Type

Units

Min Area

Price Range

1 BR

527 sqft

S$1.1M

2 BR

764 sqft

S$1.8M

4 BR

1259 sqft

S$3.2M

Property Highlights

Condo development with 4 units currently available.
Prices currently range from S$1.1M to S$3.2M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$220K on this acquisition.
Located 5 min (380 m) from CC16 Marymount MRT Station.

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JadeScape: Premium Residential Living at Marymount

JadeScape stands as a contemporary residential development positioned at 4 Shunfu Road, capturing the essence of modern urban living in one of Singapore's most sought-after neighbourhoods. Situated merely 380 metres from Marymount MRT Station on the Circle Line (CC16), this development enjoys exceptional connectivity that appeals to working professionals, families, and investors alike. The proximity to this major interchange hub transforms daily commutes and opens access to the broader island transport network with minimal friction.

The development presents a thoughtfully curated selection of unit types, accommodating purchasers across varied demographics and investment horizons. From compact layouts suitable for first-time buyers and young professionals to larger configurations appealing to established families and portfolio investors, JadeScape demonstrates architectural flexibility that responds to genuine market demand. Pricing across the development commences from S$1.8 million, with variations reflecting unit size, orientation, floor level, and outlook characteristics typical of contemporary luxury condominium transactions in this district.

Location & Transport Connectivity

The Marymount locality has evolved considerably over the past decade, transitioning from a predominantly residential enclave into a vibrant mixed-use neighbourhood. The arrival of the Circle Line and subsequent densification of retail and dining precincts have elevated this area's appeal to affluent buyers seeking convenience without sacrificing tranquility. JadeScape's position on Shunfu Road places residents within walking distance of heritage shophouses, contemporary cafés, and established medical facilities, crafting a balanced lifestyle ecosystem that extends far beyond mere residential function.

Proximity to CC16 Marymount MRT Station is not merely a transportation convenience; it fundamentally drives both rental yield potential and capital appreciation trajectories. Properties within this distance band typically command rental premiums of 8–12% relative to comparable units situated 800 metres or more from MRT nodes. For investors evaluating yield targets, this accessibility translates into faster tenant turnover, reduced vacancy windows, and justification for premium rental positioning within the broader Marymount market.

Market Positioning & Competitive Context

The Marymount-Bishan corridor has witnessed sustained transactional momentum, with per-square-foot valuations appreciating incrementally year-on-year despite broader market volatility. Recent comparable transactions in nearby developments suggest an equilibrium price point ranging between S$1,100–S$1,400 per square foot for new-release or near-new luxury condominiums, depending on unit size and finishing specifications. JadeScape's pricing trajectory aligns closely with this benchmark, positioning the development as competitively weighted within its peer set whilst maintaining sufficient differentiation through architectural merit and amenity calibration.

Neighbouring developments in the immediate vicinity include several established residential complexes that have demonstrated resilient capital preservation and consistent rental absorption. This competitive landscape, rather than presenting a disadvantage, validates the underlying demand fundamentals that support all quality residential product in this micromarket. Buyers and investors evaluating JadeScape should consider it within a portfolio context of comparable properties rather than in isolation, as such comparative analysis reveals genuine value propositions and realistic exit horizons.

Investment & Rental Yield Considerations

For investors contemplating JadeScape as a portfolio addition, gross rental yields typically range between 2.8–3.8% depending on unit configuration and prevailing market lease rates for comparable properties in the neighbourhood. Properties commanding premium per-square-foot valuations generally sustain lower gross yields but offer superior capital preservation and lower vacancy risk. The proximity to Marymount MRT Station enhances tenant quality and tenure stability, as accessibility often correlates with lower churn and reduced management friction for yield-conscious landlords.

Financing considerations warrant careful evaluation, particularly regarding Total Debt Service Ratio (TDSR) constraints for leveraged purchasers. At typical JadeScape price points, 70–75% loan-to-value financing implies monthly servicing obligations requiring gross monthly household income thresholds of approximately S$8,500–S$12,000 for unencumbered TDSR compliance, depending on existing obligations and prevailing mortgage rates. Prospective investors should engage qualified mortgage advisors to model personalised debt serviceability scenarios, as TDSR stress-testing has become increasingly rigorous across major lending institutions.

Additional Buyer's Stamp Duty & Tax Implications

Singapore Citizen purchasers acquiring JadeScape as a second residential property will incur Additional Buyer's Stamp Duty (ABSD) at the current rate of 20% on the purchase price. This represents a material outlay that materially impacts overall acquisition costs and break-even timelines, particularly for investors with shorter hold horizons. A property transacting at S$1.8 million would attract ABSD of S$360,000, substantially elevating effective purchase price and requiring more rigorous yield or capital appreciation forecasting to justify the investment thesis.

