JadeScape stands as one of the most consequential condominium launches in Singapore's recent history — a 1,206-unit mega-development that rose from the ashes of the landmark Shunfu Ville en-bloc sale and redefined what a mass-market project in the Rest of Central Region could deliver. Completed in 2021 and sitting on a sweeping 408,927 sq ft site along Shunfu Road in District 20, JadeScape is not merely large; it is architecturally coherent, ecologically conscious, and — unusually for its price point at launch — genuinely smart-home enabled from the moment buyers took possession. For those who purchased at the 2018 launch average of approximately S$1,700 psf, the development has rewarded patience handsomely: resale transactions by late 2024 were consistently crossing S$2,286 to S$2,420 psf, with a penthouse unit recording a gross gain of S$4.4 million — a 75% profit that materially outpaced Singapore's broader private residential price index over the same period, according to URA transaction data. Set against the green backdrop of MacRitchie Nature Reserve and within a short walk of Marymount MRT on the Circle Line, JadeScape delivers a rare confluence of central location, connectivity, and a resort-scaled living environment that few RCR projects can match.
Snapshot as of 2026-05 — figures above reflect publicly available URA/HDB data at the time of this editorial review (as of 2026-05).
The story of JadeScape begins with one of the more dramatic chapters in Singapore's collective sale history. Shunfu Ville, a 358-unit HUDC estate privatised in 2013, became a proxy battleground for the en-bloc revival of the mid-2010s. An initial attempt to sell above S$688 million stalled; owners ultimately accepted a revised offer of S$638 million in May 2016, with Qingjian Realty emerging as buyer at a land cost of approximately S$747 psf per plot ratio — the third-largest collective sale price on record at the time. That land premium set the commercial stakes for what would become JadeScape, and Qingjian's response was to build at a scale and specification level that justified a launch price meaningfully above what D20 buyers had historically paid.
District 20 — encompassing Bishan, Ang Mo Kio fringe, and the Marymount precinct — occupies a peculiar sweet spot in Singapore's property geography. It is firmly within the RCR boundary, meaning it benefits from central accessibility without carrying the full premium of Districts 9, 10, or 11. The area's HDB-dominated surroundings historically kept private condo supply modest, so JadeScape's 1,206-unit count gave it the critical mass to create its own ecosystem of facilities. The masterplan context is equally supportive: the nearby Bishan-Ang Mo Kio Park and MacRitchie Reservoir form an unbroken green corridor stretching from the development's doorstep, giving residents the unusual privilege of jogging into primary rainforest without leaving the central region. LTA's Thomson-East Coast Line, whose Upper Thomson station opened in August 2021 just as JadeScape reached TOP, further cemented the precinct's long-term accessibility credentials by linking it directly to Orchard Road, the CBD, and Marina Bay without a transfer.
Qingjian Realty is a developer whose track record in Singapore rewards careful examination. The company pioneered the integration of smart-home technology at the mass-market level — a proposition that was genuinely novel in 2018, when most developers in the RCR were still treating in-home tech as a premium add-on for luxury projects. JadeScape became the flagship showcase for what Qingjian branded as Q-Smart Home, earning the Best Smart Building Development award at the 8th Annual PropertyGuru Asia Property Awards in October 2018, alongside Best Private Condo Interior Design and Best Universal Design Development. These are not marketing accolades; they reflected substantive design decisions that continued to differentiate JadeScape in the secondary market years after TOP. Buyers who understood the developer's DNA were buying into a proven system, not a promotional promise.
We track 377 sales and 801 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the JADESCAPE dashboard.
- Average sale price: $2,024,625 across 377 transactions
- Estimated gross rental yield: 2.8%
- District 20 PSF ranking: Premium tier (top 13%)
- 99 yrs lease commencing from 2018 · RCR · D20 · 1206 units
About JADESCAPE
JADESCAPE is a 99 yrs lease commencing from 2018 condominium, located at SHUNFU ROAD in District 20 (Ang Mo Kio, Bishan) (Rest of Central Region), comprising 1206 residential units, completed in 2021.
