JADE RESIDENCES is a freehold development along LEW LIAN VALE in District 19 (Hougang / Punggol / Serangoon), part of the OCR segment of Singapore's private residential market. The project comprises 171 units and is TOP 2017.
This profile draws on 46 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 9 years from TOP, JADE RESIDENCES 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 19 (Hougang / Punggol / Serangoon), the immediate context for JADE RESIDENCES 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 46 sales and 267 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the JADE RESIDENCES dashboard.
- Average sale price: $1,433,971 across 46 transactions
- Estimated gross rental yield: 2.7%
- District 19 PSF ranking: Above average (top 28%)
- Freehold tenure · OCR · D19 · 171 units
About JADE RESIDENCES
JADE RESIDENCES is a freehold condominium, located at LEW LIAN VALE in District 19 (Punggol, Hougang, Serangoon Gardens) (Outside Central Region), developed by ROXY RESIDENTIAL PTE LTD, comprising 171 residential units, completed in 2017.
As a freehold property, JADE RESIDENCES does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at JADE RESIDENCES:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 12 | $1,703 psf | $958,167 |
| 2 BR | 16 | $1,777 psf | $1,427,486 |
| 3 BR | 12 | $1,397 psf | $1,592,907 |
| 4 BR | 5 | $1,219 psf | $2,048,000 |
| 5+ BR | 1 | $1,191 psf | $2,270,000 |
Sales Market Overview
JADE RESIDENCES has recorded 46 sale transactions with an average transaction price of $1,433,971, ranging from $900,000 to $2,320,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 5 | $1,368 psf | $1,623,200 | — |
| 2022 | 15 | $1,552 psf | $1,388,267 | ↑ 13.4% |
| 2023 | 13 | $1,613 psf | $1,328,607 | ↑ 3.9% |
| 2024 | 4 | $1,631 psf | $1,260,472 | ↑ 1.2% |
| 2025 | 8 | $1,737 psf | $1,660,111 | ↑ 6.5% |
| 2026 | 1 | $1,411 psf | $1,428,000 | ↓ 18.7% |
JADE RESIDENCES ranks in the top 28% of condos in District 19 by average PSF.
Compared to the OCR average of $1,550 psf, JADE RESIDENCES trades 2.3% above the segment benchmark.
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Rental Market Overview
JADE RESIDENCES has recorded 267 rental transactions with monthly rents averaging $3,220/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 2 BR | 145 | $2,910/mo | $1,850/mo | $4,500/mo |
| 3 BR | 101 | $3,343/mo | $1,400/mo | $4,600/mo |
| 4 BR | 21 | $4,774/mo | $3,300/mo | $5,800/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 58 | $2,528/mo |
| 2022 | 53 | $3,136/mo |
| 2023 | 43 | $3,679/mo |
| 2024 | 51 | $3,375/mo |
| 2025 | 48 | $3,440/mo |
| 2026 | 14 | $3,682/mo |
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Investment Analysis
Based on average rents and sale prices, JADE RESIDENCES delivers an estimated gross rental yield of 2.7%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
Competing Condos in District 19
Side-by-side comparison against the most actively traded condos in District 19 (Punggol, Hougang, Serangoon Gardens):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| CHUAN PARK | 99 yrs lease commencing from 2024 | 916 | $2,596 psf | 860 |
| THE FLORENCE RESIDENCES | 99 yrs lease commencing from 2018 | 1410 | $1,746 psf | 844 |
| RIVERFRONT RESIDENCES | 99 yrs lease commencing from 2018 | 1451 | $1,589 psf | 622 |
| AFFINITY AT SERANGOON | 99 yrs lease commencing from 2018 | 1012 | $1,699 psf | 596 |
| SERANGOON GARDEN ESTATE | Freehold | — | $1,735 psf | 462 |
Location Map
Map shows JADE RESIDENCES (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- JADE RESIDENCES
- Serangoon MRT
- Serangoon MRT
- Bartley MRT
- Woodleigh MRT
- Kovan MRT
- Cedar Girls'
- Zhonghua Secondary School
- Cedar Primary School
Nearby MRT Stations
JADE RESIDENCES is 510m from Serangoon MRT (North-East Line), with 5 stations within 1.5 km.
Nearby Schools
There are 17 schools within 2 km of JADE RESIDENCES, including 5 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Cedar Girls' Secondary School | Secondary | 720m |
| Zhonghua Secondary School | Secondary | 740m |
| Cedar Primary School | Primary | 800m |
| Bartley Secondary School | Secondary | 800m |
| Zhonghua Primary School | Primary | 820m |
| Montfort Junior School | Primary | 1.2 km |
| Serangoon Secondary School | Secondary | 1.2 km |
| Montfort Secondary School | Secondary | 1.3 km |
| Red Swastika School | Primary | 1.4 km |
| Xinmin Secondary School | Secondary | 1.5 km |
| Xinmin Primary School | Primary | 1.6 km |
| St. Gabriel's Primary School | Primary | 1.7 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. Serangoon is about 0.51km — 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.
School-belt proximity. Cedar Girls' Secondary School sits about 0.72km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
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.
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 RESIDENCES 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. 46 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 JADE RESIDENCES?
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Is JADE RESIDENCES freehold or leasehold?
How far is the nearest MRT from JADE RESIDENCES?
What is the tenure of JADE RESIDENCES?
How does JADE RESIDENCES compare to other projects in the district?
What stamp duty applies for a foreign buyer of JADE RESIDENCES?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 46 transactions analysed
- Rental data: 267 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 RESIDENCES
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.