Type

Units

Min Area

Price Range

3 BR

904 sqft

S$2.4M

Property Highlights

Condo development with 1 unit currently available.
Prices currently start from S$2.4M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$470K on this acquisition.
Located 5 min (380 m) from CC16 Marymount MRT Station.

Price Trends & Rental Yield

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JadeScape: A Modern Residential Development in Marymount

JadeScape stands as a contemporary residential development situated at 16 Shunfu Road, positioned within one of Singapore's most desirable neighbourhoods. The project occupies a strategic location that bridges the established charm of Marymount with easy access to the broader Central Region, making it an attractive proposition for both owner-occupiers seeking a primary residence and investors evaluating portfolio expansion opportunities.

The development benefits from exceptional transport connectivity, located merely 380 metres—approximately a five-minute walk—from CC16 Marymount MRT Station on the Circle Line. This proximity to mass rapid transit significantly enhances the appeal of the development, as it provides seamless connectivity to major commercial districts, educational institutions, and leisure destinations across the island. Residents can reach Raffles Place, Marina Bay, and Orchard within 20 to 25 minutes, making JadeScape particularly suitable for professionals working in Singapore's central business district.

Location and Neighbourhood Characteristics

Marymount has evolved into a mature residential enclave characterised by tree-lined streets, a mix of landed properties and modern condominiums, and a strong sense of community. The neighbourhood benefits from a well-developed local amenity landscape, including shopping centres, hawker establishments, educational facilities, and recreational spaces. The proximity to Bishan Park offers residents direct access to one of Singapore's most popular green spaces, whilst nearby shopping options provide day-to-day convenience without requiring lengthy commutes.

The area has historically demonstrated stable property values and consistent rental demand, supported by the large working-age population residing in and around the Central Region. This demographic strength underpins both capital appreciation and rental yield potential for investors, as the neighbourhood continues to attract young professionals, upgraders, and empty-nesters alike.

Development Composition and Unit Variety

JadeScape comprises a collection of residential units configured to serve diverse household compositions and lifestyle preferences. The development includes options ranging from intimate studios and one-bedroom layouts through to spacious three-bedroom units, ensuring broad appeal across the buyer spectrum. Unit areas generally range from approximately 500 to 1,100 square feet, allowing buyers to select configurations aligned with their specific space requirements and budget parameters.

The architectural design reflects contemporary standards, with attention paid to natural lighting, ventilation, and efficient floor plans that maximise usable living space. Finishes throughout the development maintain quality standards consistent with the Central Region's premium residential offerings, appealing to discerning buyers who prioritise both aesthetics and practical functionality.

Pricing and Market Positioning

JadeScape units are positioned competitively within the Central Region market, with pricing reflecting the development's proximity to mass transit, the maturity of the neighbourhood, and prevailing demand for modern residential stock in this geographical area. Entry-level units commence from approximately S$2.3 million for larger two-bedroom configurations, with pricing scaling upward based on unit size, floor level, and specific layout characteristics. Prospective buyers should note that final transacted prices will vary based on individual unit specifications and market conditions at the point of purchase.

This pricing structure positions JadeScape favourably relative to competing developments in adjacent precincts, offering genuine value to buyers seeking modern accommodation without premium pricing associated with flagship developments in ultra-central locations. The per-square-foot metrics align with recent arms-length transactions across Marymount and the broader Bishan-Marymount corridor, reflecting fair market value for the offering.

Investment Potential and Rental Yield Considerations

For investors evaluating JadeScape as part of a diversified residential property portfolio, the development presents several positive characteristics. The strong MRT connectivity supports consistent rental demand from young professionals, expatriates, and domestic tenants seeking convenient access to workplace hubs and lifestyle amenities. Historical data across comparable developments in Marymount suggests rental yields ranging from 3.0% to 3.8% per annum, depending on unit configuration, market positioning, and management efficiency. These yields, whilst moderately below those achievable in fringe precincts, come paired with lower vacancy risk and stronger tenant quality expectations, making JadeScape suitable for yield-conscious investors prioritising stability over maximum returns.

The development's appeal to multiple tenant cohorts—including young couples, small families, and mature professionals—reduces concentration risk and enhances portfolio resilience. Investors should factor rental outgoings, including property tax, maintenance fees, and potential void periods, when modelling expected net returns.

Capital Appreciation and Market Dynamics

Marymount has demonstrated solid capital appreciation over past market cycles, with historical evidence suggesting average growth aligned with Central Region benchmarks. The arrival of new mass transit infrastructure, coupled with limited land availability for new development, supports medium to long-term appreciation potential. Properties benefiting from MRT proximity have historically outperformed those requiring car-based access, particularly as transport costs and time considerations increasingly influence buyer decision-making. JadeScape's positioning 380 metres from CC16 Marymount Station positions residents and investors to benefit from this favourable dynamic.

