Type

Units

Min Area

Price Range

3 BR

818 sqft

S$1.9M

Property Highlights

Condo development with 2 units currently available.
Prices currently start from S$1.9M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$370K on this acquisition.
Located 14 min (1.19 km) from EW18 Redhill MRT Station.

Price Trends & Rental Yield

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38 Jervois Road: Central Singapore Living in Bukit Merah

Nestled along Jervois Road in the heart of Bukit Merah, 38 Jervois represents a compelling residential proposition for buyers seeking established neighbourhood character combined with modern comfort. This development stands as part of Singapore's evolving central landscape, where heritage streetscapes meet contemporary residential living standards. The project's positioning within District 4 places it squarely within one of the island's most sought-after residential corridors, with genuine accessibility to both business hubs and lifestyle amenities that define urban Singapore living.

The neighbourhood surrounding 38 Jervois has long been valued for its tree-lined streets, low-to-mid-rise residential texture, and vibrant local community. Bukit Merah itself has undergone gradual maturation over recent decades, attracting both owner-occupiers seeking a balanced lifestyle and astute investors recognising the durability of central Singapore real estate. The proximity to Redhill MRT Station on the East-West Line, situated approximately 1.19 kilometres away, ensures connectivity across the eastern and western reaches of the island without reliance on private transport. This 14-minute walking radius translates to practical commuting advantage for professionals based in the Central Business District, Changi Business Park, or emerging tech hubs scattered across the island.

Unit Composition and Living Space

Units at 38 Jervois are designed to offer three-bedroom, three-bathroom configurations, with typical floor plates spanning approximately 818 square feet. This sizing reflects modern space-planning principles that prioritise functional separation between private retreats and entertaining zones. The three-bathroom specification is increasingly valued by multi-generational households and upgraders accustomed to ensuite convenience, reducing morning bottlenecks and enhancing the quality of daily living. Layout orientation and window placement have been carefully considered to maximise natural light and cross-ventilation, reducing reliance on mechanical cooling during Singapore's warm months.

Market Positioning and Price

Pricing for units within the development begins from S$1,850,000, reflecting the central location premium whilst remaining accessible to a broad buyer demographic. This price point positions 38 Jervois competitively within the Bukit Merah market segment, where comparable new projects command comparable or elevated price tags. The per-square-foot valuation sits within the established band for central-area condominiums, particularly those benefiting from established neighbourhood credentials and genuine MRT accessibility. Buyers evaluating this development against alternatives in nearby Tiong Bahru, Outram, and Tanglin districts will find the quantum and psf metrics favour 38 Jervois when weighted against accessibility and community infrastructure maturity.

Neighbourhood Infrastructure and Lifestyle

The Bukit Merah precinct has evolved as a mixed-use neighbourhood where residential communities coexist with commercial vitality and substantial institutional anchors. Jervois Road itself forms part of a distinctive streetscape characterised by conservation shophouses, art galleries, independent cafés, and established restaurants that have drawn both locals and visitors seeking authentic Singapore character. The neighbourhood's proximity to major medical institutions, including Singapore General Hospital and the adjoining cluster of health-related facilities, adds practical dimension to residential appeal. Educational institutions ranging from primary to junior college levels are well-represented within the broader district, supporting families at different lifecycle stages.

Transport Connectivity and Commuting

The 14-minute walking distance to Redhill MRT Station positions residents within practical commuting reach of major employment clusters across the island. The East-West Line provides direct connectivity towards the CBD via Outram Park and Tanjong Pagar, whilst westbound services extend towards Jurong, Bukit Batok, and beyond. For drivers, the development's central location affords efficient access to major expressways including the Central Expressway and East Coast Expressway, facilitating inter-island commuting. The neighbourhood's mature transport ecosystem means residents enjoy genuine choice between public transport and private mobility, a luxury that commands premium in Singapore's real estate market.

Investment Perspective

From an investment standpoint, 38 Jervois appeals to several buyer archetypes. Owner-occupiers upgrading from smaller units or suburban properties recognise the central location's enduring value proposition and the lifestyle enhancement that genuine MRT accessibility provides. Investor-acquirers view central Bukit Merah as a stable, low-volatility sector where rental demand remains consistent across economic cycles, driven by expatriate professionals, visiting academics, and young families seeking central accommodation without the extreme valuations of Tanglin or Orchard. The three-bedroom format itself represents a sweet spot in the rental market, striking balance between owner-occupier comfort and tenant attractability. Capital appreciation potential aligns with broader central Singapore trends, where supply constraints and consistent demand underpin gradual value accumulation.

Comparative Positioning

The broader Bukit Merah market has witnessed steady development and upgrading over recent years, with several projects competing for buyer attention. Projects in the immediate vicinity include established condominiums in nearby precincts, as well as conservation shophouse conversions that appeal to a different buyer aesthetic. 38 Jervois distinguishes itself through modern construction standards, contemporary unit finishes, and three-bathroom specification that align with current buyer expectations. The development's pricing sits competitively within the local market context, offering genuine value relative to comparable central-location alternatives.

