Type

Units

Min Area

Price Range

3 BR

1701 sqft

From S$1.8XM

Property Highlights

3-bedroom, 2-bathroom unit at 1,701 sqft in established Jurong East location
Priced at S$1,830,000 with proximity to Jurong East MRT within 720 metres
Well-positioned for both owner-occupiers and investment-focused buyers seeking rental yield
Located on Jurong East Street 13, a stable residential precinct with long-term capital growth potential
Strong connectivity to business hubs and education institutions via nearby transport network

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Ref: 25370734

Ivory Heights: A Premium 3-Bedroom Residence in Jurong East

Ivory Heights stands as a compelling residential offering in one of Singapore's most established suburban neighbourhoods. Situated at 117 Jurong East Street 13, this three-bedroom, two-bathroom condominium spans 1,701 square feet and represents a substantial investment opportunity in a district with proven resilience and consistent demand. Priced at S$1,830,000, the property encapsulates both the lifestyle aspirations of discerning owner-occupiers and the financial objectives of savvy property investors.

The location itself merits careful attention. Jurong East has evolved into a self-contained business and residential hub, home to both corporate headquarters and a thriving retail ecosystem. The neighbourhood maintains a reputation for stability, with a strong resident base comprising young families, professionals, and established homeowners. This demographic diversity translates into sustained demand, making properties in the vicinity particularly attractive to a broad spectrum of buyers.

Connectivity and Transport Access

Accessibility remains a cornerstone of modern property valuation in Singapore. Ivory Heights benefits from its proximity to Jurong East MRT Station, located approximately 720 metres away—a manageable nine-minute walk or a quick taxi ride. The Jurong East interchange serves as a critical transport nexus, providing seamless access to the North-South Line (NS1), which connects directly to the city centre, Marina Bay, and the eastern fringe of the island. This connectivity underpins the property's appeal to commuters, upgraders, and investment-minded purchasers alike.

Beyond the MRT, the location enjoys excellent bus coverage, with multiple services traversing Jurong East Street and surrounding arterial roads. For those with vehicular needs, the Ayer Rajah Expressway and Kranji Expressway are readily accessible, facilitating swift movements towards the city, the west coast, and northern zones of Singapore.

Space and Layout Considerations

At 1,701 square feet, this three-bedroom unit offers generous proportions compared to many modern condominium offerings. The configuration accommodates a master suite, two additional bedrooms, and two full bathrooms—a layout particularly suited to families or professionals requiring a home office. The floor plate size suggests well-proportioned living and dining areas, a hallmark of Jurong East developments from this period, where developers prioritised liveable interior volumes over cramped high-density designs.

The price point of S$1,830,000 translates to approximately S$1,076 per square foot, positioning the property within a competitive band for the district. Recent transactional evidence across Jurong East indicates price-per-square-foot ranges from S$950 to S$1,200, depending on unit age, condition, amenity offerings, and exact proximity to the MRT interchange.

Investment Potential and Rental Yield

For investors, Ivory Heights presents an intriguing proposition. The Jurong East precinct has demonstrated consistent rental demand, driven by its appeal to expatriates, young professionals, and relocating families seeking suburban tranquility without sacrificing urban convenience. Three-bedroom units in the area typically command monthly rents ranging from S$4,500 to S$5,500, depending on condition, furnishing, and precise location. At the S$1,830,000 purchase price, a conservative annual rent of S$55,000 yields approximately 3 per cent gross return—a figure that approaches Singapore's contemporary benchmark yields and remains competitive against alternative asset classes.

Capital appreciation, however, remains the lynchpin of investment returns in this market. Jurong East has witnessed steady price appreciation over the past decade, outpacing inflation and demonstrating resilience through various economic cycles. The presence of established employment clusters, educational institutions, and retail amenities suggests continued relevance and desirability.

Buyer Suitability Across Segments

High-net-worth individuals seeking a suburban refuge from the intensity of the city centre will find Ivory Heights a sensible secondary residence or portfolio addition. The property's size and location support entertaining, whilst the MRT proximity ensures that city-based business commitments remain manageable. For upgraders transitioning from smaller apartments or landed properties, the three-bedroom configuration and broader living spaces provide a meaningful step forward without necessitating relocation to outlying zones.

First-time buyers with adequate financing capacity may view this property as an entry point into premium condominium living, though the price point demands careful assessment of debt servicing capacity. Investors focused on rental yield and long-term capital appreciation will find the property's centrality within a mixed-use district and its demographic appeal particularly attractive—Jurong East tenants tend to be stable, creditworthy individuals with reliable income streams.