With approximately 91 years remaining on its 99-year lease, the property qualifies for full bank financing and CPF usage.
Unit Mix Distribution
Transaction data breakdown by bedroom type at JADESCAPE:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 89 | $2,061 psf | $1,161,966 |
| 2 BR | 156 | $2,159 psf | $1,712,277 |
| 3 BR | 62 | $2,236 psf | $2,543,924 |
| 4 BR | 52 | $1,876 psf | $2,982,773 |
| 5+ BR | 18 | $1,980 psf | $4,440,333 |
Sales Market Overview
JADESCAPE has recorded 377 sale transactions with an average transaction price of $2,024,625, ranging from $905,000 to $10,150,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 71 | $1,757 psf | $2,240,712 | — |
| 2022 | 38 | $1,915 psf | $2,067,156 | ↑ 9.0% |
| 2023 | 62 | $2,130 psf | $1,842,996 | ↑ 11.2% |
| 2024 | 85 | $2,172 psf | $1,931,591 | ↑ 2.0% |
| 2025 | 103 | $2,289 psf | $2,030,894 | ↑ 5.4% |
| 2026 | 18 | $2,342 psf | $2,111,559 | ↑ 2.4% |
JADESCAPE ranks in the top 13% of condos in District 20 by average PSF.
Compared to the RCR average of $2,047 psf, JADESCAPE trades 2.7% above the segment benchmark.
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Rental Market Overview
JADESCAPE has recorded 801 rental transactions with monthly rents averaging $4,690/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 26 | $5,085/mo | $3,600/mo | $9,600/mo |
| 1 BR | 316 | $3,597/mo | $2,800/mo | $4,500/mo |
| 2 BR | 317 | $4,530/mo | $3,600/mo | $6,300/mo |
| 3 BR | 83 | $6,145/mo | $5,050/mo | $8,600/mo |
| 4 BR | 57 | $9,104/mo | $6,500/mo | $12,600/mo |
| 5+ BR | 2 | $11,500/mo | $11,000/mo | $12,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2022 | 22 | $4,936/mo |
| 2023 | 327 | $4,879/mo |
| 2024 | 156 | $4,439/mo |
| 2025 | 258 | $4,649/mo |
| 2026 | 38 | $4,225/mo |
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Investment Analysis
Based on average rents and sale prices, JADESCAPE delivers an estimated gross rental yield of 2.8%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
Competing Condos in District 20
Side-by-side comparison against the most actively traded condos in District 20 (Ang Mo Kio, Bishan):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| AMO RESIDENCE | 99 yrs lease commencing from 2021 | 372 | $2,139 psf | 394 |
| THE PANORAMA | 99 yrs lease commencing from 2013 | 698 | $1,835 psf | 214 |
| SKY VUE | 99-year leasehold | 694 | $1,970 psf | 169 |
| SEMBAWANG HILLS ESTATE | Freehold | 34 | $1,941 psf | 168 |
| BRADDELL VIEW | 103 yrs lease commencing from 1977 | 918 | $1,015 psf | 155 |
Location Map
Map shows JADESCAPE (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- JADESCAPE
- Marymount MRT
- Upper Thomson MRT
- Bishan MRT
- Bishan MRT
- Bright Hill MRT
- CHIJ Our Lady of Good Counsel
- EtonHouse International School (Thomson)
- Eunoia Junior College
Nearby MRT Stations
JADESCAPE is 400m from Marymount MRT (Circle Line), with 6 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Marymount | CC16 | Circle Line | 400m |
| Upper Thomson | TE8 | Thomson-East Coast Line | 600m |
| Bishan | NS17 | North-South Line | 1.1 km |
| Bishan | CC15 | Circle Line | 1.1 km |
| Bright Hill | TE7 | Thomson-East Coast Line | 1.4 km |
| Bukit Brown | CC18 | Circle Line | 1.4 km |
Nearby Schools
There are 28 schools within 2 km of JADESCAPE, including 17 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| CHIJ Our Lady of Good Counsel | Primary | 290m |
| EtonHouse International School (Thomson) | International | 420m |
| Eunoia Junior College | Jc | 440m |
| CHIJ St. Nicholas Girls' School (Primary) | Primary | 450m |
| St. Nicholas Girls' School | Secondary | 450m |
| Swiss Cottage Secondary School | Secondary | 450m |
| Marymount Convent School | Primary | 460m |
| Chij St. Joseph's Convent | Secondary | 580m |
| Ngee Ann Primary School | Primary | 620m |
| Ngee Ann Secondary School | Secondary | 650m |
| Catholic High School (Primary) | Primary | 760m |
| Catholic High School | Secondary | 760m |
JadeScape's strongest competitive advantage is the combination of scale, nature, and technology — three attributes that typically trade off against each other, but that Qingjian managed to deliver in parallel on a single site.