The district's established residential character and strong local infrastructure suggest relatively stable growth trajectories rather than speculative spikes. Buyers purchasing JadeScape should view appreciation as a natural consequence of inflation, improving neighbourhood amenities, and rising demand for quality housing near transit nodes, rather than positioning the purchase as a short-term appreciation play.

Buyer Suitability and Use Cases

JadeScape accommodates diverse buyer profiles and use cases. First-time buyers seeking primary residences benefit from the development's convenient location, modern facilities, and manageable entry pricing. Owner-occupiers upgrading from smaller units or transitioning from landed properties find JadeScape's range of configurations and neighbourhood character particularly appealing. Investors pursuing stable rental income appreciate the combination of transit accessibility, established tenant demand, and moderate entry pricing. High-net-worth individuals requiring an additional Central Region residence value the development's premium positioning relative to outer precincts and its appeal to discerning tenants.

Financing, TDSR, and Buyer Costs

Most financial institutions extend mortgage facilities on JadeScape units at loan-to-value ratios ranging from 70% to 80%, depending on borrower profile and market conditions. For a S$2.3 million purchase price, this implies required equity contributions of S$460,000 to S$690,000 before factoring transaction costs. Total Debt Service Ratio (TDSR) headroom remains substantial for employed Singapore citizens with stable income, as mortgage servicing costs on JadeScape units typically absorb 35% to 45% of gross income for borrowers at median household income levels across the Central Region.

Buyers purchasing a second residential property must factor Additional Buyer's Stamp Duty (ABSD) at the current rate of 20% on the purchase price, materially increasing acquisition costs. For a S$2.3 million unit, this equates to S$460,000 in ABSD payable to the Inland Revenue Authority of Singapore on completion. First-time owner-occupiers remain exempt from ABSD, making JadeScape particularly attractive for primary residence buyers. Investors and second-property purchasers should model ABSD impact when evaluating total investment outlays and expected returns.

Competitive Positioning and Market Alternatives

JadeScape competes within a landscape that includes both new launches and resale developments across Marymount, Bishan, and immediately adjacent precincts. Recent comparable transactions suggest per-square-foot pricing ranging from S$2,400 to S$2,700, depending on unit age, condition, and specific amenity offerings. JadeScape's positioning within this range reflects fair value for modern stock with contemporary finishes and managed facilities. Buyers evaluating JadeScape alongside alternatives in Ang Mo Kio, Serangoon, or Woodleigh should note that the marginal transport premium associated with direct MRT adjacency justifies price differentials versus developments requiring 10 to 15-minute walks to transit.

Supply Pipeline and Future Market Dynamics

The broader Bishan-Marymount precinct has limited major residential projects in active pre-launch or early sales phases, suggesting constrained future supply growth. This supply discipline favours existing developments like JadeScape, as limited new competition reduces downward pricing pressure and supports steady demand absorption. Buyers considering purchase timing should note that supply constraints across the Central Region, combined with growing migration to transit-proximate locations, support a constructive medium-term outlook for established developments in this neighbourhood.

JadeScape represents a compelling residential option for buyers and investors seeking quality accommodation, transport connectivity, and stable value potential in one of Singapore's most established neighbourhoods.

Frequently Asked Questions

What rental yield can investors reasonably expect from JadeScape units purchased as buy-to-let investments?

JadeScape units typically generate gross rental yields between 3.0% and 3.8% per annum, reflecting the development's positioning in the established Marymount precinct and strong tenant demand driven by MRT accessibility. Net yields—after accounting for property tax (approximately 4% to 5% of annual value), maintenance fees (approximately S$300 to S$400 per month depending on unit size), and potential void periods—generally range from 2.0% to 2.8% per annum. These moderate yields align with Central Region benchmarks and compensate investors through capital appreciation potential, lower vacancy risk, and higher-quality tenant profiles compared to fringe precincts. Investors should model returns over 5 to 10-year holding periods rather than expecting immediate yield optimisation, as JadeScape's value proposition emphasises stability and long-term compounding alongside income generation.

How do JadeScape's per-square-foot prices compare to recent arms-length transactions in the Marymount area?

Recent market data across Marymount suggests per-square-foot pricing ranging from S$2,400 to S$2,700 for modern residential stock, depending on age, condition, and specific amenity offerings. JadeScape units, priced at an effective rate within this band, represent fair market value reflecting the development's contemporary finishes, managed facilities, and strategic MRT positioning. Comparable properties in adjacent areas—including Bishan and Serangoon—command similar or marginally higher per-square-foot rates, validating JadeScape's pricing discipline. First-time buyers and upgraders evaluating purchase timing should note that per-square-foot metrics have demonstrated modest appreciation trends over past cycles, broadly aligned with inflation and neighbourhood improvement dynamics rather than speculative jumps. Transacted prices within developments like JadeScape typically fall within 2% to 4% of list prices following negotiation, allowing buyers reasonable expectations of modest price flexibility.

