Type

Units

Min Area

Price Range

2 BR

764 sqft

S$1.8M

3 BR

1012 sqft

S$2.5M

Property Highlights

Condo development with 2 units currently available.
Prices currently range from S$1.8M to S$2.5M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$366K on this acquisition.
Located 5 min (380 m) from CC16 Marymount MRT Station.

Price Trends & Rental Yield

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JadeScape: Premium Residential Living at Marymount

JadeScape stands as a distinguished residential development situated at 4 Shunfu Road, positioned within one of Singapore's most sought-after neighbourhoods. The project captures the essence of contemporary urban living whilst maintaining convenient access to the wider Central Region. With its strategic location and thoughtfully designed architecture, JadeScape appeals to a diverse range of buyers—from first-time upgraders to seasoned property investors seeking exposure to a maturing residential market.

The development benefits from exceptional proximity to Marymount MRT Station (CC16), located merely 5 minutes and 380 metres away. This accessibility to the Circle Line provides seamless connectivity to the business districts of Marina Bay and Raffles Place, as well as residential clusters across the east and north of the island. The MRT advantage has historically translated into sustained demand for properties in this precinct, underpinning both rental viability and capital appreciation trajectories over multi-year holding periods.

Unit Design and Space

Properties within JadeScape offer intelligent floor plans catering to the modern Singaporean household. Two-bedroom configurations provide approximately 764 square feet of usable space, delivering a generous proportion of living area relative to unit type. Bedrooms are proportioned to accommodate queen-sized beds with supplementary furniture, whilst bathrooms are equipped to contemporary standards. The open-plan living and dining arrangement maximises natural light and facilitates flexible furniture arrangement, critical considerations for buyers prioritising versatile interior layouts.

Higher-bedroom variants available within the development extend the appeal to growing families and investors targeting multi-generational living arrangements. Across all unit typologies, the architectural envelope emphasises functionality without sacrificing aesthetic refinement—a hallmark of developments within the Marymount corridor that have consistently attracted quality-conscious purchasers.

Pricing and Market Position

JadeScape is positioned competitively within the Marymount micro-market, with entry-level units commencing from approximately S$1.8 million. This pricing reflects the development's freehold tenure, proximity to MRT infrastructure, and contemporary build specification. Per-square-foot valuations within the precinct have remained resilient, supported by limited new supply and sustained demand from the resident professional demographic. Investors comparing JadeScape to competing developments in adjacent precincts—such as those in neighbouring Bishan and Thomson areas—will observe that pricing on a psf basis remains favourably positioned, particularly when factoring in the freehold structure and direct MRT connectivity.

The project's pricing strategy acknowledges the premium attached to walkable distance to mass transit, a factor that has consistently commanded valuation premiums in Singapore's residential markets. Buyers acquiring units at current price points position themselves advantageously should future MRT extensions or amenity upgrades further elevate the precinct's appeal.

Investment Potential and Rental Yield

From an investment perspective, JadeScape units demonstrate compelling rental yield characteristics. The Marymount area hosts a robust tenant demographic comprising young professionals, expatriate families, and corporate relocations seeking proximity to the CBD. Two-bedroom units in the development can command monthly rents ranging from S$3,200 to S$3,800, translating to gross rental yields of approximately 4.2 to 5.0 percent on a purchase price basis. Net yields, after accounting for conservancy charges, property tax, and maintenance reserves, typically settle in the 3.2 to 3.8 percent range—competitive relative to comparable freehold developments in adjacent central-region precincts.

Investor profiles range from owner-occupiers seeking capital preservation to yield-focused portfolios utilising residential real estate as a diversified asset class. The catchment of quality tenants and low vacancy rates characteristic of MRT-proximate developments support the case for JadeScape as a stabilising portfolio component.

Tenure and Long-Term Value Preservation

A critical distinguishing feature of JadeScape is its freehold land tenure. Unlike leasehold properties, which face progressive diminution in value as the unexpired lease term declines, freehold ownership preserves the asset's economic value indefinitely. This tenure structure eliminates the lease-decay trajectory that affects the majority of Singapore's condominium stock, a material consideration for buyers prioritising multi-decade wealth preservation. Purchasers can hold units through lifecycle transitions—from primary residence to investment asset to intergenerational transfer—without confronting the financing constraints and valuation headwinds imposed by lease expiry timelines.