Scale that creates self-sufficiency. With 1,206 units spread across seven towers, JadeScape has the footprint to justify an unusually deep facilities programme. The development offers over 96 facilities including a 50-metre infinity lap pool, a separate jets pool, a skyline pool, two full-size tennis courts, a three-generation gymnasium, a sky terrace, a karaoke room, a putting green, aqua massage seats, a pets corner, a hammock garden, an herbs garden, and sensory trails. For residents with families, the generational depth of the programming — from children's pools through adult wellness to dedicated elderly-care infrastructure — reduces the need to leave the estate at all on weekends. This self-sufficiency is a genuine quality-of-life differentiator compared with boutique projects of 100–200 units that deliver token amenities.
Nature reserve adjacency as a permanent, uncapturable asset. MacRitchie Reservoir Park and the Central Catchment Nature Reserve are protected by Singapore's master plan with no possibility of development. JadeScape sits roughly one kilometre from MacRitchie's trailheads, meaning residents have morning-run access to some of Singapore's finest primary forest and the iconic TreeTop Walk rope bridge. Green views from the lower floors are framed by the development's own 40-plus species of mature trees and landscaped forest trails — a deliberate design choice that softens the scale of the towers and creates a sense of resort immersion within a thoroughly urban context. From an investment standpoint, nature adjacency is a location attribute that depreciates far more slowly than proximity to commercial developments, which can be disrupted by new supply.
Smart-home infrastructure embedded at the structural level. Unlike developments that bolt on a third-party app layer, JadeScape was designed from the ground up with Q-Smart Home integration. Residents benefit from face-recognition and QR-code visitor management (reported as the first residential deployment of this technology in Singapore at launch), smart IP cameras with two-way audio, real-time smoke-detection alerts pushed to mobile devices, and sleep-monitoring systems designed with elderly residents in mind. The six-pillar framework — smart security, smart health, smart living, smart care, smart community, and smart efficiency — covers the full resident lifecycle in a way that has aged well: as smart-home expectations have risen across the broader market, JadeScape's original specification remains competitive rather than dated.
Dual-line MRT connectivity with improving relevance over time. Marymount MRT (Circle Line, CC16) sits approximately a three-minute walk from the development — a commute time that is real, not aspirational. The Circle Line provides direct access to Bishan, Serangoon, MacPherson, Paya Lebar, and Dhoby Ghaut interchange without the need for transfers. Upper Thomson MRT (Thomson-East Coast Line, TE8), which opened in August 2021 and sits within cycling or bus distance, adds a north-south spine that connects to Orchard (TE14), the Central Business District, and Marina Bay. The convergence of CCL and TEL access within the same immediate precinct is a structural connectivity premium that most D20 projects cannot claim, and one that will only become more valuable as the TEL's full eastern arc activates over the coming years. Refer to LTA's TEL project page for the full line profile and station completion timelines.
Demonstrated price resilience in the secondary market. JadeScape's resale trajectory has been unusually clean. All recorded resale transactions to date have been profitable. The development set successive PSF highs — crossing S$2,286 psf in late 2023 and S$2,420 psf in late 2024 — suggesting that the market continues to price in its differentiating attributes rather than treating it as a generic RCR asset. The 72 resale transactions recorded in 2024 alone, at prices ranging from approximately S$1,955 to S$2,420 psf, confirm liquid demand at levels well above the original launch pricing. For buyers entering the secondary market today, the appreciation curve from the 2018 launch is already largely banked, but the asset's quality fundamentals — scarcity of comparable nature-adjacent, smart-enabled mega-developments in D20 — provide a credible floor for secondary-market value. Use ShiokNest's ROI Calculator and Mortgage Calculator to stress-test entry pricing against your holding period assumptions.