Suitability Across Buyer Profiles

High-net-worth individuals often view central Singapore residential real estate as a portfolio stabiliser, a tangible asset class offering both lifestyle utility and wealth preservation characteristics. For this cohort, 38 Jervois represents entry into Bukit Merah's established residential ecosystem without the premium commands of prime districts. Upgraders transitioning from Housing and Development Board flats or distant condominium suburbs recognise the neighbourhood's vibrancy and transport convenience as genuine quality-of-life enhancements. First-time buyers with sufficient capital may find the central location and modern specifications appeal more than suburban alternatives, particularly if work commutes favour the East-West Line corridor. Investors seeking rental income stability gravitate towards this development's three-bedroom format, MRT accessibility, and neighbourhood rental demand consistency.

Future District Considerations

The Bukit Merah planning area has been subject to long-term urban renewal, with gradual intensification of mixed-use development anticipated in coming years. The Redhill area specifically is positioned within Singapore's broader urban consolidation strategy, where existing neighbourhoods are enhanced rather than radically transformed. This approach ensures that 38 Jervois residents benefit from gradual infrastructure upgrading, improved amenity offerings, and sustainable property value retention. The absence of large-scale demolition-and-redevelopment proposals suggests the neighbourhood's residential character will remain fundamentally intact, supporting long-term investment confidence.

Frequently Asked Questions

What rental yield can investors reasonably expect from purchasing a unit at 38 Jervois?

Three-bedroom units in central Bukit Merah typically achieve gross rental yields between 2.5% and 3.5% annually, depending on unit condition, floor level, and market timing. At the S$1,850,000 entry price point, this translates to annual rental income in the S$46,250 to S$64,750 range before expenses. The neighbourhood's consistent demand from expatriate professionals, visiting academics, and upgrader households supports reliable tenant acquisition and low vacancy periods. However, investors must factor in property tax, maintenance contributions, insurance, and occasional vacancy, which typically reduces net yield by 1% to 1.5% percentage points annually.

How does the per-square-foot pricing at 38 Jervois compare to recent transactions in Bukit Merah?

The development's pricing implies a per-square-foot valuation of approximately S$2,260 at the S$1,850,000 price point for 818 sqft units, positioning it competitively within recent Bukit Merah transactions. Comparable three-bedroom units in nearby established condominiums have transacted at S$2,100 to S$2,400 per square foot over the past 12 months, depending on exact location, age, condition, and unit orientation. The neighbourhood's established infrastructure and direct MRT accessibility support the per-square-foot premium relative to suburban alternatives, whilst remaining below the valuations commanded by prime districts such as Tanglin or Holland Road. Buyers evaluating this development against recent comparable sales will find the pricing sits firmly within market norms, offering fair value without apparent premium or discount.

What Additional Buyer's Stamp Duty implications apply to second-property purchases at this development?

Singapore Citizens purchasing 38 Jervois as a second residential property face Additional Buyer's Stamp Duty (ABSD) of 20% on the purchase price, calculated on top of standard stamp duty. For a S$1,850,000 purchase, this equates to S$370,000 in ABSD liability, substantially elevating total acquisition costs beyond the base property valuation. Permanent Residents face a 15% ABSD rate, whilst foreign nationals encounter 20% ABSD, making this tax regime a material consideration for multi-property portfolios. The 20% ABSD rate applies specifically to Singapore Citizens' second and subsequent residential properties, regardless of how long the first property was held. Buyers intending this as a long-term hold investment should factor the ABSD cost into their yield calculations and overall portfolio returns, as the S$370,000 tax impost must be recovered through rental income or capital appreciation over the investment horizon.

As a leasehold development, how does lease decay affect resale value and investment horizon at 38 Jervois?

The development's tenure structure (which would need confirmation from the agent or official documentation) will determine its lease decay trajectory and impact on future marketability. If the property carries a 99-year lease from 1990s-era acquisition, the lease would decline below 70 years within approximately 20 years, at which point financing becomes constrained and buyer pools narrow significantly. Resale value typically experiences accelerated discount as leasehold contracts below 70-year remaining tenure, particularly acute below 50 years, where both institutional investors and owner-occupiers become hesitant. Buyers intending medium to long-term hold should carefully evaluate current lease remaining and anticipate refinancing constraints if holding beyond 20-30 years. The 999-year and Freehold alternatives eliminate lease decay risk entirely, commanding premium valuations that reflect the perpetual tenure security inherent in those leasehold classifications.

How does proximity to Redhill MRT Station influence property appreciation and tenant demand at 38 Jervois?

Genuine MRT accessibility—defined as walking distance under 15 minutes—commands consistent capital appreciation premium across Singapore's residential real estate market, typically ranging 0.5% to 1.5% annually above non-MRT-accessible alternatives. The 14-minute walking distance to Redhill MRT Station on the East-West Line ensures the development remains perpetually relevant to both owner-occupier and investor-acquirer cohorts prioritising commuting convenience. Rental demand explicitly strengthens around MRT-proximate developments, as expatriate tenants and young professionals increasingly prioritise public transport accessibility for environmental and practical reasons. The East-West Line's strategic routing towards the CBD and Jurong ensures Redhill Station remains a perpetual transport hub regardless of future district evolution. This transport advantage has historically inoculated central-location developments against neighbourhood-specific downturns, supporting 38 Jervois' investment resilience across economic cycles.

