JULUCA is a freehold development along PASIR PANJANG ROAD in District 5 (West Coast / Clementi), part of the RCR segment of Singapore's private residential market. The project comprises 17 units and is TOP 2010.
This profile draws on 2 recorded transactions from URA 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 16 years from TOP, JULUCA is in mature-resale territory: a clear track record on capital appreciation, defined renovation and refurbishment cycles, and lease-decay considerations starting to enter the picture (if leasehold).
Within District 5 (West Coast / Clementi), the immediate context for JULUCA 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 2 sales and 8 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the JULUCA dashboard.
- Average sale price: $2,434,400 across 2 transactions
- Estimated gross rental yield: 3.5%
- District 5 PSF ranking: Value tier (top 99%)
- Freehold tenure · RCR · D5 · 17 units
About JULUCA
JULUCA is a freehold condominium, located at PASIR PANJANG ROAD in District 5 (Pasir Panjang, Hong Leong Garden, Clementi New Town) (Rest of Central Region), developed by HEETON RESIDENCE PTE LTD, comprising 17 residential units, completed in 2010.
As a freehold property, JULUCA does not face lease decay concerns.
Sales Market Overview
JULUCA has recorded 2 sale transactions with an average transaction price of $2,434,400, ranging from $2,418,800 to $2,450,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 2 | $767 psf | $2,434,400 | — |
JULUCA ranks in the top 99% of condos in District 5 by average PSF.
Compared to the RCR average of $2,049 psf, JULUCA trades 62.6% below the segment benchmark.
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Rental Market Overview
JULUCA has recorded 8 rental transactions with monthly rents averaging $7,125/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 8 | $7,125/mo | $5,000/mo | $9,500/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 2 | $5,100/mo |
| 2022 | 2 | $8,500/mo |
| 2023 | 1 | $7,100/mo |
| 2024 | 2 | $7,850/mo |
| 2025 | 1 | $7,000/mo |
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Investment Analysis
Based on average rents and sale prices, JULUCA delivers an estimated gross rental yield of 3.5%. 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 | $1,845 psf | 6022 |
| NORMANTON PARK | 99 yrs lease commencing from 2019 | 1840 | $1,866 psf | 1415 |
| PARC CLEMATIS | 99 yrs lease commencing from 2019 | 1450 | $1,889 psf | 1398 |
| ELTA | 99 yrs lease commencing from 2024 | 501 | $2,555 psf | 403 |
| FABER RESIDENCE | 99 yrs lease commencing from 2025 | 399 | $2,158 psf | 380 |
Location Map
Map shows JULUCA (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- JULUCA
- Kent Ridge MRT
- Haw Par Villa MRT
- National University of Singapore
- Kent Ridge Secondary School
- NUS High School of Mathematics and Science
Nearby MRT Stations
JULUCA is 1.4 km from Kent Ridge MRT (Circle Line), with 2 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Kent Ridge | CC24 | Circle Line | 1.4 km |
| Haw Par Villa | CC25 | Circle Line | 1.5 km |
Nearby Schools
There are 7 schools within 2 km of JULUCA, including 1 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| National University of Singapore | Tertiary | 700m |
| Kent Ridge Secondary School | Secondary | 1.4 km |
| NUS High School of Mathematics and Science | Jc | 1.7 km |
| Dover Court International School | International | 1.8 km |
| United World College of South East Asia (Dover) | International | 1.8 km |
| Anglo-Chinese School (Independent) | Secondary | 1.8 km |
| Dulwich College (Singapore) | International | 1.9 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.
Boutique character. With 17 units, JULUCA 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. National University of Singapore sits about 0.70km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
MRT is a commute, not a walk. The nearest station is 1.35km away — beyond the 10-minute walking threshold for most tenants. Capital appreciation will track the broader district trend without the MRT-proximity premium. Bus / own-vehicle commuters dominate the catchment.
Thin transaction history. With only 2 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.
- ✅ Young couple, first home: Long balance lease + likely sub-CCR pricing
- ✅ Family with school-age kids: Nearby schools support MOE registration priority
- ⚠️ CBD commuter: Bus or own-vehicle commute likely required
- ❌ Rental investor (yield-focused): Thin transaction history makes underwriting fragile
- ⚠️ Foreign professional (expat): Verify tenant-pool depth in immediate catchment
- ✅ Long-term hold (10+ yr): Tenure supports CPF + buyer-pool through hold
Composite assessment: JULUCA sits in an off-MRT-spine pocket where own-vehicle commuting and a narrower tenant pool define the economics. Suits owner-occupiers who prioritise the specific neighbourhood and lifestyle fit over capital-market efficiency. 2 transactions in URA provide the data foundation for this view.
Suggested holding period for most buyer profiles: 7-12 years with realistic vacancy and re-let cost assumptions. 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 JULUCA?
What is the rental yield for JULUCA?
Is JULUCA freehold or leasehold?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA.
- Sales data: 2 transactions analysed
- Rental data: 8 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 JULUCA
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.
New Sale vs Resale Mix
Of the 3,585 condo transactions recorded in District 5 over the last 12 months, 58% resale, 39% new sale, 3% sub sale. A resale-heavy mix points to an established market trading on fundamentals; a new-sale-heavy mix means developer launches are setting the price benchmarks.
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Price Index Check
The ShiokNest Price Index for District 5 reads 136.5 as of June 2026 — down 4.3% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
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Upcoming Supply Pipeline
1 active Government Land Sales site in District 5 could add roughly 405 new units to local supply. Incoming supply of this scale tends to cap short-term price growth in the immediate area but also signals planning confidence in the location.
| Site | Street | Est. units | List | Status |
|---|---|---|---|---|
| Media Circle | — | ~405 | Confirmed | Available |
HDB Alternatives Nearby
Weighing JULUCA against staying public? These HDB towns sit within walking or short-drive distance:
- Clementi — 4-room average $838,557 (1.3 km away), an upgrader gap of about $1,600,000
- Queenstown — 4-room average $1,002,705 (1.7 km away), an upgrader gap of about $1,450,000