Type

Units

Min Area

Price Range

2 BR

646 sqft

S$1.4XM – S$1.8XM

4+ BR

1647 sqft

From S$3.9XM

Property Highlights

Prime location just 450m from Marymount MRT Station (CC16), offering excellent connectivity to central Singapore
Spacious 764 sqft layout across 2 bedrooms and 2 bathrooms, ideal for young families and upgraders
Positioned in a mature residential enclave with strong rental demand and long-term capital growth potential
Competitive pricing at approximately S$2,330 per sqft reflects fair market value for the district
Strategic investment opportunity in a well-established neighbourhood with balanced buyer demographics

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Ref: 25460465

JadeScape: A Well-Proportioned 2-Bedroom Haven Near Marymount

Nestled along Shunfu Road in Singapore's leafy northern corridor, this 764-square-foot two-bedroom, two-bathroom unit at JadeScape presents a compelling offering for buyers seeking a balance between space, accessibility, and investment potential. Priced at S$1,780,000, the property captures genuine value within a neighbourhood that has established itself as one of Singapore's most desirable residential addresses, combining suburban tranquillity with urban convenience.

Location and Connectivity

The proximity to Marymount MRT Station—situated just 450 metres away—fundamentally enhances the appeal of this property. The Circle Line connection (CC16) provides residents with direct access to key commercial hubs, educational institutions, and entertainment precincts across the island. The five-minute walking distance means that daily commuting becomes a straightforward affair, whether travelling to the Central Business District, Orchard, or employment zones in the east. This level of accessibility elevates the property's appeal to working professionals who prioritise convenience without compromising on neighbourhood character.

Space and Layout

At 764 square feet, the unit offers genuinely liveable proportions that extend beyond typical compact development standards. The dual-bedroom configuration with two full bathrooms caters effectively to small families, young couples, or professionals requiring a dedicated workspace at home. The thoughtful distribution of floor area suggests a layout that prioritises both everyday functionality and entertaining capacity. This dimensional generosity positions the property competitively against neighbouring developments where comparable units often trade at tighter specifications.

Market Position and Valuation

The S$1,780,000 asking price translates to approximately S$2,330 per square foot—a figure that aligns closely with recent transaction benchmarks for quality residential stock in the Marymount and Bishan fringe areas. This valuation acknowledges the maturity of the neighbourhood whilst avoiding the premium multiples that some ultra-central locations command. For buyers evaluating options across the Northern Corridor, the price-to-space ratio presents rational value, particularly when weighed against comparable offerings in nearby precincts.

Investment Credentials

Beyond owner-occupancy, the property merits consideration as an investment vehicle. The catchment area surrounding Shunfu Road attracts strong tenant demand from expatriates, young professionals, and relocating families who favour the balanced mix of residential calm and MRT-proximate convenience. Historical rental patterns in the district demonstrate sustainable yields, with comparable units typically achieving gross rental returns in the region of 3.0 to 3.5 percent annually. The established nature of the neighbourhood—characterised by long-term owner occupancy and stable capital values—suggests that this purchase could serve as a defensive yet appreciating asset within a diversified property portfolio.

Neighbourhood Context

Shunfu Road and its immediate surroundings form part of a consolidating residential enclave where family-oriented housing predominates. The area benefits from proximity to quality schools, established retail infrastructure, and local dining establishments that reflect the demographics of the resident base. Unlike newer fringe developments that face longer settlement periods, this location has moved past the infrastructure-readiness phase; amenities, schools, and transport are already embedded into the landscape. This maturity typically underpins more stable property values and predictable market dynamics.

Suitability Across Buyer Profiles

First-time buyers entering the property market with adequate capital or financing capacity will find this unit particularly attractive. The price point avoids the ultra-competitive mass-market segment whilst remaining accessible to primary borrowers seeking their inaugural residential purchase. For upgraders transitioning from smaller units or HDB flats, the additional space and dual-bathroom configuration directly addresses quality-of-life improvements. High-net-worth individuals seeking a pied-à-terre or rental investment will appreciate the straightforward execution and lower management burden compared to larger or more bespoke properties.

Financing and ABSD Implications

At the S$1.78 million price point, the property sits comfortably within the financing parameters available to most institutional lenders. Buyers should anticipate total debt servicing ratio (TDSR) headroom of reasonable proportions, meaning the monthly mortgage obligations remain proportionate to employment income. For second-property purchasers, the Additional Buyer's Stamp Duty (ABSD) framework becomes relevant; the price tier places this unit in the standard ABSD bracket, incurring a 7 percent duty on the purchase price. This tax consideration should form part of the overall acquisition cost calculus, though the underlying property fundamentals remain sound regardless of ABSD treatment.