Freehold developments in central Singapore are increasingly scarce as a proportion of new supply. This scarcity dynamic, combined with the underlying land premium inherent in Marymount's location, supports the structural case for freehold value retention in this precinct.

Financing and ABSD Considerations

For first-time property buyers, JadeScape units present an accessible entry point into the owner-occupier market. Typical Debt-to-Service Ratio (TDSR) headroom at purchase prices of S$1.8 to S$2.5 million remains generous under current mortgage lending parameters, permitting buyers with household incomes exceeding S$140,000 annually to access financing covering 80 percent of the purchase price across 25-year mortgage tenures. This financing accessibility supports demand from the upgrader demographic.

Second-property purchasers must account for Additional Buyer's Stamp Duty (ABSD) at the rate of 20 percent, applicable to Singapore Citizens acquiring a second residential property. A JadeScape purchase at S$1.8 million would therefore incur ABSD of S$360,000, a material outlay requiring careful integration into investment structuring. Investors considering such acquisitions should model ABSD burden against projected rental returns and anticipated capital appreciation to validate yield hurdle rates. The freehold structure, however, provides confidence that the underlying asset will not depreciate due to lease expiry—a critical distinction when justifying ABSD expenditure for investment acquisitions.

Marymount as a Residential Precinct

Marymount has matured into one of Singapore's most established residential zones, characterised by low-density landed neighbourhoods interspersed with quality condominium developments. The precinct benefits from proximity to premium schools, including Marymount Convent and St. Andrew's Secondary, factors driving demand from family-oriented buyers. Established retail and F&B clusters around Upper Thomson Road and along the Marymount Road corridor cater to resident lifestyles, whilst weekend-oriented recreational facilities draw users from across the central region.

The neighbourhood's trajectory has consistently favoured property valuations. Supply constraints due to limited remaining sites and restrictive planning overlays maintain upward pressure on land values, supporting the case for early-cycle acquisition of developments such as JadeScape that capture the precinct's inherent scarcity premium.

Comparing to Nearby Developments

Within the immediate Thomson-Marymount micromarket, competing developments include properties with either shorter lease tenures or leasehold structures. JadeScape's freehold offering provides a decisive differentiator on a long-term value-retention basis. Similarly, whilst certain adjacent developments may offer marginally larger floor plates, JadeScape's efficient unit design and contemporary finishes deliver functional equivalence at more accessible price points. Buyers undertaking comparative analysis across the precinct will observe that JadeScape's pricing reflects fair value for freehold tenure combined with MRT proximity—a combination increasingly difficult to secure in central-region precincts.

Future Supply and Market Dynamics

The Marymount district faces constrained future residential supply due to land use planning parameters and the maturity of the precinct. New launches are infrequent, supporting a structural case for appreciation in existing completed developments. Unlike growth precincts such as Jurong or Sembawang, which anticipate significant new supply pipelines, Marymount's limited development pipeline underpins confidence in the supply-demand balance remaining favourable for existing residents and investors.

This scarcity dynamic, combined with the freehold tenure and MRT connectivity, positions JadeScape units as enduring long-term assets within Singapore's residential landscape.

Frequently Asked Questions

What is the estimated gross rental yield for a typical two-bedroom unit at JadeScape?

Two-bedroom units at JadeScape can achieve gross rental yields of approximately 4.2 to 5.0 percent based on current market rents ranging from S$3,200 to S$3,800 monthly for the Marymount precinct. Net yields, after accounting for conservancy charges, property tax, and maintenance provisions, typically settle between 3.2 and 3.8 percent. This yield profile reflects the steady tenant demand characteristic of MRT-proximate developments in the central region, where young professionals and expatriate families represent the core rental demographic. The freehold tenure enhances investment appeal by eliminating future lease-related financing constraints that would compress yields on leasehold acquisitions.

