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

764 sqft two-bedroom, two-bathroom unit in prime Marymount corridor
Just 450 metres from CC16 Marymount MRT Station for seamless connectivity
Strategic 314 Shunfu Road location offering neighbourhood appeal and accessibility
S$1.798 million pricing reflects contemporary design and location fundamentals
Ideal entry-point for upgraders and investors seeking established residential hub

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Ref: 500120625

JadeScape: Modern Living in Singapore's Established Marymount Precinct

JadeScape stands as a contemporary residential offering positioned along Shunfu Road, a well-established arterial corridor within one of Singapore's most sought-after neighbourhoods. This two-bedroom, two-bathroom unit spans 764 square feet, presenting an efficiently designed floor plan that caters to the needs of both owner-occupiers and astute property investors. The S$1.798 million asking price reflects the property's strategic positioning, modern amenities, and proximity to key transport nodes that define the district's appeal.

Location and Connectivity: Gateway to Central Singapore

The property's address on Shunfu Road places it within walking distance of CC16 Marymount MRT Station, situated approximately 450 metres away—a brisk five-minute journey on foot. This proximity to the Circle Line represents a significant asset for daily commuters, offering direct access to Singapore's thriving central business districts, educational institutions, and recreational hubs. The Marymount station serves as a vital interchange point, connecting residents to multiple employment centres and lifestyle destinations across the island without reliance on private transport.

The surrounding neighbourhood benefits from mature infrastructure, including established retail centres, dining options, and essential services within easy reach. Shunfu Road itself is characterised by a blend of residential calm and commercial vitality, ensuring that residents enjoy quieter living spaces whilst remaining close to everything the city offers. This balance between tranquillity and accessibility has historically driven sustained demand in the Marymount area, contributing to its reputation as a premium residential locale.

Unit Composition and Interior Space

At 764 square feet, this two-bed, two-bath configuration represents a pragmatic use of space, with layouts typically incorporating a primary bedroom suite, secondary bedroom, open-plan living and dining areas, and a modern kitchen setup. The square footage allows for comfortable daily living without excessive underutilised space, making it an attractive proposition for professionals, young families, and investors seeking efficient asset management. Each bathroom is positioned to serve distinct functional zones, a thoughtful detail that enhances daily convenience and rental appeal for potential tenants.

Investment Considerations and Yield Potential

For investors evaluating JadeScape through a capital appreciation and rental income lens, the property presents a compellingly positioned asset. Units in the Marymount corridor have historically demonstrated healthy rental demand, supported by the catchment's proximity to employment nodes, educational establishments, and the expatriate community's sustained appetite for well-located residential stock. At the S$1.798 million price point, estimated gross rental yields for comparable two-bedroom units in this district typically range between 2.5 and 3.2 per cent per annum, depending on unit condition, floor level, and market timing. The property's efficient size and modern specifications position it attractively within the rental market, where efficiency and turnkey condition command premium tenant interest.

Price Architecture and Market Context

The S$1.798 million valuation translates to approximately S$2,353 per square foot, a metric that situates JadeScape within the mid-to-premium tier for the Marymount residential segment. Recent transactional activity in the surrounding precinct reveals that two-bedroom units of similar vintage and condition have registered price-per-square-foot values between S$2,200 and S$2,450, placing this offering within the realistic spectrum of contemporary market expectations. Shunfu Road's maturity as a residential destination, combined with the property's modern design credentials, justifies its positioning relative to competing alternatives in the immediate vicinity.

Additional Duties and Buyer Considerations

Second property purchasers should note that the Additional Buyer's Stamp Duty (ABSD) regime applies to this transaction, imposing supplementary costs on top of standard conveyancing expenses. At the S$1.798 million price level, ABSD liability will be substantial, with rates escalating according to ownership structure and citizenship status. First-time buyers acquiring this property as their primary residence remain exempt from ABSD, whilst Singapore citizens purchasing a second property face a tiered impost beginning at 5 per cent of the purchase price. Non-citizens face even steeper ABSD obligations, a material consideration for overseas investors assessing entry costs and internal rate of return calculations.

Lease Structure and Long-term Value Preservation

The leasehold structure, standard across Singapore's condominium market, means that prospective buyers should carefully evaluate the property's unexpired lease tenure and any potential depreciation impacts over extended holding periods. Leases approaching 80 years or below may trigger headwinds in marketability and financing accessibility, as financial institutions become increasingly conservative with loan-to-value ratios. JadeScape's condition and design pedigree will ultimately determine how resilient its resale value proves as the lease matures, though the property's established location and robust neighbourhood fundamentals provide a foundation for sustained desirability among owner-occupiers and investors alike.