Entry price and yield compression. Buyers entering the resale market at S$2,200–S$2,420 psf face a meaningfully compressed gross yield compared with original purchasers. Rental rates in D20 for a typical JadeScape two-bedroom unit (approximately 700–800 sq ft) hover in the S$3,200–S$4,000 per month range — translating to gross yields of roughly 2.2–2.8% at current transacted prices. For investors relying on rental income to service debt, this yield profile makes financing sensitivity acute. Run the numbers carefully using the Cash Flow Calculator before committing, particularly if you are purchasing with a mortgage above 55% LTV. Stamp duty costs — both BSD and ABSD for second or subsequent purchases — represent a significant upfront drag that extends breakeven timelines; the Stamp Duty Calculator and Total Cost of Ownership Calculator are useful tools for quantifying this. Singapore's prevailing ABSD and BSD rates are published by IRAS.
Lease decay on a 99-year tenure starting 2018. JadeScape is a 99-year leasehold development with the lease commencing in 2018. By 2025 it has consumed approximately seven years of that tenure, leaving roughly 92 years. While near-term resale liquidity is unaffected, buyers with a 15–25 year holding horizon should model the lease decay impact on eventual exit pricing. The sub-60-year threshold — below which HDB financing restrictions and bank LTV reductions begin to materially affect buyer pool depth — is still decades away, but it is a time-limited asset. Use the Lease Decay Calculator to visualise how the tenure profile affects projected resale value at different exit points.
99-year land ownership in a collective-sale cycle context. Should the Shunfu Road site ever qualify for a future collective sale (which would require substantial consensus among 1,206 unit owners — a materially more complex undertaking than the 358-unit Shunfu Ville exercise that preceded it), the economics would depend heavily on future land values and government land sale benchmarks that are unknowable today. This is a distant optionality, not an investment thesis.
Competitive supply in D20 and adjacent districts. The Thomson area has seen increased private residential activity, and any significant new supply completions in D20 or bordering D26/D28 could add rental competition and moderate the capital appreciation trajectory. Monitor URA's pipeline data for incoming supply in the Bishan-Thomson corridor. Compare cross-district pricing dynamics on the District 20 analytics page and the property comparison hub.
Scale as a double-edged sword. With 1,206 units, JadeScape will always have resale and rental listings competing with one another. In a softening market, this internal supply pressure can translate to longer days-on-market and downward negotiating pressure from motivated sellers. Boutique projects with 100–200 units typically exhibit less of this dynamic. Buyers should factor this into their liquidity expectations.
[
{
"persona": "Upgrader family seeking central region access and top primary school proximity",
"fit_color": "green",
"reason": "JadeScape sits within 1 km of several popular primary schools in the Bishan-Marymount catchment. The family-scaled facilities — generational gym, children's pools, sensory trails, pets corner — make the estate genuinely liveable for multi-generation households. The Circle Line provides direct school-run access without car dependency."
},
{
"persona": "Long-term nature-lifestyle buyer prioritising environment over yield",
"fit_color": "green",
"reason": "MacRitchie Reservoir Park trails and the Central Catchment Nature Reserve are within jogging distance — a rare, non-replicable attribute. The development's own landscaping (forest waterfall, hammock garden, herbs garden) reinforces a green-living identity. This buyer's hold-and-enjoy profile suits the sub-3% yield well."
},
{
"persona": "Tech-forward professional household valuing smart-home integration",
"fit_color": "green",
"reason": "Face-recognition access, remote IP camera monitoring, real-time smoke alerts, and Q-Smart Home energy management were genuinely ahead of market at launch and remain competitive. Single professionals and dual-income couples who travel frequently will appreciate the security and remote-management capabilities."