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

JadeScape's per-square-foot valuation sits competitively within the Marymount precinct relative to recent completed developments and resale transactions. At entry prices near S$1.8 million for approximately 764 sqft units, the implied psf sits around S$2,355, favourably positioned against comparable freehold developments in adjacent Bishan and Thomson areas which typically command S$2,400 to S$2,550 per sqft. The development's pricing reflects both the freehold tenure premium and MRT proximity advantage, factors that historically command valuations at the higher end of the central-region spectrum. Investors comparing across the micro-market will observe that JadeScape delivers fair value when factoring the tenure structure and connectivity benefits relative to competing offerings.

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

Singapore Citizens acquiring a second residential property at JadeScape will incur Additional Buyer's Stamp Duty (ABSD) at the current rate of 20 percent. On a purchase price of S$1.8 million, this translates to an ABSD liability of S$360,000, representing a material additional cost requiring careful integration into investment structuring and return analysis. This ABSD burden applies regardless of whether the property is purchased for owner-occupation or rental investment purposes. Investors should model the ABSD outlay against projected rental yields and anticipated long-term capital appreciation to ensure the investment hurdle rate justifies the upfront duty cost. The freehold tenure provides confidence that underlying asset value will not erode due to lease expiry—a structural advantage when justifying ABSD expenditure for investment acquisitions.

Does JadeScape face lease decay risk, and how does freehold tenure affect long-term resale value?

JadeScape does not face lease decay risk as the development is structured on a freehold basis. Unlike leasehold properties, which experience progressive value diminution as the unexpired lease term declines—particularly acute once lease tenures fall below 70 years—freehold units retain their economic value indefinitely. This tenure structure eliminates financing constraints imposed by lending institutions on leasehold properties with contracted lease terms, ensuring that JadeScape units remain financeable throughout their holding period and amenable to traditional mortgage products. The absence of lease decay supports long-term capital preservation and intergenerational wealth transfer potential. In Singapore's residential market, freehold developments command a persistent premium, and the scarcity of new freehold launches in central precincts such as Marymount underscores the structural value protection inherent in freehold acquisition at JadeScape.

How does proximity to Marymount MRT Station (CC16) influence property demand and capital appreciation at JadeScape?

Proximity to Marymount MRT Station, located merely 380 metres (approximately 5 minutes walk) from JadeScape, represents a material value driver for both owner-occupiers and investors. MRT connectivity enables seamless commute access to the Marina Bay and Raffles Place business districts, as well as residential clusters across the eastern and northern corridors, factors that sustain consistent tenant demand and capital appreciation. Historical data from central-region MRT-proximate developments demonstrates that properties within 500 metres of a metro station command consistent valuation premiums relative to comparable units located beyond walking distance, typically translating to 8 to 12 percent higher valuations. The Circle Line positioning of CC16 provides diversified connectivity advantages compared to single-line MRT proximity, further enhancing the precinct's appeal to relocating professionals and families. Future potential enhancements to the MRT network in this region remain possible, and such infrastructure improvements would further elevate demand for existing properties such as JadeScape.

Which buyer profiles are best suited to purchasing JadeScape—first-timers, upgraders, HNW investors, or owner-occupiers?

JadeScape appeals across multiple buyer demographics, each for distinct value propositions. First-time buyers with household incomes exceeding S$140,000 annually can access financing covering 80 percent of purchase price across 25-year tenures, positioning entry-level units as accessible primary residences with financing headroom. Upgraders transitioning from HDB flats or smaller leasehold condominiums benefit from the freehold tenure and contemporary specifications, gaining long-term asset appreciation without lease-decay concerns. High-net-worth investors value the development as a portfolio stabiliser, combining 4+ percent gross yields with capital preservation characteristics inherent in freehold tenure and MRT-proximate location. Owner-occupiers prioritising lifestyle convenience benefit from the Marymount precinct's established retail, education, and recreational amenities, positioning JadeScape as a long-term residential anchor. The development's pricing accessibility combined with freehold tenure and MRT connectivity creates unusual cross-demographic appeal within the central region's residential spectrum.

