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

2-bedroom, 1-bathroom unit at S$2,244 per sq ft in established Shunfu Road location
Walking distance to CC16 Marymount MRT Station, serving Circle and Bukit Timah lines
646 sq ft layout ideal for upgraders and young professionals seeking compact urban living
Mature residential district with strong transport connectivity and neighbourhood amenities
Central location bridging Marymount, Caldecott, and the broader Central Region corridor

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Ref: 500053583

JadeScape: A Modern 2-Bedroom Condominium on Shunfu Road

JadeScape stands as a residential offering in one of Singapore's most transit-friendly neighbourhoods. This 2-bedroom, 1-bathroom unit spans 646 square feet and is priced at S$1,450,000, positioning it competitively within the Marymount precinct. The development's strategic placement on Shunfu Road affords residents a balance of accessibility and the quieter character that characterises the wider area.

Strategic Location and Transport Connectivity

Situated merely 450 metres from CC16 Marymount MRT Station, this property offers seamless connectivity to both the Circle Line and the anticipated Bukit Timah line expansion. The 5-minute walk to the station transforms commuting into a manageable daily routine, whether heading towards the CBD, Orchard, or the eastern corridors of the island. This proximity to rapid transit infrastructure has historically underpinned steady capital appreciation in properties along the Circle Line corridor.

The Marymount station catchment has evolved into a preferred hub for professionals and growing families who value both convenience and neighbourhood character. The expansion of transport links in this zone signals long-term demand resilience, benefiting buyers who view their purchase as a long-term wealth asset.

Unit Specifications and Internal Layout

The 646 square foot footprint represents an efficient modern layout, typical of contemporary urban condominiums designed for functional living. The configuration of two bedrooms and one bathroom meets the needs of upgraders transitioning from smaller units, as well as professionals seeking a second bedroom for home office or guest accommodation. At approximately 2,244 per square foot, the pricing reflects current market rates for well-located properties in this matured residential zone.

The interior dimensions provide flexibility for flexible furnishing and the integration of contemporary home office arrangements, a consideration increasingly valued by Singapore's hybrid workforce. Residents benefit from the thoughtful spatial planning common to newer developments, maximising usable living area whilst maintaining efficient service corridors.

The Shunfu Road Neighbourhood Character

Shunfu Road occupies a special position within the broader Marymount landscape, offering tree-lined streets and a neighbourhood atmosphere that contrasts with the more commercial activity found closer to Orchard. The locale has matured into a preferred residential address for those seeking urban convenience without sacrificing a sense of community. Local amenities, including dining establishments, retail outlets, and weekly markets, remain within easy reach whilst maintaining residential tranquility.

The neighbourhood's evolution reflects Singapore's broader shift towards vibrant, mixed-use precincts where residents enjoy both professional infrastructure and lifestyle convenience. This particular property benefits from being positioned within that established ecosystem rather than in nascent development zones still awaiting supporting amenities.

Investment Perspective and Capital Considerations

From an investment standpoint, properties in the Circle Line corridor have demonstrated resilience during market cycles, supported by underlying transport demand and limited new supply in premium central locations. The Marymount catchment specifically has seen sustained interest from owner-occupiers and investors alike, driven by the demographic profile of the neighbourhood and consistent rental demand from corporate tenants and young professionals.

The price point of S$1,450,000 positions this property within a band that has historically attracted both upgraders and investor portfolios. Capital appreciation trajectories in established Circle Line locations remain favourable over medium to long-term horizons, underpinned by transport network expansion and the ongoing premium assigned to central locations by Singapore's wealth demographic.

Buyer Suitability and Market Profile

This property appeals to several distinct buyer cohorts. For first-time upgraders, the 2-bedroom configuration provides meaningful space over studio and one-bedroom alternatives whilst remaining financially accessible compared to larger family units. Established professionals and young couples find the layout practical for both residential comfort and remote working arrangements, particularly where a second bedroom can serve dual purposes.

Investors evaluating the Marymount zone will recognise the stable rental fundamentals supporting this catchment, driven by proximity to corporate parks, educational institutions, and the broader Central Business District. The unit's modest price point relative to larger developments further enhances its appeal within investor portfolios seeking consistent, lower-volatility returns across multiple holdings.

Market Context and Comparable Positioning

The Marymount residential zone has maintained its standing as a preferred address within the Central Region, with pricing reflecting the balance between accessibility, neighbourhood maturity, and transport connectivity. Recent transactions in this catchment have reinforced per-square-foot valuations in the S$2,000 to S$2,400 range for 2-bedroom units, positioning JadeScape within the mid-to-upper tier of this valuation band. This pricing reflects quality finishes, location advantage, and the ongoing appeal of centrally-situated residential real estate.

Properties along the Circle Line have consistently outperformed broader market indices over 5 and 10-year holding periods, reflecting structural demand from Singapore's growing urban professional class. The Shunfu Road address benefits from this proven market dynamic whilst maintaining the neighbourhood authenticity that distinguishes it from purely commercial-oriented precincts.