For first-time residential property buyers, ABSD does not apply, making JadeScape particularly attractive for upgraders transitioning from HDB ownership or first-time private residential purchasers seeking premium positioning. This tax efficiency differential creates a meaningful cohort of buyer types for whom JadeScape presents compelling economics relative to competing developments, particularly when combined with stamp duty relief eligibility and potential use of CPF ordinary account balances.

Tenure, Lease Decay & Long-Term Resale Prospects

The leasehold structure—whether reflecting 99-year, 999-year, or freehold tenure—materially influences both investment horizon expectations and ultimate wealth preservation outcomes. Properties with 99-year leases entering their fourth decade of tenure will face increasingly pronounced lease decay dynamics, with resale valuations declining as lease expiry approaches and financing options narrow. Prospective purchasers should carefully evaluate remaining lease duration alongside projected holding periods, ensuring alignment between personal circumstances and tenure trajectories.

For investors with multi-decade holding horizons or generational wealth transfer intentions, lease tenure becomes paramount in feasibility modelling. Conversely, those anticipating exit windows within 10–15 years may find lease decay considerations less impactful, provided underlying capital appreciation offsets any tenure-related valuation compression. Professional valuation advice at the point of purchase significantly reduces unexpected lease-related surprises during eventual disposition.

Buyer Profile Suitability & Investment Personas

JadeScape accommodates multiple buyer profiles with varying strategic objectives. First-time upgraders transitioning from public housing find a contemporary luxury environment with established neighbourhood amenities and transport connectivity that justifies private residential investment. Young professionals and dual-income households value the Marymount location's balance between urban accessibility and residential amenity, supporting consistent tenant demand for rental placements.

High-net-worth purchasers utilise properties at JadeScape as stable portfolio holdings within diversified real estate allocations, benefiting from trophy location prestige and institutional-grade development standards. Conservative investors seeking yield prioritisation over capital appreciation appreciate the mature neighbourhood characteristics and predictable tenant demand generated by proximity to major MRT infrastructure. Each persona finds legitimate rationale within JadeScape's product matrix, validating the development's market positioning across segments.

District Supply Pipeline & Medium-Term Market Dynamics

The Marymount-Bishan district faces moderate supply pressures from emerging developments, though no imminent mass-market launches threaten immediate demand saturation. The Government Land Sales programme continues introducing residential sites across Singapore's broader landscape, yet localised supply within the immediate Marymount micromarket remains relatively constrained, supporting realistic growth expectations for established properties. Understanding district-level supply trajectories provides valuable context for capital appreciation forecasting and exit timing considerations.

Medium-term district dynamics favour mature developments like JadeScape, as newer completions may fragment buyer attention without fundamentally undermining underlying demand pillars. The established neighbourhood character, transport accessibility, and institutional confidence in the Marymount precinct position JadeScape well relative to emerging competitors, particularly for investors prioritising immediate liquidity and market recognition over speculative pricing leverage.

JadeScape represents a market-tested residential proposition combining location maturity, transport excellence, and architectural merit within a competitive price envelope. Whether evaluating from an owner-occupier or investor perspective, the development warrants serious consideration within broader real estate planning frameworks, particularly for those seeking Marymount-area exposure without exposure to newer, unproven architectural concepts or untested neighbourhood dynamics.

Frequently Asked Questions

What estimated rental yield can investors expect from purchasing a unit at JadeScape?

Gross rental yields for properties at JadeScape typically range between 2.8–3.8% annually, depending on unit configuration, finishing specifications, and prevailing neighbourhood lease rates. The proximity to Marymount MRT Station materially enhances tenant quality and tenure stability, reducing vacancy windows and supporting premium rental positioning relative to less accessible comparables. Investors evaluating yield targets should model scenario analyses based on diverse unit types—smaller configurations often command higher percentage yields but lower absolute rental income, whilst larger units deliver superior aggregate cash generation despite potentially lower gross percentages. Engagement with property management specialists familiar with the Marymount micromarket provides realistic rental feasibility benchmarking and helps investors avoid overly optimistic income projections that may not survive market stress testing.

How does JadeScape's per-square-foot pricing compare to recent transactions in the Marymount area?

Recent comparable transactional data across the Marymount-Bishan corridor indicates per-square-foot valuations ranging between S$1,100–S$1,400 for newly completed or near-new luxury condominiums, contingent on unit size, finishing standards, and individual property characteristics. JadeScape's pricing aligns closely with this established benchmark, positioning the development as fairly valued within its competitive peer set rather than commanding significant premiums or discounts. Properties at lower price points typically achieve higher per-square-foot multiples due to unit size compression, whilst larger configurations command lower per-square-foot rates reflecting market preferences for compact layouts and capital efficiency. Investors conducting comparative market analysis should normalise pricing across unit categories rather than applying singular per-square-foot benchmarks, as meaningful disparities exist between one-bedroom and three-bedroom configurations within any given development.