What TDSR headroom and financing capacity exists for typical JadeScape purchase prices?

At typical JadeScape purchase prices ranging from S$1.8 to S$2.5 million, TDSR headroom remains generous under current mortgage lending parameters. A buyer with household income of S$180,000 annually would generate a maximum TDSR allowance of S$9,000 monthly (on a 5 percent loan interest assumption), permitting mortgage servicing on a S$2.2 million property acquisition financed across 80 percent loan-to-value and 25-year tenure. This financial accessibility supports demand from professional upgraders and investor segments. At lower price points near S$1.8 million, households with incomes of S$140,000 or above would achieve comfortable debt servicing profiles, positioning the development within reach of the mass-affluent buyer demographic. Investors planning to service mortgages from rental income should model net rental cashflows conservatively, typically assuming S$2,800 to S$3,200 monthly rents depending on unit configuration, ensuring mortgage servicing remains achievable without reliance on non-property income streams.

How does JadeScape compare to competing developments in Thomson, Bishan, and adjacent precincts?

Within the broader central-region spectrum, JadeScape's freehold tenure distinguishes it from the majority of contemporary developments in Thomson, Bishan, and adjacent precincts, most of which operate under leasehold tenure with varying unexpired lease periods. Competing leasehold developments may offer marginally larger floor plates or enhanced amenity offerings, but the pricing differential often fails to justify the future lease-decay burden imposed on freehold-equivalent properties. Relative to comparable freehold developments in Bishan and Thomson, JadeScape's per-square-foot pricing remains favourably positioned, typically S$100 to S$150 per sqft below comparable quality. The development's MRT proximity (380 metres to CC16) matches or exceeds accessibility offered by competing developments in Thomson areas, whilst maintaining pricing that reflects fair value rather than speculative premiums. For buyers prioritising long-term capital preservation and absence of lease-related financing constraints, JadeScape offers superior structural characteristics relative to leasehold competing offerings at marginally higher absolute prices.

Which unit stacks, floor levels, or configurations offer best value at JadeScape?

Within JadeScape's configuration, mid-rise floor levels (typically floors 8 to 15) offer optimal value propositions relative to premium-priced units occupying the highest floors or ground-adjacent levels. Mid-rise floors command minimal skyline elevation premiums whilst avoiding the ground-floor and lower-level discount factors associated with reduced privacy, lower light exposure, and proximity to common area noise. Two-bedroom units positioned on the higher-floor segments of mid-rise stacks—floors 12 to 15—deliver balanced light exposure and view orientation without the extreme-level pricing premiums, typically trading at 8 to 12 percent discounts relative to the uppermost floors. Units oriented along the quieter rear elevation or non-facing-main-road aspects typically command modest discounts (3 to 5 percent) relative to prime-facing configurations, offering excellent value for owner-occupiers prioritising tranquility over status-derived orientation preferences. Investors should focus acquisition analysis on mid-rise, non-premium-elevation configurations, which deliver comparable rental yields and tenant appeal to premium-priced variants whilst capturing 10 to 15 percent purchase-price economies.

What is the future supply pipeline for residential developments in the Marymount district?

The Marymount district faces significantly constrained residential supply growth relative to emerging precincts such as Jurong, Sembawang, and the northeastern growth corridors. Land-use planning overlays limiting development density, combined with the maturity of the precinct as an established residential zone, restrict available development sites for new residential launches. Historical pattern analysis of the Marymount precinct reveals that new residential supply has averaged fewer than one project per three-year rolling window, a substantially lower launch frequency compared to growth precincts generating multiple new supply additions annually. This supply constraint, combined with consistent demand from professional families and upgraders, supports structural valuation resilience for existing completed developments such as JadeScape. Unlike growth precincts where new supply risk exerts downward pressure on existing development valuations, Marymount's limited pipeline sustains favourable supply-demand balancing, underpinning appreciation prospects for early-cycle acquisitions at JadeScape positioned to benefit from long-term supply scarcity dynamics.

[For Sale] Condominium At 4 Shunfu Road — From S$1.8M