BIJOU is a freehold development along JALAN MAT JAMBOL in District 5 (West Coast / Clementi), part of the RCR segment of Singapore's private residential market. The project comprises 120 units and is TOP 2018.
This profile draws on 12 recorded transactions from URA REALIS to frame the project's character: who actually lives here, who buys here, and where the pricing sits relative to immediate alternatives. For the broader district context, see the Singapore price-heatmap map.
At roughly 8 years from TOP, BIJOU is in the early-mature phase: facilities are well-broken-in, strata operations are stable, and pricing has been through one or two market cycles — making comparable-sales analysis meaningful.
Within District 5 (West Coast / Clementi), the immediate context for BIJOU is shaped by the broader URA Master Plan zoning for the area, ongoing or planned infrastructure (MRT extensions, expressway changes, school relocations), and the supply pipeline of nearby launches. See the URA Master Plan 2019 for the precinct-specific land-use overlay before underwriting medium-term capital appreciation.
We track 12 sales and 334 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the BIJOU dashboard.
- Average sale price: $1,299,252 across 12 transactions
- Estimated gross rental yield: 3.3%
- District 5 PSF ranking: Premium tier (top 11%)
- Freehold tenure · RCR · D5 · 120 units
About BIJOU
BIJOU is a freehold condominium, located at JALAN MAT JAMBOL in District 5 (Pasir Panjang, Hong Leong Garden, Clementi New Town) (Rest of Central Region), developed by JU-I PROPERTIES PTE. LTD., comprising 120 residential units, completed in 2018.
As a freehold property, BIJOU does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at BIJOU:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 9 | $2,025 psf | $1,183,896 |
| 2 BR | 3 | $2,192 psf | $1,645,320 |
Sales Market Overview
BIJOU has recorded 12 sale transactions with an average transaction price of $1,299,252, ranging from $1,000,000 to $1,755,485.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 1 | $2,049 psf | $1,257,340 | — |
| 2022 | 5 | $2,110 psf | $1,451,459 | ↑ 3.0% |
| 2023 | 2 | $2,012 psf | $1,127,500 | ↓ 4.7% |
| 2024 | 1 | $1,928 psf | $1,100,000 | ↓ 4.2% |
| 2025 | 3 | $2,081 psf | $1,240,463 | ↑ 7.9% |
BIJOU ranks in the top 11% of condos in District 5 by average PSF.
Compared to the RCR average of $2,047 psf, BIJOU trades 1% above the segment benchmark.
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Rental Market Overview
BIJOU has recorded 334 rental transactions with monthly rents averaging $3,564/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 287 | $3,437/mo | $1,500/mo | $4,250/mo |
| 2 BR | 42 | $4,245/mo | $2,500/mo | $6,600/mo |
| 3 BR | 5 | $5,116/mo | $4,000/mo | $5,700/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 71 | $3,067/mo |
| 2022 | 65 | $3,575/mo |
| 2023 | 61 | $3,738/mo |
| 2024 | 59 | $3,770/mo |
| 2025 | 67 | $3,736/mo |
| 2026 | 11 | $3,577/mo |
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Investment Analysis
Based on average rents and sale prices, BIJOU delivers an estimated gross rental yield of 3.3%. This is above the Singapore-wide benchmark of approximately 3%.