Comparative Assessment

Within the immediate vicinity, several competing developments offer broadly similar specifications and price positioning. Properties in adjacent addresses along the Shunfu corridor, as well as nearby Bishan developments, typically command comparable rates when quality and condition are equivalent. This competitive parity actually strengthens the investment case; the unit is neither overpriced relative to the local market nor positioned as a distressed or accelerated sale. Buyers evaluating options across multiple developments will find this offering sits within the expected range for the locality.

Long-Term Capital Appreciation Outlook

The Northern Corridor, particularly nodes anchored by established MRT stations, has demonstrated consistent if moderate capital appreciation over multi-year cycles. Unlike speculative new launches in fringe zones, this property benefits from an entrenched buyer base, established amenities, and transport infrastructure that has moved beyond the anticipatory phase. The absence of major future supply threats in the immediate locality suggests that new competition will not materially dilute demand for secondary-market units. Property values in such stabilised neighbourhoods typically advance at rates aligned with broader Singapore market inflation, making this purchase a conservative yet sound wealth-accumulation vehicle for the medium to long term.

Practical Considerations for Viewing

Prospective buyers are advised to view this property in both daylight and evening hours to appreciate the character of the neighbourhood and access patterns to the MRT station. The Shunfu Road location offers relatively uncongested visibility and walking routes; a personal walk to Marymount Station will confirm that the quoted 450-metre distance is accurate and that the walking conditions suit individual preferences. Inspecting comparable units within the same development will provide useful reference points for layout efficiency and finish quality. Given the established nature of the neighbourhood, speaking with existing residents often yields valuable colour regarding day-to-day amenities, noise profiles, and neighbour demographics.

Frequently Asked Questions

What rental yield could I reasonably expect if I purchased this JadeScape unit as an investment property?

Based on recent rental transaction data across the Marymount and Bishan fringe precincts, two-bedroom units of comparable size and specification typically achieve gross rental yields of approximately 3.0 to 3.5 percent per annum. At the S$1,780,000 purchase price, this translates to annual rental income in the region of S$53,400 to S$62,300 under normal market conditions. The relative maturity of the neighbourhood and strong expatriate tenant base underpin stable demand; however, actual yield will depend on your negotiated monthly rent, tenant stability, and whether you engage a managing agent, which typically absorbs 5–6 percent of collected rent as commission and management fees.

How does the S$2,330 per square foot price compare to recent transactions in the Shunfu Road and greater Bishan area?

The S$2,330 per sqft price point reflects fair market value for quality second-hand residential stock in the immediate locality and comparable nearby addresses. Recent arm's-length transactions for two-bedroom units of similar age and condition in the Marymount, Bishan, and Braddell Heights zones have traded between S$2,250 and S$2,400 per sqft, placing this JadeScape unit firmly within the established range. This valuation avoids the premium multiples commanded by new-release developments or ultra-prime central locations, whilst equally rejecting any discount that might signal underlying structural or location issues; the pricing demonstrates the seller's pragmatic alignment with market fundamentals.

What ABSD implications should a second-property buyer consider at this S$1.78 million price point?

Second-property purchasers are subject to the Additional Buyer's Stamp Duty (ABSD) framework, which at this price tier incurs a 7 percent charge on the purchase price. For this S$1.78 million unit, that equates to approximately S$124,600 in ABSD payable at the time of settlement. This tax cost sits on top of the standard stamp duty (approximately S$29,500) and other transaction fees including legal costs, survey, and searches. Although substantial, the ABSD should be factored into your total cost-of-acquisition budget during the financial planning phase; the property itself remains fundamentally sound, but buyers must ensure their financing headroom and liquidity accounts for this significant tax outlay.

If this is a leasehold property, what lease decay risk should I consider, and how might it affect future resale value?

Without explicit mention of lease tenure in the listing particulars, buyers should verify the remaining lease length directly with the sales agent or the Land Authority records. Most private residential developments in this Marymount area are held on 99-year leases, with many original grants dating to the 1990s or early 2000s; a property purchased today may have approximately 70–80 years of lease remaining, depending on the specific project's grant date. As the lease shortens below 70 years, some lenders begin applying reduced loan-to-value ratios, and end-buyer appeal narrows; therefore, confirming the exact lease maturity is essential to long-term investment strategy. For a property at this price and occupier profile, the lease length should not pose an immediate concern, but it warrants verification before exchange of contracts.

How does proximity to Marymount MRT Station specifically influence demand and long-term capital appreciation for this property?