},
{
"persona": "Pure-yield investor seeking maximum rental income relative to entry price",
"fit_color": "yellow",
"reason": "Gross yields at current secondary-market prices of S$2,200–S$2,420 psf are approximately 2.2–2.8% — acceptable for a central-region asset but tight for investors who need rental income to cover mortgage payments at current interest rates. Yields could compress further if the rental market softens. Use the Cash Flow Calculator to stress-test against a 0.5% rental decline scenario."
},
{
"persona": "Short-term flipper targeting quick capital gains",
"fit_color": "red",
"reason": "The initial launch-to-TOP appreciation wave is already fully priced into current transaction values. Sellers face ABSD holding-period costs, legal fees, and agent commissions that erode margin on a short hold. The asset rewards multi-year ownership, not trading cycles."
},
{
"persona": "Retiree or semi-retiree seeking a permanent, low-maintenance central home",
"fit_color": "green",
"reason": "Smart-care elderly monitoring features, ground-level sensory trails, aqua massage amenities, and Marymount MRT walkability make JadeScape genuinely elder-friendly. The nature reserve adjacency supports an active retirement lifestyle. The three-generation gym design explicitly caters for this cohort."
}
]
JadeScape is a rare instance of a mass-market developer executing at a specification level that has stood the test of time. Qingjian Realty made a high-stakes bet when it paid S$638 million for the Shunfu Ville site in 2016 — a bet that required delivering smart-home technology, resort-scale facilities, and nature-integrated landscaping at a price point that RCR buyers would accept. The evidence from the secondary market suggests it won that bet decisively: consistent resale profits across all recorded transactions, PSF appreciation from launch averages of S$1,700 to secondary-market highs of S$2,420, and buyer demand that has proved resilient across multiple interest-rate environments.
For new buyers entering the resale market today, the investment calculus is more nuanced than it was at launch. Entry prices in the S$2,200–S$2,400 psf range imply a compressed yield and a long breakeven horizon if using significant leverage. The case for ownership rests primarily on the non-replicable location attributes — MacRitchie Nature Reserve adjacency, dual CCL and TEL MRT access, and the school catchment advantages of D20 — rather than on yield optimisation. Buyers who are prepared to hold for five years or more, who value the lifestyle proposition of a mature, award-winning estate, and who have structured their financing to absorb rate volatility, will find JadeScape a compelling anchor for a Singapore property portfolio.
For those considering how JadeScape fits within a broader Singapore real estate strategy, the District 20 analytics page, the Affordability Calculator, and the TDSR Calculator are practical starting points for calibrating entry conditions to your personal financial position.
FAQ
What is the average price for JADESCAPE?
What is the rental yield for JADESCAPE?
Is JADESCAPE freehold or leasehold?
How far is JadeScape from Marymount MRT, and which lines does it connect to?
JadeScape is approximately a three-minute walk (around 250–350 metres) from Marymount MRT station, which sits on the Circle Line (CCL). The Circle Line provides direct interchange-free access to Bishan (North-South Line interchange), Serangoon (North-East Line interchange), Paya Lebar (East-West Line interchange), and Dhoby Ghaut (NS/NE/CC triple interchange). Upper Thomson MRT on the Thomson-East Coast Line (TEL) is accessible within a short bus ride or cycling distance, adding a north-south corridor that links directly to Orchard Road and the Central Business District without a transfer. This dual-line proximity is one of JadeScape's strongest structural advantages relative to other D20 developments.
What smart-home features does JadeScape offer, and are they still relevant in 2025?
JadeScape was built on Qingjian Realty's Q-Smart Home platform, which spans six pillars: smart security, smart health, smart living, smart care, smart community, and smart efficiency. Key features include face-recognition and QR-code visitor management (reported as Singapore's first residential deployment of face-recognition access control at launch in 2018), smart IP cameras with two-way audio, real-time smoke-detection alerts pushed to residents' mobile devices, sleep-monitoring systems designed for elderly residents, and energy management tools. The system earned the Best Smart Building Development award at the 8th Annual PropertyGuru Asia Property Awards. While smart-home expectations have generally risen since 2018, JadeScape's embedded infrastructure — as opposed to bolt-on app layers — has held up well, and the security and monitoring features remain meaningfully ahead of many comparable RCR developments.