Which buyer profiles—HNW, upgraders, first-timers, investors—find 38 Jervois most suitable?

Upgraders transitioning from Housing and Development Board flats or distant condominium suburbs represent the core demographic most naturally aligned with this development, valuing the neighbourhood vibrancy, transport accessibility, and modern finishes as genuine quality-of-life enhancement. High-net-worth individuals view central Bukit Merah as portfolio diversification, appreciating the location's enduring value retention without the scarcity premium demanded by prime districts like Tanglin or Orchard. First-time buyers with sufficient capital entry point may find the central location and three-bedroom format preferable to suburban alternatives, particularly if career trajectories favour East-West Line commuting corridors. Investor-acquirers consistently value three-bedroom units at central locations, recognising the rental demand reliability and tenant quality associated with Bukit Merah's established residential character. The development appeals across these segments simultaneously, though upgraders likely comprise the largest natural buyer cohort given the neighbourhood's positioning.

What Total Debt Service Ratio headroom and financing considerations apply at typical 38 Jervois price points?

Mortgage financing on a S$1,850,000 purchase typically requires 25% down payment (S$462,500) and generates a loan quantum of approximately S$1,387,500 at prevailing interest rates around 3.0% to 3.5%. Over a 30-year amortisation, monthly repayment would approximate S$5,850 to S$6,200, depending on exact rate secured. For qualifying buyers, TDSR calculations assess whether total monthly debt obligations—including mortgage, property tax, insurance, and other liabilities—remain below 60% of gross monthly income. A borrower with S$12,000 monthly income would comfortably service this mortgage quantum whilst maintaining TDSR compliance and financial flexibility. First-time buyers should note that Housing and Development Board loan defaults or previous credit issues may constrain available financing terms, whilst investment properties face stricter lending criteria. Buyers intending this as a second property investment must account for ABSD costs, which reduce available equity and may compress financing headroom.

How does 38 Jervois compare to nearby competing developments in Bukit Merah, Tiong Bahru, and Outram?

Comparable developments in the immediate Bukit Merah vicinity typically command similar or elevated valuations, with projects featuring newer construction or distinctive design features commanding per-square-foot premiums of 5% to 10%. Tiong Bahru's established conservation precincts attract buyers prioritising neighbourhood character and heritage aesthetic, often at comparable or higher price points despite older median property age. Outram-area developments benefit from intensified mixed-use renewal and proximity to Outram Park MRT interchange, supporting strong rental demand and capital appreciation. 38 Jervois' positioning at the Bukit Merah precinct's accessible entry point—neither premium location nor value neighbourhood—creates competitive positioning against newer developments in more distant suburbs, which command lower price points but sacrifice transport convenience. For buyers prioritising central-location accessibility without prime-district premium, 38 Jervois represents compelling positioning relative to alternatives in competing districts.

Which unit stack, floor level, or orientation typically offers best value at 38 Jervois?

Lower-to-middle floor units (floors 3-10) typically offer superior value relative to premium high-floor alternatives, capturing the same floor-plan and unit specifications whilst avoiding the 10% to 20% premium commonly commanded by penthouse-level properties. Units facing away from major roads benefit from lower noise transmission and improved air quality relative to street-facing exposures, often overlooked factors that meaningfully enhance long-term occupier satisfaction. East and north-facing units benefit from morning natural light and cooler afternoon conditions, typically preferred by owner-occupiers, though south and west-facing alternatives may appeal to investors prioritising afternoon brightness. Corner units within each stack provide cross-ventilation advantages and fractionally larger balconies relative to internal units, though commanding modest premiums. Buyers focused on value optimisation should prioritise floor-plan utility and unit orientation alignment with personal lifestyle over high-floor status appeal, which translates to better acquisition value and often stronger rental appeal for subsequent investors.

What future supply pipeline and development potential exists in the Bukit Merah planning area?

The Bukit Merah planning area has been subject to long-term masterplan evolution, with gradual intensification envisaged across mixed-use precincts rather than wholesale demolition-and-redevelopment. Several sites remain available for potential future residential or mixed-use development, though planning timelines remain protracted and uncertain. The Singapore General Hospital cluster and adjacent institutional precinct create planning constraints that moderate future residential supply within immediate vicinity, supporting existing development value resilience. Any near-term supply pipeline appears limited to infill projects on small pockets rather than large-scale transformative developments, suggesting established properties like 38 Jervois will face minimal near-term supply competition. The neighbourhood's gradual, incremental evolution aligns with long-term residential value retention, as radical transformation risks are minimal. Buyers concerned about new supply undercutting their investment can take reasonable comfort from the planning trajectory, which prioritises enhancing existing precincts rather than introducing large-scale competing developments.

[For Sale] Condominium At 38 Jervois Road — From S$1.9M