What is the Additional Buyer's Stamp Duty impact for Singapore Citizens purchasing JadeScape as a second residential property?

Singapore Citizen purchasers acquiring a property at JadeScape as a second residential holding face Additional Buyer's Stamp Duty (ABSD) levied at 20% of the purchase price, representing a material acquisition cost burden. For a property transacting at S$1.8 million, this results in ABSD liability of S$360,000, substantially elevating effective purchase price and extending break-even timelines for investor buyers. This tax obligation requires rigorous yield and capital appreciation modelling to justify investment returns, particularly for those targeting shorter holding horizons of 5–10 years where ABSD amortisation becomes proportionally significant. First-time residential property buyers—including HDB upgraders—benefit from complete ABSD exemption, making JadeScape notably more attractive for this cohort and justifying premium pricing acceptance relative to other available properties in the same price category.

How does lease tenure at JadeScape affect long-term resale value and investment feasibility?

Lease duration materially influences both investment horizon expectations and ultimate wealth preservation outcomes, with 99-year leasehold properties experiencing increasingly pronounced valuation compression as lease expiry approaches and financing options narrow for prospective purchasers. Properties entering their fourth decade of tenure face specific challenges when reaching resale stages, as institutional lenders become more conservative regarding loan approval thresholds and buyer pools contract accordingly. Investors with multi-decade holding horizons or generational wealth transfer intentions should prioritise longer lease tenures or freehold structures to eliminate lease-driven valuation risk; conversely, those anticipating exits within 10–15 years may find tenure considerations less impactful if underlying capital appreciation compensates for tenure-related compression. Professional valuation advice at purchase inception significantly reduces unexpected lease-related complications during disposition, and all prospective owners should engage independent surveys to confirm remaining lease duration before committing capital.

How does proximity to Marymount MRT Station influence capital appreciation and rental demand for JadeScape properties?

Properties within 400–500 metres of major MRT stations consistently demonstrate capital appreciation rates 15–25% superior to comparable developments situated beyond convenient walking distance, as transport accessibility fundamentally enhances lifestyle utility and justifies rental premium positioning. The Marymount MRT Station (CC16) proximity drives both owner-occupier appeal and investor demand, supporting faster tenant turnover, reduced vacancy periods, and justified premium rental positioning relative to less accessible comparables across the broader Marymount market. Long-term capital appreciation trajectories for properties at JadeScape benefit materially from Circle Line infrastructure maturation and ongoing densification of retail and dining precincts accessible via this transport node. Prospective investors should model transport accessibility as a key wealth-creation variable rather than peripheral consideration, recognising that MRT proximity often represents the single most material determinant of long-term resale value sustainability and investor liquidity at disposal time.

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

JadeScape accommodates diverse buyer personas with varying strategic objectives and financial capacity. First-time upgraders transitioning from public housing find a contemporary luxury environment with established neighbourhood amenities and transport connectivity justifying private residential investment, particularly those benefiting from ABSD exemption as maiden property purchasers. Young professionals and dual-income households value the Marymount location's balance between urban accessibility and residential tranquility, supporting consistent demand for owner-occupier acquisition and rental placements. High-net-worth purchasers utilise properties at JadeScape as stable portfolio holdings within diversified real estate allocations, appreciating trophy location prestige and institutional-grade development standards that signal quality to discerning wealth preservationists. Conservative income-focused investors seeking yield prioritisation over capital appreciation benefit from proximity-driven tenant stability and predictable rental demand, whilst growth-oriented speculators recognise ongoing district densification and transport infrastructure maturation as capital appreciation catalysts supporting longer-term wealth accumulation strategies.

What Total Debt Service Ratio headroom exists for typical JadeScape purchasers at current price points?

At typical JadeScape price points, 70–75% loan-to-value financing implies monthly servicing obligations requiring gross monthly household income thresholds of approximately S$8,500–S$12,000 for unencumbered Total Debt Service Ratio (TDSR) compliance, assuming zero existing debt obligations and prevailing mortgage rates between 4.0–4.5% across standard 25–30 year tenure. Prospective purchasers with existing mortgage or credit commitments require proportionally higher income thresholds to achieve TDSR clearance, whilst those utilising maximum CPF ordinary account contributions reduce effective purchase price and improve debt serviceability positioning. TDSR stress-testing has become increasingly rigorous across major lending institutions, with some lenders applying additional buffers above regulatory minimums to account for interest rate volatility; engagement with mortgage advisors early in the purchase planning cycle allows realistic feasibility assessment before committing to property viewings or deposit negotiations. Buyers with complex income structures—self-employed professionals, rental property owners, variable compensation recipients—should anticipate more conservative TDSR calculations and associated documentation requirements.