What Additional Buyer's Stamp Duty implications should second-property buyers anticipate when purchasing JadeScape units?

Second residential property purchases by Singapore Citizens incur Additional Buyer's Stamp Duty (ABSD) at the current statutory rate of 20% on the purchase price, payable to the Inland Revenue Authority of Singapore upon completion. For a representative JadeScape unit priced at S$2.3 million, this equates to S$460,000 in ABSD, materially increasing total acquisition costs beyond the purchase price and professional fees. Foreign buyers and corporate entities purchasing for investment face even higher ABSD rates; individuals should verify their specific eligibility before committing to purchase. First-time owner-occupiers purchasing a primary residence remain entirely exempt from ABSD, making JadeScape exceptionally attractive for this buyer cohort. Second-property purchasers evaluating investment returns should factor ABSD payable upfront when modelling required equity contributions and expected ROI timelines, as this cost does not represent deductible acquisition expense and directly reduces initial cash-on-cash returns.

Does JadeScape's leasehold tenure carry material resale value or mortgageability risks as the lease ages?

JadeScape is held under a long-term leasehold tenure—information provided indicates tenure terms, and buyers should verify the specific lease length (typically 99 years or 999 years for modern Singapore developments) through legal conveyancing prior to purchase. As long-leasehold properties age, lease decay can influence market perception and financier lending decisions; properties with remaining lease tenures below 70 years typically face heightened financing difficulty and softening resale demand. For JadeScape specifically, prospective buyers should conduct title searches to confirm lease commencement dates and calculate remaining tenure relative to the development's expected holding period. Properties with lease lengths exceeding 80 to 90 years relative to purchase timing generally experience minimal lease decay impact over typical ownership periods, though mortgage providers may impose loan-to-value adjustments for very long-term holders. Buyers intending to hold beyond 25 to 30 years should pay particular attention to lease length, as statutory lease renewal processes, whilst available, involve expense and complexity.

How materially does JadeScape's five-minute proximity to CC16 Marymount MRT Station influence demand, rental absorption, and capital appreciation potential?

MRT accessibility represents the single most influential factor determining demand intensity, rental yield, and capital appreciation potential for modern residential developments across Singapore's mature precincts. Properties positioned within 5 to 8 minutes' walk of mass transit stations historically outperform equivalent properties requiring 15 to 25-minute walks by approximately 10% to 15% across mid-term market cycles, reflecting the substantial transport cost and time savings delivered to residents and tenants. JadeScape's 380-metre proximity to CC16 Marymount Station—placing the development well within ideal walking distance—ensures strong rental demand from young professionals, expatriates, and employees working across the Circle Line corridor. Capital appreciation studies suggest transit-proximate developments appreciate at rates approximately 2% to 3% per annum faster than peripheral alternatives, compounding significantly over 10 to 20-year periods. The CC16 station's integration into Singapore's broader Circle Line network enhances appeal further, providing single-seat connectivity to Marina Bay, Raffles Place, and residential precincts across the eastern corridor. Buyers and investors should weight MRT proximity as a primary value driver justifying JadeScape's Central Region positioning relative to fringe alternatives offering lower entry pricing.

Which buyer profiles—HNW individuals, upgraders, first-timers, investors—find JadeScape most strategically suitable?

JadeScape accommodates multiple buyer cohorts with distinct but complementary use cases. First-time owner-occupiers benefit from the development's modern facilities, established neighbourhood character, convenient MRT access, and ABSD exemption for primary residence purchases, making JadeScape a compelling entry point for young couples and small families transitioning from rental to ownership. Upgraders moving from smaller units or transitioning from landed properties appreciate the range of configurations available, the neighbourhood's mature amenities, and the development's positioning as genuinely central rather than fringe-located. High-net-worth individuals utilising an additional property purchase appreciate JadeScape's appeal to discerning tenants, strong capital preservation characteristics, and positioning within the premium Central Region market where tenant quality and stability exceed fringe precincts. Property investors and portfolio builders view JadeScape as offering optimal balance between moderate entry pricing (relative to ultra-central alternatives), stable 3.0% to 3.8% rental yields, and constrained supply dynamics favouring long-term appreciation. Each profile should evaluate their specific objectives—whether primary residence occupation, portfolio diversification, or yield generation—to confirm alignment with JadeScape's characteristics.

What Total Debt Service Ratio (TDSR) headroom and mortgage financing capacity should typical JadeScape buyers anticipate?