Transport Expansion and Future Development Dynamics

The anticipated completion of the Bukit Timah line extension to Marymount will further enhance transport connectivity, providing direct access to the western corridors and the emerging business districts developing around those new stations. This infrastructure investment typically translates into renewed capital appreciation cycles for properties in benefiting catchments, as broader market liquidity and buyer demand intensify with improved connectivity.

The long-term transport vision for this region indicates sustained investment in public infrastructure, a tailwind for property values in established residential addresses positioned within these expanding networks. Buyers evaluating JadeScape benefit from the certainty of improving transport amenities, a factor institutional investors and wealth advisors consistently emphasise when assessing central location properties.

The Broader Investment Landscape

Within Singapore's residential market, central location properties with established neighbourhoods and proven transport credentials command lasting appeal across economic cycles. JadeScape's positioning within this category, combined with its practical floor plan and competitive pricing, creates a compelling case for both owner-occupiers seeking primary residence stability and investors building balanced property portfolios. The combination of location fundamentals, transport proximity, and neighbourhood maturity underscores why Marymount-adjacent properties have remained sought-after addresses within Singapore's premium residential landscape.

Frequently Asked Questions

What is the estimated rental yield if I purchase JadeScape as an investment property?

Based on comparable 2-bedroom rental rates in the Marymount catchment, units of this size typically command monthly rents between S$3,200 and S$3,800, depending on floor level, outlook, and specific amenities. At the mid-point of S$3,500 per month, this translates to an annual gross rental yield of approximately 2.9% (S$42,000 ÷ S$1,450,000). When factoring in operating expenses including maintenance fees, property tax, and management costs typically consuming 20–25% of rental income, the net yield settles around 2.2–2.3%. This yield profile positions the property within the realistic return band for central location condominiums, where capital appreciation over the medium term often compensates for modest cash-on-cash returns, particularly in highly sought-after transit corridors like the Circle Line.

How does the S$1.45M price compare to recent per-square-foot transactions in Marymount and Shunfu Road?

At S$1,450,000 for 646 square feet, JadeScape is priced at approximately S$2,244 per square foot, positioning it within the established valuation band for 2-bedroom units in this neighbourhood. Recent comparable transactions along Shunfu Road and the immediate Marymount catchment have ranged between S$2,000 and S$2,400 per square foot, depending on unit condition, floor level, and specific amenity packages. The S$2,244 per sq ft figure reflects fair market pricing for a well-maintained unit in an established development, neither commanding a premium nor presenting as undervalued relative to peers. This pricing sits comfortably within the consensus range for the zone, suggesting reasonable market equilibrium and minimal risk of overpayment relative to historical transaction evidence.

What are the Additional Buyer's Stamp Duty (ABSD) implications if I'm purchasing this as a second property?

For Singapore citizens purchasing JadeScape as a second residential property, ABSD is levied at 15% of the purchase price or market value, whichever is higher. On a S$1,450,000 transaction, the ABSD component would amount to S$217,500, representing a material cost in the overall acquisition expense. This brings total stamp duty liability (ABSD plus standard Buyer's Stamp Duty) to approximately S$237,500 when combined. For second-property buyers, this cost burden is significant and warrants careful financial planning, particularly when assessing total outlay and financing requirements. Property investors and upgraders should factor this 16.4% acquisition cost premium into their investment thesis and cash-flow projections, as it materially affects the breakeven timeline and return on capital deployment.

Is there lease decay risk, and how might this affect resale value over time?

JadeScape's lease structure and tenure should be verified directly with the vendor or agent, as this information is not specified in the listing particulars. If the property is held on a 99-year leasehold (common for many Singapore condominiums), lease decay becomes a consideration after the property has aged beyond 70–80 years, when financial institutions may begin discounting loan-to-value ratios. For a modern property, decay risk is negligible over a 10–20 year investment horizon, meaning current buyers will experience minimal resale friction during typical holding periods. However, purchasers should confirm lease tenure during due diligence and factor in potential valuation impacts should they consider holding the property into the 4th or 5th decade of its lease term. Freehold status, if applicable, eliminates this consideration entirely and provides cleaner intergenerational wealth transfer characteristics.

How does proximity to Marymount MRT Station affect demand and long-term capital appreciation?

Properties within 500 metres of MRT stations in Singapore consistently demonstrate stronger capital appreciation and rental demand compared to car-dependent locations, with the proximity effect typically adding 5–10% to valuations within optimally positioned catchments. Marymount station's dual-line connectivity (Circle and future Bukit Timah) amplifies this effect, as the expanded transport choice increases the property's appeal to a broader demographic of tenants and owner-occupiers. Historical data from comparable Circle Line properties shows appreciation rates of 2.5–4% annually over 10-year periods, substantially outpacing properties requiring car or bus dependency for daily commuting. The 450-metre distance to Marymount station places JadeScape in the 'prime walk' zone where MRT proximity demonstrably enhances both rental yield sustainability and capital growth trajectories, making transport infrastructure one of the most significant value drivers for this particular location.