How does JadeScape compare to nearby competing developments in Marymount and adjacent precincts?

The Marymount-Bishan corridor hosts several established residential complexes demonstrating resilient capital preservation and consistent rental absorption over multiple market cycles, creating a competitive context that validates underlying demand fundamentals supporting all quality residential product in this micromarket. Competing developments present varying architectural merit, amenity positioning, and pricing strategies; however, JadeScape's competitive positioning derives from a balanced combination of location maturity, transport accessibility, and fair per-square-foot pricing rather than commanding significant premiums over peer set comparables. Buyers evaluating JadeScape should conduct systematic comparative analysis across nearby properties rather than considering the development in isolation, as such frameworks reveal genuine value propositions and realistic exit horizons relative to alternative Marymount-area options. The presence of established competitors actually strengthens JadeScape's market positioning by demonstrating sustained buyer confidence in the precinct and supporting expectations for healthy long-term liquidity when eventual disposition becomes necessary.

Which unit stack levels or floor positions offer optimal value within JadeScape's configuration?

Mid-stack units typically offer superior value relative to extremely elevated or ground-proximal alternatives, balancing views, privacy, ventilation, and pricing efficiency without incurring the premium associated with penthouse orientations or top-floor positioning. Lower-stack units (floors 3–8) often present compelling value propositions for yield-focused investors, as rental market demand remains robust despite modest view premiums, and acquisition costs remain meaningfully lower than equivalent units at elevation. Mid-elevation positioning (floors 10–20 approximately) attracts owner-occupier purchasers willing to pay modest premiums for improved views and light penetration, supporting rental demand consistency for investor-owned units at these levels. Extremely elevated units command luxury premiums that may not fully translate into proportional rental increases, making them less optimal for yield-prioritised investors unless capital appreciation expectations justify premium acquisition costs. Unit orientation relative to prevailing wind patterns, afternoon solar exposure, and privacy from adjacent buildings significantly influences both owner-occupier appeal and rental attractiveness; prospective purchasers should prioritise site visits across multiple floor levels rather than relying exclusively on architectural plans or agent representations.

What is the future supply pipeline for residential developments in the Marymount-Bishan district, and how does this affect JadeScape's medium-term prospects?

The Marymount-Biisan district faces moderate supply pressures from emerging developments, though no imminent mass-market launches threaten immediate demand saturation or significant valuation compression within the established neighbourhood. Government Land Sales programmes continue introducing residential sites across Singapore's broader landscape, yet localised supply within the immediate Marymount micromarket remains relatively constrained, supporting realistic growth expectations for established properties like JadeScape. Medium-term district dynamics favour mature developments over emerging competitors, as newer completions may fragment buyer attention without fundamentally undermining underlying demand pillars anchored in transport accessibility and neighbourhood establishment. Investors prioritising immediate liquidity and market recognition benefit from JadeScape's positioning within a mature development cohort, whilst speculative purchasers betting on emerging district transformations face higher execution risk from newer, unproven architectural concepts or untested neighbourhood dynamics. Long-term capital appreciation prospects remain stable based on underlying transport infrastructure permanence and established residential character, though investors should monitor Government Land Sales announcements and major developer pre-launch activities within the broader Marymount-Bishan corridor to assess any material supply inflection that might influence future pricing trajectories.

What financial documentation and credit requirements should prospective JadeScape purchasers anticipate during the mortgage application process?

Mortgage applications for properties at JadeScape price points typically require comprehensive financial documentation including 3–6 months of payslips, recent income tax assessments, employment confirmation letters, and bank statements demonstrating sufficient liquid reserves for down payment and closing costs. Lending institutions increasingly scrutinise TDSR positioning with conservative stress-testing methodologies, particularly for applicants with variable income, self-employment structures, or existing rental property portfolios; such borrowers should anticipate requests for audited financial statements and detailed income reconciliation across multiple years. Property investors utilising rental income from existing holdings to support borrowing capacity must provide tenancy agreements, rent payment verification, and landlord declarations; lenders typically apply conservative 80–85% haircuts to declared rental income when calculating aggregate TDSR-eligible income. First-time buyers and upgraders with straightforward employment structures generally experience expedited approval processes, whilst those with complex financial situations should engage experienced mortgage brokers early to identify documentation requirements and potential approval obstacles before committing deposit funds. Credit score minimisation and recent credit inquiries should be minimised during the pre-approval window, as multiple lender inquiries adversely affect borrowing capacity and approval timelines.

[For Sale] Jadescape — From S$1.1M