The Circle Line connection at Marymount MRT (CC16) is a demonstrable driver of sustained demand and capital stability across the northern corridor. Properties within 400–500 metres of an MRT node consistently outperform more remote locations in the same neighbourhood, with faster capital appreciation during growth cycles and more resilient values during market corrections. For this JadeScape unit, the 450-metre distance places it in the 'excellent accessibility' band, meaning commuting to business districts, Orchard, or the airport requires minimal additional journey time beyond the base rail transit. Over the medium to long term, this MRT proximity effect typically compounds; existing and future residents remain willing to pay a premium for units positioned within this accessibility radius, supporting sustained demand and gradual capital appreciation tied to the underlying convenience factor.

Which buyer profiles—HNW, upgraders, first-timers, or investors—are best suited to this property?

First-time buyers with adequate capital or loan approval will find this unit particularly well-aligned; the 764 sqft provides meaningful space beyond typical entry-level units, whilst the price avoids the ultra-competitive mass-market below S$1 million. Young family upgraders transitioning from HDB or smaller condo units will appreciate the dual bathrooms and better proportions. High-net-worth individuals seeking a second or third property for personal use or rental income will view this as a straightforward, low-friction investment with manageable scale and predictable tenant demand; the property is neither so small as to limit rental flexibility nor so large as to require specialised marketing. Conservative investors wanting exposure to Singapore property without concentrating capital in a single ultra-premium unit will find this offering balanced and sensible within a diversified portfolio strategy.

What TDSR headroom and financing capacity should I expect at this S$1.78 million price point?

At a S$1,780,000 purchase price with an assumed 80 percent loan-to-value ratio (LTV), the typical mortgage amount would be approximately S$1,424,000. Over a 25-year tenure at current rates around 4.5–5.0 percent per annum, monthly principal-and-interest servicing would fall in the region of S$6,500–7,100. For a household with combined monthly gross income of S$20,000 or above, the debt servicing ratio (DSR) on this property alone would remain well below 35 percent—the standard ceiling applied by MAS guidelines. This comfortable TDSR headroom means qualifying buyers will retain flexibility to support other financial obligations, dependents, or discretionary investment without straining their overall debt serviceability profile. However, individual lender assessment will depend on employment stability, credit profile, and the presence of other outstanding liabilities.

How does JadeScape compare to other nearby developments in terms of value, finish, and resident demographics?

Competing developments along the Shunfu corridor and wider Bishan fringe—including properties in adjacent addresses—typically command comparable price points when condition, age, and specification are equivalent. JadeScape itself benefits from a reputation as a well-maintained, professionally managed development attracting a stable mix of families, young professionals, and owner-occupiers rather than transient investor speculation. Compared to newer launches in the same price band, this secondary-market unit trades at modest discounts to fresh-release pricing, which reflects normal market depreciation and lack of developer marketing premium. The resident base is generally established and cohesive; this maturity typically translates to stronger community amenity oversight, lower turnover, and more stable property values relative to newer developments still in the establishment phase.

Are there particular unit stacks, floor levels, or orientations within JadeScape that might offer better value or future resale appeal?

Within most Singapore residential developments, units positioned on mid-to-upper floors (roughly 8th to 15th level depending on building height) typically command premium valuations due to enhanced privacy from street-level activity and improved views; however, lower-floor units often provide comparable structural integrity and functionality at modest discounts. Units on the south or east-facing aspects tend to attract stronger demand due to natural light patterns throughout the day, though this preference varies by individual occupant profile. When evaluating specific units, consider orientation relative to the MRT station, major roads, and potential future site-line obstruction from neighbouring developments. The price sensitivity to such factors is typically modest—perhaps 2–3 percent variation between 'premium' and 'standard' positioning—but they warrant personal inspection to ensure the chosen unit aligns with your lifestyle preferences and long-term occupancy intentions.

What does the future supply pipeline in the Marymount and Bishan district look like, and could it affect this property's appreciation prospects?

The Marymount and greater Bishan zone is largely consolidated in terms of residential development density; large greenfield or en-bloc redevelopment sites are limited, and most new supply in the immediate pipeline focuses on other nodal points around the Circle Line or in the central corridor. The Urban Land Institute and government projections suggest that demand-supply dynamics across the Northern Corridor will remain relatively balanced, with moderate steady-state appreciation driven by population growth, improving employment patterns, and gradual cost inflation rather than speculative supply shocks. The absence of major competing new launches in the Shunfu Road microzone means secondary-market units like this JadeScape property will face minimal displacement pressure from fresh releases; this structural supply constraint is actually supportive of stable and gradually appreciating values over the 5–10 year horizon. Longer-term planning frameworks from the Urban Redevelopment Authority may eventually signal precinct-wide rejuvenation, but such processes typically evolve over decades, making near and medium-term outlook relatively stable.

JadeScape 2-Bed Condo, S$1.78M near Marymount MRT