JADE GARDEN is a freehold development along ROBIN ROAD in District 10 (Bukit Timah / Holland), part of the CCR segment of Singapore's private residential market. The project comprises 12 units and is an established secondary-market project.
This profile draws on 3 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.
The project is in its mature or late-resale phase, where lease tenure (for leasehold stock), redevelopment optionality, and en-bloc potential all start to weigh more on the investment thesis than current rental yield.
Within District 10 (Bukit Timah / Holland), the immediate context for JADE GARDEN 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 3 sales and 6 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the JADE GARDEN dashboard.
- Average sale price: $2,976,667 across 3 transactions
- Estimated gross rental yield: 2.2%
- District 10 PSF ranking: Value tier (top 83%)
- Freehold tenure · CCR · D10 · 12 units
About JADE GARDEN
JADE GARDEN is a freehold condominium, located at ROBIN ROAD in District 10 (Ardmore, Bukit Timah, Holland Road, Tanglin) (Core Central Region), comprising 12 residential units.
As a freehold property, JADE GARDEN does not face lease decay concerns.
Sales Market Overview
JADE GARDEN has recorded 3 sale transactions with an average transaction price of $2,976,667, ranging from $2,500,000 to $3,850,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 1 | $1,508 psf | $2,500,000 | — |
| 2023 | 1 | $1,556 psf | $2,580,000 | ↑ 3.2% |
| 2025 | 1 | $2,068 psf | $3,850,000 | ↑ 32.8% |
JADE GARDEN ranks in the top 83% of condos in District 10 by average PSF.
Compared to the CCR average of $2,447 psf, JADE GARDEN trades 30.1% below the segment benchmark.
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Rental Market Overview
JADE GARDEN has recorded 6 rental transactions with monthly rents averaging $5,450/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 2 BR | 6 | $5,450/mo | $5,000/mo | $6,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2023 | 3 | $5,500/mo |
| 2024 | 2 | $5,600/mo |
| 2026 | 1 | $5,000/mo |
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Investment Analysis
Based on average rents and sale prices, JADE GARDEN delivers an estimated gross rental yield of 2.2%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
Competing Condos in District 10
Side-by-side comparison against the most actively traded condos in District 10 (Ardmore, Bukit Timah, Holland Road, Tanglin):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| SKYE AT HOLLAND | 99 yrs lease commencing from 2024 | 666 | $2,946 psf | 666 |
| LEEDON GREEN | Freehold | 638 | $2,785 psf | 570 |
| D'LEEDON | 99 yrs lease commencing from 2010 | 1703 | $1,858 psf | 433 |
| HYLL ON HOLLAND | Freehold | 319 | $2,648 psf | 327 |
| FOURTH AVENUE RESIDENCES | 99 yrs lease commencing from 2018 | 476 | $2,465 psf | 296 |
Location Map
Map shows JADE GARDEN (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- JADE GARDEN
- Kovan MRT
- Hougang MRT
- Xinmin Primary School
- Xinmin Secondary School
- Rosyth School
Nearby MRT Stations
JADE GARDEN is 760m from Kovan MRT (North-East Line), with 2 stations within 1.5 km.
Nearby Schools
There are 20 schools within 2 km of JADE GARDEN, including 9 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Xinmin Primary School | Primary | 290m |
| Xinmin Secondary School | Secondary | 340m |
| Rosyth School | Primary | 510m |
| Yangzheng Primary School | Primary | 560m |
| Holy Innocents' High School | Secondary | 610m |
| Holy Innocents' Primary School | Primary | 660m |
| St. Gabriel's Primary School | Primary | 870m |
| Townsville Primary School | Primary | 870m |
| Xinghua Primary School | Primary | 910m |
| Hougang Primary School | Primary | 1.1 km |
| Hougang Secondary School | Secondary | 1.1 km |
| Montfort Secondary School | Secondary | 1.1 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.
Walking-distance MRT. Kovan is about 0.76km — within the conventional 10-minute walk threshold most tenants accept. The project benefits from the public-transport premium without the price compression that <500m flagship stations command.
Boutique character. With 12 units, JADE GARDEN keeps a low-density character — fewer residents per facility, quieter corridors, more curated common spaces. Suits buyers prioritising unit-interior quality and neighbour proximity over deep facilities breadth.
School-belt proximity. Xinmin Primary School sits about 0.29km 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 3 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.
Cycle-sensitivity. Like all Singapore private residential, the project's capital appreciation and rental yields move with broader macro factors — mortgage rate environment, MAS macroprudential stance (TDSR, ABSD), and the supply-pipeline tempo. Build a 5pp rate buffer into your stress test.
[
{
"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: JADE GARDEN hits the three structural levers that anchor long-term Singapore residential value: a prime district position, walkable MRT, and a long balance lease. Premium pricing is the trade-off; buyers paying that premium are buying scarcity rather than yield. 3 transactions in URA REALIS provide the data foundation for this view.
Suggested holding period for most buyer profiles: 8-15 years to absorb full cycle and capture the prime-district capital-appreciation thesis. 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
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Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 3 transactions analysed
- Rental data: 6 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 JADE GARDEN
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.