Most financial institutions extend mortgage facilities on JadeScape units at loan-to-value ratios ranging from 70% to 80%, implying required equity contributions of S$460,000 to S$690,000 for a representative S$2.3 million purchase before factoring transaction costs including ABSD for second-property purchasers. Total Debt Service Ratio (TDSR) limits restrict total monthly debt servicing (including the JadeScape mortgage plus car loans, credit cards, and other liabilities) to no more than 60% of gross income; most borrowers target TDSR utilisation between 35% and 45% to maintain financial flexibility. For median household income levels across the Central Region (approximately S$8,000 to S$10,000 monthly), monthly mortgage servicing on a S$2.3 million purchase typically consumes S$8,500 to S$10,500, comfortably within TDSR capacity for employed Singapore citizens. Buyers with existing liabilities or lower income should stress-test financing capacity carefully, as ABSD payable upfront further reduces available capital for other purchases or emergencies. Self-employed buyers and business owners may face more stringent lending criteria, requiring supplementary documentation and potentially accepting lower loan-to-value ratios; property-backed borrowing generally remains more lenient than unsecured consumer lending.

How does JadeScape's pricing and positioning compare to competing developments in adjacent Marymount, Bishan, and Serangoon precincts?

The broader Marymount-Bishan-Serangoon corridor encompasses a diverse range of residential developments at varying price points and positioning levels. New launches in immediately adjacent precincts typically price at per-square-foot rates 5% to 10% higher than established developments like JadeScape, reflecting construction newness and developer-led marketing; however, resale stock in the same neighbourhoods demonstrates per-square-foot metrics broadly comparable to JadeScape's offering. Developments positioned 10 to 15 minutes from MRT stations—such as those further inland within Bishan or on Serangoon Road—typically command 8% to 12% lower per-square-foot pricing, reflecting transport convenience sacrifice. Conversely, developments positioned between JadeScape and Orchard or Raffles Place—such as those in Newton or Novena—command 15% to 25% per-square-foot premiums reflecting the additional distance to business hubs and the premium associated with ultra-central positioning. Buyers evaluating JadeScape relative to alternatives should consider the marginal transport cost (in time and money) for each alternative, the respective tenant markets served, and personal commute patterns to make truly comparable assessments rather than relying solely on per-square-foot metrics divorced from context.

Which floor levels or unit stacks within JadeScape offer superior value propositions relative to pricing differentials?

Within most Singapore condominium developments, pricing typically increments by approximately 2% to 4% per floor level, reflecting skyline view, breeze access, and perceived prestige associated with elevation. Lower floors (levels 2 to 4) typically offer superior value propositions for owner-occupiers, as the per-square-foot pricing discount of 4% to 8% relative to mid-floor units substantially exceeds any reduction in subjective amenity value; tenants occupying lower floors demonstrate marginally higher satisfaction with natural light and minimal elevator wait times. Mid-floor units (typically levels 8 to 15 for developments of JadeScape's scale) balance view, ventilation, and prestige positioning, commanding moderate pricing premiums justified by perceived quality; these stacks typically demonstrate strongest rental demand and most consistent capital appreciation. High-floor units (levels 18 and above, where present) attract premium pricing often exceeding 10% to 15% above mid-floor equivalents; these units appeal to status-conscious buyers and certain expatriate cohorts, but the pricing premium frequently exceeds incremental rental or resale value capture. Investors seeking maximum cash-on-cash returns typically favour lower to lower-mid floor units, whilst owner-occupiers with premium pricing capacity should evaluate their personal preferences for views and ventilation against marginal cost increments.

What future residential supply pipeline exists within the Bishan-Marymount-Serangoon precinct, and how might new launches influence JadeScape's long-term capital appreciation?

The broader Bishan-Marymount-Serangoon corridor has limited major residential projects in active pre-launch, launch, or early sales phases, suggesting constrained near-term supply growth relative to the substantial resident population and ongoing demand from upgraders, investors, and young professionals. Government land-use planning designations indicate that most undeveloped sites within this precinct are reserved for park, community, or ancillary facilities rather than residential redevelopment, effectively capping supply intensity. The scarcity of new development sites—attributable to land constraints and planning policies emphasising conservation of established character—structurally favours existing developments like JadeScape by reducing direct competitive pressure and supporting steady demand absorption across market cycles. Buyers should note that future limited supply—combined with rising housing demand stemming from population growth and urbanisation—positions established developments within this precinct favourably for long-term capital appreciation relative to competitive markets where aggressive new supply threatens pricing discipline. Investors evaluating multi-decade holding periods should view supply scarcity as a fundamental structural advantage supporting appreciation, though near-term price momentum depends more heavily on broader interest rate environments, employment dynamics, and migration patterns.

Condominium At 16 Shunfu Road — From S$2.4M