JADE VINE GARDENS is a 999 yrs lease commencing from 1883 development along KANG CHOO BIN ROAD in District 19 (Hougang / Punggol / Serangoon), part of the OCR segment of Singapore's private residential market. The project comprises a compact unit count and is an established secondary-market project.
This profile draws on 7 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 19 (Hougang / Punggol / Serangoon), the immediate context for JADE VINE GARDENS 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 7 sales and 4 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the JADE VINE GARDENS dashboard.
- Average sale price: $3,570,000 across 7 transactions
- Estimated gross rental yield: 1.4%
- District 19 PSF ranking: Premium tier (top 11%)
- 999 yrs lease commencing from 1883 · OCR · D19
About JADE VINE GARDENS
JADE VINE GARDENS is a 999 yrs lease commencing from 1883 condominium, located at KANG CHOO BIN ROAD in District 19 (Punggol, Hougang, Serangoon Gardens) (Outside Central Region).
Unit Mix Distribution
Transaction data breakdown by bedroom type at JADE VINE GARDENS:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 4 BR | 3 | $1,937 psf | $3,383,333 |
| 5+ BR | 4 | $1,894 psf | $3,710,000 |
Sales Market Overview
JADE VINE GARDENS has recorded 7 sale transactions with an average transaction price of $3,570,000, ranging from $2,900,000 to $4,050,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 2 | $1,637 psf | $3,030,000 | — |
| 2022 | 1 | $2,031 psf | $3,950,000 | ↑ 24.1% |
| 2023 | 1 | $1,883 psf | $3,680,000 | ↓ 7.3% |
| 2024 | 2 | $2,012 psf | $3,775,000 | ↑ 6.9% |
| 2026 | 1 | $2,175 psf | $3,750,000 | ↑ 8.1% |
JADE VINE GARDENS ranks in the top 11% of condos in District 19 by average PSF.
Compared to the OCR average of $1,550 psf, JADE VINE GARDENS trades 23.4% above the segment benchmark.
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Rental Market Overview
JADE VINE GARDENS has recorded 4 rental transactions with monthly rents averaging $4,200/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 4 | $4,200/mo | $3,000/mo | $5,500/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 2 | $3,750/mo |
| 2023 | 1 | $3,800/mo |
| 2025 | 1 | $5,500/mo |
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Investment Analysis
Based on average rents and sale prices, JADE VINE GARDENS delivers an estimated gross rental yield of 1.4%. 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 VINE GARDENS (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- JADE VINE GARDENS
- Kovan MRT
- Hougang MRT
- Xinmin Primary School
- Xinmin Secondary School
- Holy Innocents'
Nearby MRT Stations
JADE VINE GARDENS is 710m from Kovan MRT (North-East Line), with 2 stations within 1.5 km.
Nearby Schools
There are 20 schools within 2 km of JADE VINE GARDENS, including 10 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Xinmin Primary School | Primary | 290m |
| Xinmin Secondary School | Secondary | 400m |
| Holy Innocents' High School | Secondary | 500m |
| Holy Innocents' Primary School | Primary | 540m |
| Rosyth School | Primary | 580m |
| Yangzheng Primary School | Primary | 720m |
| St. Gabriel's Primary School | Primary | 780m |
| Townsville Primary School | Primary | 850m |
| Hougang Primary School | Primary | 920m |
| Hougang Secondary School | Secondary | 930m |
| Montfort Secondary School | Secondary | 1.0 km |
| Xinghua Primary School | Primary | 1.1 km |
Walking-distance MRT. Kovan is about 0.71km — 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. 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.
Mature streetscape and amenity coverage. The immediate neighbourhood has the daily-living amenity profile of an established residential precinct — hawker centres, supermarkets, clinics, parks within a short walk or drive. The convenience compounds over a hold, even if no single amenity is a headline feature.
Thin transaction history. With only 7 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": "amber",
"reason": "Lease horizon constrains long-hold optionality"
},
{
"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": "green",
"reason": "MRT plus mid-size facility suite typically meets expat-tenant criteria"
},
{
"persona": "Long-term hold (10+ yr)",
"fit_color": "amber",
"reason": "Plan exit timing around lease-decay thresholds"
}
]
Composite assessment: JADE VINE GARDENS benefits from MRT proximity but the lease horizon or district position requires careful exit-timing planning. Active management of the hold matters more than passive accumulation. 7 transactions in URA REALIS provide the data foundation for this view.
Suggested holding period for most buyer profiles: 5-8 years with monitored exit windows. 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 VINE GARDENS?
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Is JADE VINE GARDENS freehold or leasehold?
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What is the tenure of JADE VINE GARDENS?
How does JADE VINE GARDENS compare to other projects in the district?
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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: 7 transactions analysed
- Rental data: 4 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 VINE GARDENS
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.