Financing and Debt Servicing Considerations

At S$1,830,000, prospective buyers must satisfy Total Debt Servicing Ratio (TDSR) requirements, which cap total monthly debt obligations at 60 per cent of gross monthly income. Assuming a 25-year mortgage at prevailing rates of approximately 3.5 per cent per annum with a 30 per cent down payment, monthly mortgage servicing would fall approximately S$5,800. This implies a minimum household gross income requirement of roughly S$115,000 per annum, or approximately S$9,600 monthly—a threshold achievable by many dual-income professional households in Singapore.

Financing headroom depends significantly on existing liabilities. Buyers with limited encumbrances will enjoy greater flexibility, whilst those carrying vehicle loans, personal credit facilities, or existing property mortgages must factor these into their calculations. Prudent buyers should engage a mortgage broker or bank to undertake formal pre-approval assessments before committing to offers.

Lease Considerations and Resale Dynamics

The tenure of this property carries substantial implications for long-term ownership. Jurong East properties typically command 99-year leases, though the precise lease duration at Ivory Heights requires verification through official documentation. As leasehold tenure diminishes, so too does property value—a phenomenon particularly pronounced when leases fall below 60 years. Prospective buyers should commission independent legal checks to confirm the exact lease commencement date and remaining tenure, factors which directly impact both current valuation and future saleability.

Properties with longer leases naturally appreciate more resilience in secondary transactions. If the lease at Ivory Heights remains comfortably above 80 years, resale prospects remain favourable for the medium term. Conversely, should lease decay become a concern within the next 15 to 20 years, this will increasingly weigh upon capital values, necessitating awareness and strategic planning.

Competitive Market Positioning

Jurong East hosts several condominium developments across various price bands. Three-bedroom units in comparable projects typically range from S$1,650,000 to S$2,100,000, depending on age, maintenance standards, and amenity quality. Ivory Heights' pricing of S$1,830,000 positions it within the mid-to-upper range of this spectrum, suggesting a well-maintained property with contemporary appeal. Buyers evaluating this offering should conduct comparative viewings across competing developments to benchmark finishes, facilities, and neighbourhood character.

Future District Development and Supply Pipeline

Jurong East continues to feature within Singapore's medium-term planning agenda. The district's evolution as a secondary business centre remains a priority, with ongoing investments in transport infrastructure and commercial precincts. However, new residential supply within the immediate vicinity appears measured—planners favour consolidation and brownfield renewal over aggressive greenfield expansion. This measured supply approach underpins the stability of existing property valuations and suggests sustained demand for established residences.

Long-term infrastructure projects, including potential enhancements to the Jurong East interchange and related transit-oriented development initiatives, may further catalyse the precinct's appeal. Prudent investors recognise that Jurong East's transition from purely dormitory suburb to genuine mixed-use destination enhances its attractiveness to a broader cohort of residents and tenants.

Conclusion

Ivory Heights represents a substantive residential proposition for Singapore's property market. Whether as a primary residence, an investment vehicle, or an addition to a diversified property portfolio, the three-bedroom unit at 117 Jurong East Street 13 merits serious consideration from buyers seeking stability, accessibility, and appreciation potential within an established urban neighbourhood. The price point, size, and location collectively position this offering within a competitive band and warrant detailed due diligence from prospective purchasers.

Frequently Asked Questions

What rental yield can investors realistically expect from purchasing Ivory Heights at S$1,830,000?

Conservative gross rental yield on this property approximates 3 per cent annually, based on prevailing market rents for three-bedroom units in Jurong East, which typically command S$4,500 to S$5,500 monthly. This translates to annual rent of approximately S$55,000 on the S$1,830,000 purchase price. Net yields, after accounting for property tax, maintenance, insurance, and potential vacancy periods, would be approximately 2 to 2.5 per cent. Investors should note that Jurong East has demonstrated stable rental demand, with tenants comprising expatriates, young professionals, and families seeking suburban convenience near transport and amenities, suggesting reasonable capital preservation and modest income generation potential.

How does the S$1,076 per square foot pricing compare to recent comparable transactions in Jurong East?

At S$1,076 per square foot, Ivory Heights' valuation sits comfortably within the established price band for Jurong East three-bedroom units, which have recently traded between S$950 and S$1,200 per square foot depending on condition, furnishing standards, and precise proximity to Jurong East MRT Station. Properties closer to the interchange tend toward the upper end of this range, whilst those requiring longer walking distances trade at lower price-per-square-foot multiples. The property's positioning at 720 metres from the MRT justifies a mid-to-upper band valuation, suggesting competitive if not exceptional value relative to recent transactions. Buyers should cross-reference with recent URA caveat data and agent reports to confirm this assessment aligns with current market momentum.

