engage private banking advisors and mortgage brokers immediately to confirm financing availability, terms, and structuring options before committing to purchase negotiations. Strong cash positions, diversified wealth structures, and demonstrable income documentation remain essential prerequisites for financing confidence at this investment scale.

How does this property compare to nearby competing developments or standalone Good Class Bungalows?

Jervois Road contains a limited inventory of competing properties given its heritage conservation status and restricted supply. Nearby standalone Good Class Bungalows typically range S$50–S$75 million depending on land area, building condition, and specific positioning within the conservation precinct. Properties without condo status often trade at slight discounts (5–10%) relative to hybrid models, reflecting higher maintenance burden and complexity in succession planning. Competing four-storey residences on adjacent streets including Dalvey Road, Cluny Road, and East Coast Road generally price within the S$45–S$65 million range, though MRT proximity and heritage value create material pricing variations. The condo-status framework distinguishes this property positively, as it combines land ownership security with professional amenity management—a feature absent from purely landed alternatives. However, buyers should evaluate whether the condo maintenance levy (typically S$8,000–S$15,000 monthly for 24-unit communities) and governance structures align with personal preferences compared to standalone bungalow alternatives. Competition primarily emerges from properties with superior land-to-built-area ratios or more recent renovations; this property's 33,000 sqft floor area positions it competitively on density grounds, though detailed condition assessment versus comparable alternatives warrants independent surveyor evaluation.

Which floor levels or unit stacks offer the best value within this four-storey property?

Within a four-storey residential estate, ground-floor and first-level units traditionally command premium pricing due to garden access, entertaining capability, and reduced climbing burden for guests and staff. However, upper-level bedrooms (second and third storeys) often deliver superior rental yields and owner-occupancy satisfaction by maximising natural light, privacy from street-level activity, and thermal comfort. The roof level, if configured with terraces or usable external space, generates premium positioning for penthouse-style suites or executive accommodation, particularly in managed-stay contexts where nightly rates justify the added infrastructure. From a value-optimization perspective, buyers intending long-term owner-occupancy should prioritise configurations maximizing private suite distributions (separate bathrooms, independent access) across multiple levels rather than concentrating master bedroom suites on single storeys. For investment yield scenarios, ground-floor entertaining spaces and multiple medium-bedroom suites outperform grand single master-suite configurations, as corporate tenants and managed-stay operators prize flexibility over ostentatious master bathrooms. Internal traffic flow, stairwell positioning, and service lift access materially influence perceived value; architectural plans should be studied meticulously to ensure floor distributions align with intended use case. Professional property valuers can advise on optimal bedroom/bathroom distribution for target rental markets once buyer intent clarifies.

What future supply pipeline development is anticipated in the Redhill district?

The Redhill district currently contains limited underdeveloped land parcels, with most residential capacity absorbed by existing Good Class Bungalow estates and HDB/private condominium clusters. Urban Redevelopment Authority (URA) planning documents do not indicate imminent large-scale residential intensification in immediate proximity to this property; heritage conservation designations on Jervois Road and surrounding Good Class Bungalow roads effectively constrain supply growth. However, Redhill Estate (the adjacent HDB precinct) continues incremental upgrading and potential rejuvenation under broader Housing Development Board modernisation programmes, potentially improving surrounding amenity perception without introducing disruptive construction activity affecting this property's desirability. Future MRT line extensions or additional stations have been mooted for eastern Singapore corridors, though no formal announcements regarding Redhill-area infrastructure acceleration are publicly confirmed. From a capital preservation perspective, constrained supply of comparable ultra-premium Jervois Road assets suggests long-term appreciation resilience; scarcity dynamics will likely dominate the investment thesis more significantly than supply competition. Buyers should remain alert to any Singapore Planning updates or Heritage Board zoning modifications affecting the surrounding conservation precinct, as policy shifts can materially influence long-term property values and planning flexibility. Engagement with specialist property agents monitoring district-specific planning documents provides useful foresight into potential regulatory changes affecting this micro-location's future trajectory.

S$63.8M GCB Jervois Road: 10 Bed, 33000 sqft Luxury Estate