Transportation Impact on Capital Growth

The Circle Line's established presence and Marymount station's strategic position within Singapore's broader transport network have historically supported consistent capital appreciation across the surrounding residential stock. Proximity to this MRT node reduces reliance on private vehicles, an attribute increasingly valued by younger, environmentally conscious buyers and international relocators. The station's role as an interchange and connectivity hub means that any future enhancements to the Circle Line or complementary transport infrastructure are likely to reinforce rather than diminish the property's locational appeal, providing a structural tailwind for long-term value retention and appreciation potential.

Financing and Debt Service Capacity

Buyers financing this S$1.798 million acquisition should anticipate that standard loan-to-value parameters will cap mortgage advances at approximately 75 to 80 per cent of the purchase price, necessitating a down payment in the region of S$360,000 to S$450,000 depending on their profile and the lending institution's specific criteria. Total debt service ratio (TDSR) constraints, currently set at a maximum of 60 per cent of gross monthly income, mean that buyers require a combined household income of approximately S$48,000 to S$50,000 monthly to comfortably service a loan at this price point. Owner-occupiers typically enjoy greater financing flexibility than investors, reflecting banks' preference for owner-occupied properties in their lending portfolios.

Suitability Across Buyer Demographics

JadeScape appeals to a diverse buyer profile: first-time purchasers seeking an entry point into a prime neighbourhood, upgraders transitioning from smaller studios or one-bedroom units, high-net-worth individuals building geographically diversified property portfolios, and investors capitalising on Marymount's mature rental fundamentals. The property's size strikes a balance between aspiration and practicality, avoiding the excessive space and maintenance burden of larger units whilst offering clear separation of sleeping and living zones. For expatriate professionals on Singapore assignments, the proximity to employment hubs and the international character of the surrounding area enhance appeal. Young families may find the configuration constraining for longer-term occupation, though the rental yield potential makes it an attractive stepping stone for investors.

Market Supply and District Dynamics

The Central Region, within which Marymount operates, continues to experience measured new residential completions, with several pipeline projects aimed at ultra-luxury and mixed-use development rather than mass-market condominium supply. This supply dynamics support the fundamental scarcity value of established properties like JadeScape, particularly those positioned along well-connected corridors. The district's mature character, combined with strict planning controls limiting large-scale redevelopment, means that replacement supply remains constrained, a factor historically underpinning resilience in resale values across the precinct. Future Government Land Sales exercises and potential collective en bloc opportunities may periodically reshape the neighbourhood's composition, but these remain longer-term considerations rather than immediate threats to current buyer interests.

Frequently Asked Questions

What rental yield can I expect if I purchase JadeScape as an investment property?

Two-bedroom units in the Marymount precinct typically command gross rental yields between 2.5 and 3.2 per cent per annum, translating to approximately S$44,000 to S$57,500 in annual rental income on a S$1.798 million purchase. This yield range reflects the consistent tenant demand generated by the locality's proximity to employment centres, MRT connectivity, and appeal to expatriate professionals. Net yields, after accounting for property tax, maintenance fees, insurance, and potential vacancy periods, typically settle between 1.8 and 2.5 per cent—a respectable return within Singapore's residential investment landscape, particularly for investors seeking long-term capital appreciation alongside steady income generation.

How does the S$2,353 per square foot price compare to recent Marymount transactions?

Recent two-bedroom unit transactions in the Marymount corridor have registered price-per-square-foot values ranging from S$2,200 to S$2,450, positioning JadeScape at approximately the mid-point of this band. This pricing reflects the property's modern design credentials, efficient floor plan, and established location along Shunfu Road. Comparable units in nearby developments of similar vintage and condition have transacted within this range, suggesting that the property's valuation aligns with prevailing market expectations rather than representing either a significant discount or premium relative to peer alternatives.

What are the ABSD implications for second property buyers at S$1.798 million?

Second property buyers—defined as Singapore citizens acquiring a second residential property—face an ABSD impost of 5 per cent on the purchase price, translating to approximately S$89,900 additional upfront cost. Permanent Residents and non-citizens encounter steeper ABSD regimes, with rates commencing at 5 per cent and escalating to 15 per cent for the most restrictive buyer categories. These duties materially affect total acquisition costs and internal rate of return calculations, potentially adding S$90,000 to S$270,000 to the effective purchase price depending on buyer citizenship and ownership structure, a consideration that should feature prominently in investment feasibility assessments.

Is there lease decay risk, and how might it affect JadeScape's resale value?

As a leasehold property, JadeScape's resale value and marketability will gradually decline as the lease tenure contracts below 80 years, a threshold at which financial institutions begin tightening loan-to-value ratios and prospective buyers grow more cautious. However, the property's modern design, established location, and robust neighbourhood fundamentals provide structural resilience that mitigates some depreciation pressures typical of ageing leasehold assets. The Marymount precinct's scarcity value and transport connectivity suggest that even as the lease matures, the property will retain appeal to owner-occupiers seeking to remain in this sought-after district, albeit with potential capital value compression relative to properties with longer lease tenor.