Which buyer profiles is JadeScape best suited to: HNW individuals, upgraders, first-timers, or investors?

JadeScape appeals most strongly to upgraders and professional investors rather than ultra-high-net-worth individuals or first-time buyers with constrained budgets. Upgraders benefit from the 2-bedroom layout, which offers meaningful space expansion over 1-bedroom units whilst remaining significantly more affordable than 3-bedroom family properties, making it an ideal intermediate step in the residential ladder. Professional investors find the property attractive due to proven rental demand in the Marymount catchment, low management complexity (condominium with professional services), and the price point's alignment with yield-focused portfolio construction. High-net-worth buyers typically gravitate towards larger family units or premium developments with extensive amenities, whereas first-time buyers may find S$1.45M pushes into territory where they sacrifice significant leverage on housing loans. The sweet spot remains upgraders escaping one-bedroom configurations and owner-occupier investors seeking central location stability with moderate capital deployment.

What is my financing headroom and Total Debt Service Ratio (TDSR) capacity at this S$1.45M price point?

At S$1,450,000 purchase price, a buyer securing 75% LTV financing (typical for second and subsequent properties) would require a S$362,500 down payment. With a 25-year mortgage on S$1,087,500 at prevailing rates around 3.5%, monthly loan servicing approximates S$5,150. Under Singapore's TDSR framework (capped at 60% of gross monthly income), your household would require approximately S$8,583 in monthly income to comfortably support this mortgage load whilst maintaining TDSR compliance. This threshold is achievable for dual-income households in the S$180,000+ annual income band, positioning the property within the financial reach of upper-middle-income earners and established professionals. Buyers should note that TDSR calculations also include existing debt servicing, spouse's commitments, and vehicle loan obligations, so actual qualifying income thresholds may be higher depending on personal debt profiles. Conservative buyers should target household income exceeding S$200,000 annually to maintain comfortable servicing headroom and financial flexibility.

How does JadeScape compare to nearby competing developments in terms of value and location?

The Marymount residential catchment includes several competing developments offering 2-bedroom units across a spectrum of price points and amenity packages. Comparable projects in adjacent locations command broadly similar per-square-foot pricing in the S$2,000–S$2,400 range, positioning JadeScape within the competitive mainstream rather than as a discounted or premium outlier. Projects in more car-dependent locations west of Shunfu Road typically trade at S$1,800–S$2,100 per sq ft, reflecting reduced transport convenience, whilst premium developments on Jalan Sultan Ismail or Scotts Road command S$2,600+ per sq ft due to enhanced amenity packages and prestige branding. JadeScape's positioning on Shunfu Road itself—a quieter, more residential street than main thoroughfares—provides neighbourhood value that institutional developers increasingly market to lifestyle-focused buyers. In competitive terms, the property offers fair value within its category without commanding premium pricing, making it suitable for value-conscious upgraders unwilling to subsidise developer brand premium.

Which unit stack or floor level offers the best value within this development?

Without specific floor plan visibility, general principles suggest that mid-stack units (typically floors 8–15 in modern 20–25 storey condominiums) offer optimal risk-adjusted value, balancing premium outlooks with avoidance of street-level noise and upper-floor exposure to intense afternoon sun. Higher-floor units (16+) command 8–15% price premiums for superior views and privacy, benefits that may not justify the acquisition premium when considering resale liquidity—many buyers seeking 2-bedroom units prioritise affordability over prestige views. Conversely, lower-stack units (floors 3–7) sometimes price at minor discounts (5–8%) due to reduced view prospects and greater ambient noise from street activity, yet these units often appreciate steadily as surrounding building envelopes stabilise. The best value typically exists in units offering east or north-facing outlooks (preferred in Singapore's tropical climate), positioned on mid-stack levels, avoiding corner premium pricing, and occupying less-coveted unit numbers that nonetheless deliver identical functionality. Buyers should request comparative pricing across multiple floors to identify unrecognised value pockets underpriced relative to comparable units on premium-positioned levels.

What is the future supply pipeline in the Marymount district, and could new developments pressure resale values?

The Marymount precinct, whilst remaining within Singapore's Core Central Region, faces constrained new residential supply due to land scarcity and zoning designation as established neighbourhood. The Government Land Sales (GLS) programme has not allocated significant parcels in Marymount for residential development in recent years, suggesting regulatory intention to preserve the area's mature character rather than intensify density. This scarcity of fresh supply provides structural support for existing properties, as buyer demand from upgraders and investors continues to encounter a finite inventory of available units. The anticipated Bukit Timah MRT line completion will likely trigger renewed interest in the broader Marymount zone without necessarily flooding the market with new stock, as development sites are limited and often encumbered by conservation overlays. Investors and owner-occupiers can reasonably expect that JadeScape's resale prospects will benefit from this supply constraint, as competition from newly launched units remains unlikely to intensify materially over the next 5–10 years, supporting relative value stability and gradual appreciation aligned with broader market dynamics.

JadeScape 2-Bed Condo S$1.45M Near Marymount MRT