What are the Additional Buyer's Stamp Duty implications for second-property purchasers at this S$1,830,000 price point?

For second-property buyers, Additional Buyer's Stamp Duty (ABSD) applies at rates ranging from 5 per cent to 20 per cent depending on buyer profile and property value. At S$1,830,000, a non-citizen, non-permanent resident purchaser would face ABSD of approximately 20 per cent (S$366,000), substantially increasing the total acquisition cost. Singapore citizens and permanent residents with one existing property face 5 per cent ABSD (approximately S$91,500). This significant expense must be factored into financial planning alongside the standard Buyer's Stamp Duty, legal fees, and agent commissions. Buyers should engage a conveyancing lawyer to model total acquisition costs and assess whether the investment thesis remains compelling after accounting for ABSD liabilities.

What is the lease decay risk at Ivory Heights, and how might it affect future resale value?

Lease decay represents a critical consideration for any leasehold property, though the precise risk at Ivory Heights depends upon the exact lease commencement date and whether the lease is 99 years or another duration—details requiring confirmation through official documentation. Generally, properties with remaining leases above 80 years experience minimal depreciation attributable to tenure alone, but as leases decline below 70 years, secondary market demand softens and valuations typically decline by 1 to 2 per cent annually. Jurong East properties from the 1980s onwards commonly feature 99-year leases, suggesting that unless Ivory Heights is considerably older, lease decay may not present an imminent concern. However, buyers should undertake independent legal verification of the lease expiry date, as this single variable substantially influences both current valuation and projected capital appreciation over a 15 to 20-year holding period.

How does proximity to Jurong East MRT Station at 720 metres influence demand and capital appreciation potential?

Proximity to the Jurong East MRT Station serves as a primary driver of demand and capital appreciation in the surrounding precinct. The 720-metre distance to NS1 Jurong East translates to a manageable nine-minute walk and positions Ivory Heights within the optimal absorption zone of the interchange, typically extending 500 to 1,000 metres. Properties within this radius consistently outperform those located further afield, as commuters prioritise walkable access to high-capacity public transport. The Jurong East interchange itself functions as a critical nodal point linking the North-South Line to multiple bus services, positioning residents for rapid transit to the city centre, Marina Bay, and national employment clusters. This accessibility has underpinned Jurong East's evolution from dormitory suburb to mixed-use destination, with sustained capital appreciation tracking 3 to 4 per cent annually over the past decade—a rate exceeding inflation and demonstrating the location's structural appeal to owner-occupiers and investors alike.

Is Ivory Heights suitable for high-net-worth individuals, upgraders, first-time buyers, and investors, or does it cater primarily to one segment?

Ivory Heights demonstrates broad appeal across multiple buyer segments, though suitability varies based on individual circumstances and investment objectives. High-net-worth purchasers may regard it as an attractive secondary residence or portfolio addition, offering Jurong East's established neighbourhood character and transport convenience without the complexity or cost of city-fringe development properties. Upgraders transitioning from smaller apartments will appreciate the three-bedroom configuration and 1,701 square-foot footprint, which substantially exceeds typical public housing or compact condominium offerings. First-time buyers with adequate financing capacity might view it as an entry point into premium private residential living, though the S$1,830,000 price point demands rigorous assessment of debt servicing capacity. Investors focusing on rental yield and capital appreciation will find the property's neighbourhood stability, tenant demographics, and MRT accessibility particularly compelling—Jurong East's mixed-use character attracts creditworthy, stable tenants with reliable income streams. Prudent evaluation requires each buyer segment to align the property's characteristics with their specific financial capacity, investment horizon, and residential priorities.

What Total Debt Servicing Ratio (TDSR) assessment and financing headroom should a buyer at this S$1,830,000 price point anticipate?

TDSR regulations cap total monthly debt obligations at 60 per cent of gross monthly income, a constraint that substantially influences financing capacity at the S$1,830,000 price point. Assuming a 25-year mortgage at approximately 3.5 per cent per annum with a 30 per cent down payment (S$549,000), monthly mortgage servicing would approximate S$5,800. To satisfy TDSR limits, a purchaser would require gross monthly income of approximately S$9,600, or annual income of S$115,200. This threshold is achievable by many professional households earning combined incomes, though buyers with existing liabilities—vehicle loans, personal credits, or prior property mortgages—will experience reduced financing headroom. Prudent purchasers should engage mortgage brokers or financial institutions for formal pre-approval assessments, which will model their specific circumstances and confirm available financing capacity. Properties in this price band typically require substantial owner capital contribution, with many lenders preferring 40 to 50 per cent down payments to mitigate risk and maintain manageable loan-to-value ratios.