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

The 450-metre walk to CC16 Marymount MRT Station represents a significant demand driver, reducing transportation friction for daily commuters and enhancing lifestyle appeal relative to properties further from transit nodes. MRT-proximate properties historically demonstrate superior capital appreciation patterns and rental demand compared to locations requiring car dependency, a dynamic that should support JadeScape's long-term value trajectory. Any future enhancements to the Circle Line infrastructure, such as frequency improvements or connectivity expansion, will likely reinforce rather than diminish this locational advantage, providing a structural tailwind for sustained desirability and price resilience across market cycles.

Is JadeScape suitable for high-net-worth individuals seeking diversified portfolios?

Yes, JadeScape appeals to HNW buyers pursuing geographically diversified real estate exposure within Singapore's prime residential markets. The property's size, location, and modern specifications position it as a stable, liquid asset class within a well-established neighbourhood—characteristics valued by sophisticated investors seeking consistent appreciation with manageable leverage. The Marymount precinct's maturity, restricted new supply pipeline, and appeal to both owner-occupiers and tenants ensure ongoing demand that underpins HNW investor confidence. For such buyers, the property represents a prudent core holding within a diversified Singapore property portfolio, blending income generation with capital preservation principles.

What is my financing headroom and TDSR capacity at the S$1.798 million price point?

Standard loan-to-value policies cap mortgage advances at 75 to 80 per cent of the purchase price, necessitating down payments between S$360,000 and S$450,000 for a full acquisition. Total debt service ratio constraints, set at 60 per cent of gross monthly income, require a combined household income of approximately S$48,000 to S$50,000 monthly to comfortably service the resulting mortgage. Owner-occupiers typically enjoy more favourable financing terms than investors, with banks offering longer tenures and lower interest rate margins for primary residence acquisitions, thereby improving cash flow capacity for owner-occupiers relative to investment property buyers facing tighter TDSR calculations.

How does JadeScape compare to competing developments in the Marymount area?

JadeScape competes within a segment dominated by established condominium developments offering two-bedroom configurations at similar price points—typically ranging from S$1.6 million to S$1.95 million across the Marymount and surrounding Toa Payoh precinct. Compared to newer developments in adjacent areas such as Bishan or Serangoon, JadeScape benefits from maturity and established community character, though it may lack the cutting-edge amenity suites or architectural statement of more recently completed projects. The property's appeal rests primarily on its established location, MRT proximity, and proven rental demand rather than on architectural novelty or resort-style amenities—positioning it as a pragmatic choice for value-conscious buyers prioritising transport connectivity and stable capital preservation.

Which unit stack or floor level offers the best value proposition at JadeScape?

Mid-range floors—typically between the 8th and 15th storeys—often deliver superior value, avoiding ground-level noise and overlooking whilst sidestepping the premium pricing commanded by higher floors with premium views. Middle-stack units generally benefit from the most competitive pricing relative to their amenity quality, as buyer preferences tend to cluster at extreme positions (high floors for views, lower floors for convenience). Units positioned away from main roads or facing internal courtyards typically command discounts relative to street-facing alternatives, offering cost-conscious buyers an opportunity to capture equivalent amenity at reduced entry price. Consulting detailed floor plans and conducting physical viewing across multiple stacks will illuminate optimal value positions relative to individual buyer preferences.

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

The Marymount district operates within Singapore's Central Region planning framework, which emphasises preservation of established character rather than wholesale redevelopment or high-density supply augmentation. The supply pipeline comprises primarily infill projects, mixed-use developments, and selective urban renewal initiatives rather than large-scale condominium completions designed to saturate the market. This constrained supply dynamic contrasts favourably with outer regions experiencing robust pipeline volumes, supporting structural scarcity value for established properties like JadeScape. Future Government Land Sales parcels and potential collective en bloc redevelopment opportunities may periodically introduce new residential supply, but these events remain unpredictable and infrequent, meaning that replacement supply constraints should continue underpinning fundamental desirability across the precinct for the foreseeable future.

Is JadeScape appropriate for first-time property buyers in Singapore?

Yes, JadeScape represents a thoughtfully sized entry point for first-time buyers seeking to establish ownership in a prime neighbourhood without overextending into excessive square footage or maintenance responsibility. The property's modern specifications, two-bathroom layout, and established location appeal to professional couples or young families prioritising convenient commuting over sprawling domestic space. First-time buyers benefit from exemption from ABSD duties, meaningfully reducing effective acquisition costs compared to investment property buyers at the same price point. The property's liquid character, supported by consistent Marymount neighbourhood demand and established sales precedent, ensures that first-time buyers retain exit optionality should personal circumstances change, addressing a material consideration for inaugural property acquisitions.

JadeScape 2-Bed Condo, $1.798M, Marymount MRT—764 sqft