Competing Condos in District 5
Side-by-side comparison against the most actively traded condos in District 5 (Pasir Panjang, Hong Leong Garden, Clementi New Town):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| LANDED HOUSING DEVELOPMENT | Freehold | 156 | $1,842 psf | 5979 |
| NORMANTON PARK | 99 yrs lease commencing from 2019 | 1840 | $1,866 psf | 1413 |
| PARC CLEMATIS | 99 yrs lease commencing from 2019 | 1450 | $1,888 psf | 1396 |
| ELTA | 99 yrs lease commencing from 2024 | 501 | $2,556 psf | 399 |
| FABER RESIDENCE | 99 yrs lease commencing from 2025 | 399 | $2,158 psf | 380 |
Location Map
Map shows BIJOU (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- BIJOU
- Pasir Panjang MRT
- Haw Par Villa MRT
- Labrador Park MRT
- Dulwich College (Singapore)
- Alexandra Primary School
Nearby MRT Stations
BIJOU is 140m from Pasir Panjang MRT (Circle Line), with 3 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Pasir Panjang | CC26 | Circle Line | 140m |
| Haw Par Villa | CC25 | Circle Line | 1.2 km |
| Labrador Park | CC27 | Circle Line | 1.3 km |
Nearby Schools
There are 2 schools within 2 km of BIJOU.
| School | Type | Distance |
|---|---|---|
| Dulwich College (Singapore) | International | 1.7 km |
| Alexandra Primary School | Primary | 1.8 km |
Tenure resilience. Freehold tenure removes the lease-decay headwind that affects 99-year leasehold stock from ~year 60 onward. CPF eligibility, loan-tenure caps, and resale buyer pool are all preserved without the time-decay clock. For long holds (15+ years), this matters meaningfully more than headline PSF.
Genuine walk-to-MRT access. Pasir Panjang sits about 0.14km away — true walking distance, not the elastic 800m claim that some listings stretch. For tenants and commuter-owners, this anchors rental demand and supports a steady capital-value floor across cycles.
School-belt proximity. Dulwich College (Singapore) sits about 1.70km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Thin transaction history. With only 12 recorded sales, comparable-sales analysis is fragile — a single outlier transaction can skew the apparent price level by 5-10%. Triangulate with nearby district comparables rather than rely on within-project averages alone.
District supply pipeline. Non-prime districts are more sensitive to GLS pipeline additions; check the URA Master Plan 2019 confirmed and provisional land sales schedule for the immediate 5-year window. New launches at 10-20% lower PSF can compress secondary-market resale velocity for 18-24 months around their launch dates.
[
{
"persona": "Young couple, first home",
"fit_color": "green",
"reason": "Long balance lease + likely sub-CCR pricing"
},
{
"persona": "Family with school-age kids",
"fit_color": "green",
"reason": "Nearby schools support MOE registration priority"
},
{
"persona": "CBD commuter",
"fit_color": "green",
"reason": "Walking-distance MRT supports daily commute"
},
{
"persona": "Rental investor (yield-focused)",
"fit_color": "red",
"reason": "Thin transaction history makes underwriting fragile"
},
{
"persona": "Foreign professional (expat)",
"fit_color": "amber",
"reason": "MRT plus mid-size facility suite typically meets expat-tenant criteria"
},
{
"persona": "Long-term hold (10+ yr)",
"fit_color": "green",
"reason": "Tenure supports CPF + buyer-pool through hold"
}
]
Composite assessment: BIJOU combines walking-distance MRT with long-tenure leasehold (or freehold) — a solid structural foundation. The district position dictates whether capital appreciation outpaces or tracks the broader market. 12 transactions in URA REALIS provide the data foundation for this view.
Suggested holding period for most buyer profiles: 6-10 years to ride out one full macro cycle. Cross-reference per-bedroom net yield against district comparables via the compare-tool, model monthly cash-flow with the mortgage calculator, and confirm your effective BSD+ABSD cost using the stamp-duty calculator before finalising. This profile is informational; not a personal investment recommendation.
FAQ
What is the average price for BIJOU?
What is the rental yield for BIJOU?
Is BIJOU freehold or leasehold?
How far is the nearest MRT from BIJOU?
What is the tenure of BIJOU?
How does BIJOU compare to other projects in the district?
What stamp duty applies for a foreign buyer of BIJOU?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 12 transactions analysed
- Rental data: 334 lease records analysed
- Gross yield = (avg monthly rent × 12) / avg sale price
Median values used to minimise outlier impact. PSF = price per square foot.
View Live Data for BIJOU
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.