How does Ivory Heights compare to competing three-bedroom developments in Jurong East's current market?

Jurong East hosts several condominium developments across varying price tiers, with three-bedroom units typically ranging from S$1,650,000 to S$2,100,000 depending on age, location relative to the MRT interchange, maintenance standards, and amenity offerings. Ivory Heights' pricing of S$1,830,000 positions it within the mid-to-upper band of this competitive spectrum, suggesting a property with contemporary condition and meaningful amenity provision. Nearby competing developments may include properties closer to the MRT interchange (commanding premiums up to S$2,000,000 or higher for comparable size) or alternatively, developments in secondary locations within Jurong East, priced below S$1,700,000 for equivalent square footage. Buyers evaluating Ivory Heights should conduct comparative viewings across three to five competing developments, assessing relative finishes, facility standards, maintenance quality, and neighbourhood character. This comparative analysis will position Ivory Heights within the market context and confirm whether its pricing reflects equivalent or superior value relative to alternatives. Agent reports and recent transaction data via URA caveat searches will further substantiate relative positioning.

Which unit stacks or floor levels at Ivory Heights typically offer optimal value propositions for purchasers?

Within condominium developments, unit positioning substantially influences both valuation and buyer utility. Lower floors (ground to third level) typically trade at discounts of 3 to 5 per cent relative to mid-level units, reflecting reduced privacy and potential concerns regarding noise transmission from common areas and neighbouring units. Mid-level units (fourth to eighth floors) traditionally command the strongest valuation multiples, balancing convenience (shorter lift wait times, easier access) against amenity (views, natural light, reduced traffic noise). Higher-floor units (ninth level and above) command premiums of 3 to 8 per cent, reflecting enhanced views, privacy, and reduced ambient noise. Corner units and those with private balconies or terraces typically trade at premiums of 5 to 10 per cent. Prospective purchasers should inspect multiple unit stacks within Ivory Heights, comparing finishes, natural light, and sightlines whilst assessing premium justification relative to the base asking price. Units facing away from main roads typically command quieter environments and may offer superior lifestyle quality despite potentially comparable pricing to busier-facing alternatives.

What future supply pipeline activity is anticipated in Jurong East, and how might it affect property valuations at Ivory Heights?

Jurong East features within Singapore's medium-term urban planning agenda as a secondary business centre requiring continued mixed-use development and transport infrastructure enhancement. However, new residential supply within the immediate Jurong East vicinity appears measured—planners favour consolidation, brownfield renewal, and commercial intensification over aggressive greenfield residential expansion. This measured supply approach contrasts with more intensively developed zones and underpins the relative stability of existing property valuations. Ongoing infrastructure projects, including potential Jurong East interchange enhancements and transit-oriented development initiatives, may further catalyse precinct appeal without triggering disruptive supply surges. The long-term masterplanning trajectory suggests Jurong East will consolidate its positioning as a self-contained mixed-use hub, attracting sustained demand from residents and tenants seeking suburban living with urban connectivity. This stable supply-demand framework supports moderate capital appreciation expectations of 3 to 4 per cent annually, substantially outperforming inflation and suggesting that Ivory Heights will maintain asset value resilience over conventional 15 to 20-year holding periods. Investors should monitor URA's indicative development pipeline and any announced new residential projects within the district, which could marginally impact future appreciation trajectories.

What is the neighbourhood character and demographic composition that tenants at Ivory Heights would typically experience?

Jurong East has evolved from a purely residential dormitory suburb into a vibrant mixed-use precinct characterised by established residential communities, corporate employment clusters, and substantial retail and dining precincts. The resident and tenant base comprises young professional couples, families with children, expatriates seeking suburban tranquility with urban connectivity, and established homeowners with long-term roots in the neighbourhood. This demographic diversity creates a stable, neighbourhood-oriented character distinct from the transience of central-area properties or the outer suburban periphery. Tenant profiles in Ivory Heights typically encompass creditworthy professionals and families with reliable income streams, lower turnover rates, and strong maintenance incentives. The neighbourhood benefits from established infrastructure including schools, healthcare facilities, shopping malls, and recreational amenities—characteristics that appeal to families and longer-term tenants. This stable demographic composition historically translates into lower tenant default risk, extended tenancy periods, and reduced void periods, making Jurong East an attractive investment proposition for landlords seeking yield stability and capital preservation alongside modest appreciation potential.

Ivory Heights Jurong East – 3BR Condo, $1.83M, 9min MRT