What is JadeScape's remaining lease, and does lease decay pose a risk?
JadeScape holds a 99-year leasehold tenure commencing in 2018, leaving approximately 92 years as of 2025. At this stage of the lease, the impact on financing and marketability is minimal — banks will still provide standard LTV financing and the buyer pool is unrestricted. The lease decay concern becomes practically material when the tenure falls below roughly 60 years, at which point HDB-linked financing restrictions and reduced LTV ratios from private banks begin to narrow the buyer pool. For JadeScape, that threshold is still more than three decades away. Buyers with long holding periods should nonetheless model their exit scenarios using the Lease Decay Calculator to understand how tenure compression could affect exit pricing at different holding horizons.
How has JadeScape performed in the resale market since TOP in 2021?
JadeScape's secondary-market performance has been notably strong. The development launched at an average of approximately S$1,700 psf in September 2018, and resale transactions by 2024 were consistently in the S$1,955–S$2,420 psf range. A benchmark four-bedroom unit set a new high of S$2,286 psf in December 2023, followed by a further record of S$2,420 psf in September 2024. A penthouse unit purchased for S$5.8 million in 2019 transacted for S$10.2 million in December 2024 — a gross gain of S$4.4 million, or approximately 75%, which substantially outpaced the broader Singapore private residential price index over the same period. All recorded resale transactions have been profitable. URA transaction data for the development is searchable via URA's property data portal.
How does JadeScape compare with other condominiums in District 20?
District 20 has a relatively thin supply of large-scale private condominiums, which has historically supported pricing for quality assets. JadeScape is the dominant mega-development in the precinct by unit count and facilities depth, and its MacRitchie adjacency and smart-home specification are difficult to replicate within the same district. Older freehold and 999-year developments in the broader area trade at a tenure premium, but that premium has been at least partially offset by JadeScape's superior amenity offering and newer building fabric. The District 20 analytics page provides current median PSF, transaction volumes, and rental yield benchmarks to help contextualise JadeScape's pricing relative to comparable assets, and the comparison hub allows side-by-side analysis across multiple projects.
What are the typical unit types and sizes at JadeScape, and which is most suitable for investors?
JadeScape's 1,206 units span one-bedroom to five-bedroom configurations plus penthouses, with unit sizes generally ranging from approximately 484 sq ft (one-bedroom) to over 2,600 sq ft (five-bedroom premium) and penthouse units exceeding 4,000 sq ft. For rental investors, two-bedroom units (typically 700–800 sq ft) have historically offered the most liquid demand profile in D20, where the tenant base includes young professionals, expatriate families, and overflow from the Bishan HDB estate. Three-bedroom units attract longer-tenancy families who value school catchment and MRT proximity. Larger units (four-bedroom and above) are predominantly owner-occupier segments with thinner rental pools but stronger capital appreciation records, as evidenced by the four-bedroom PSF records set in 2023 and 2024. Use the Cash Flow Calculator and ROI Calculator to model unit-type-specific investment scenarios before committing.
Is JadeScape a good buy for Singapore citizens purchasing their first private property after an HDB flat?
For Singapore Citizens upgrading from an HDB flat, JadeScape presents a credible and well-rounded option. Citizens are subject to a 20-month HDB resale levy waiting period after selling their HDB flat before purchasing a private property (unless decoupling), and they face the standard Additional Buyer's Stamp Duty (ABSD) waiver on their first private property purchase — meaning the primary upfront cost is BSD only. The D20 location provides continuity for families already residing in the Bishan-Marymount HDB catchment and preserves access to the same school zones. The Stamp Duty Calculator, Decoupling Calculator, and Affordability Calculator are recommended tools for structuring the financial transition. ABSD and BSD rates applicable to each buyer profile are published by IRAS.
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 377 transactions analysed
- Rental data: 801 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 JADESCAPE
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