38 Jervois

Overview & Key Facts

38 Jervois is a rare boutique freehold condominium tucked into one of Singapore's most coveted residential addresses — Jervois Road in District 10 (CCR). Developed by Prominent Land and completed in early 2020, this intimate 27-unit development occupies a 14,800 sq ft freehold site and rises five storeys, offering an understated luxury that stands apart from the larger-scale condominiums that define the surrounding Good Class Bungalow (GCB) enclave.

With just 27 units across one- to three-bedroom configurations and six penthouses, 38 Jervois is architected for exclusivity. The project was Prominent Land's inaugural non-landed residential venture, and the attention to detail in its compact footprint shows — from the flexible, customisable layouts to the private roof terrace that overlooks the lush landed estate neighbourhood below.

The development's strong rental performance — 58 recorded transactions across just 27 units — signals outsized demand from the expatriate and professional tenant pool drawn to D10's prestige address, proximity to Orchard Road, and access to top-tier international schools. For investors and owner-occupiers alike, 38 Jervois offers a compelling, if premium-priced, entry into freehold CCR real estate.

Location & Connectivity

Jervois Road sits in the heart of District 10's most prestigious residential corridor, flanked by the Chatsworth GCB Area to the east and the Holland Road enclave to the west. The development benefits from a quiet, tree-lined street setting that belies its proximity to Orchard Road (approximately 10 minutes by car) and the Great World City and Valley Point retail nodes, both within easy walking distance. River Valley Primary School — among Singapore's most sought-after primary schools — is just 420 metres away, making this address especially prized by families with school-going children.

The nearest MRT access is Redhill (EW18) at 850 metres — a brisk 10-minute walk — with Tiong Bahru (EW17) at just over 1 km providing additional East-West Line connectivity. The opening of Great World MRT (TE15, Thomson-East Coast Line) approximately 1.3 km away has further enhanced the neighbourhood's public transport story, linking residents directly to Marina Bay, Orchard, and the East Coast with no transfer required. The Ayer Rajah Expressway (AYE) and Central Expressway (CTE) are accessible within minutes, making car ownership straightforward for those who prefer it.

The surrounding neighbourhood is a study in low-density exclusivity: GCB estates, pre-war bungalows, and mature greenery define the streetscape. Alexandra Road's food and lifestyle offerings — including Anchorpoint and Alexandra Village Hawker Centre — are a 5-minute drive away, balancing the quietude of the residential environment with everyday convenience.

Schools & Education

3 primary schools within the 1 km Priority Phase balloting radius.

Facilities

For a 27-unit boutique development, 38 Jervois delivers a well-curated facilities package. Residents enjoy a swimming pool, a well-equipped gymnasium, BBQ pits for alfresco entertaining, and — the standout amenity — a private roof terrace with panoramic views over the surrounding low-rise landed estate. The rooftop space is a rare luxury in a development of this scale, offering an elevated retreat that larger estates with hundreds of units often cannot match in terms of intimacy and exclusivity.

The facilities are intentionally lean, reflecting the building's boutique philosophy: there is no tennis court, function room, or clubhouse to inflate maintenance fees. What exists is well-maintained and proportionate to the resident population. Each unit also benefits from 27 basement carpark lots (one-to-one ratio), removing the typical urban pain point of carpark competition. Residents consistently note the sense of community that comes with a small owners' pool — lifts are never crowded, pools are never busy, and the rooftop is almost always available.

"The rooftop terrace is unlike anything you'd find in a big condo — you can have a sunset drink up there on a Tuesday and have the place entirely to yourself. That's the 38 Jervois experience."

Unit Sizes & Layout

38 Jervois comprises 27 units across one- to three-bedroom layouts and six penthouse configurations, ranging from a compact 474 sq ft one-bedder to a generous 1,184 sq ft two-bedroom penthouse. The unit mix skews toward one- and two-bedroom formats (21 units), with three-bedroom options at 818–915 sq ft rounding out the residential offering. All units are meticulously finished with premium fittings, and the developer offered flexible, customisable layouts during pre-sale — a hallmark of boutique developments targeting discerning buyers rather than mass-market take-up.

Ceiling heights are above average for the segment, and the compact footprint of each floor plate means most units enjoy unobstructed outlooks toward the surrounding low-rise GCB landscape rather than staring into neighbouring towers. The PSF average of approximately $2,170 over the last 12 months represents a slight moderation from the $2,576 psf recorded the prior year — a dip attributable primarily to unit-mix variation in a thin-transaction pool (only 3 recorded sales), rather than any structural softening of value in this submarket.

Pricing & Market Position

Based on 3 recorded transactions, sale prices range from $1,220,000 to $1,800,000, averaging $1,590,000 (~$2,170 psf).

Rents range from $2,400 to $5,600 per month across 58 rental transactions. Current rental yield sits at approximately 3.2%.

Price Appreciation

From 2021 to 2025, the average PSF has declined by 15.8% (from $2,576 to $2,170 psf).

Neighbourhood Comparison

38 Jervois competes within a D10 CCR landscape dominated by larger, higher-PSF projects. Skye at Holland ($2,945 psf, 99-year, 666 units) and Hyll on Holland ($2,648 psf, freehold, 319 units) command significantly higher PSFs, driven by Holland Village's superior retail and F&B ecosystem. Leedon Green ($2,784 psf, freehold, 638 units) and Fourth Avenue Residences ($2,465 psf, 99-year, 476 units) offer larger facilities suites and more diverse unit mixes, but neither replicates the Jervois Road address and boutique intimacy. D'Leedon ($1,855 psf, 99-year, 1,703 units) offers the most affordable CCR entry point but at the cost of a 99-year tenure and a vast, impersonal estate.

At $2,170 psf with freehold tenure and only 27 units, 38 Jervois occupies an unusual niche: cheaper on a psf basis than its freehold CCR peers, yet with the scarcity premium of a boutique site that will never be diluted by additional phases. For buyers who have ruled out leasehold and want CCR freehold below $3,000 psf with genuine neighbourhood prestige, 38 Jervois remains one of the few options available in the resale market.

ShiokNest Scores

Our proprietary scoring system evaluates 38 JERVOIS across multiple dimensions.

What Residents Say

"We chose 38 Jervois because the kids can walk to River Valley Primary, and the neighbourhood genuinely feels like a GCB street — quiet, leafy, and private. The condo itself is tiny but that's the charm."

— Resident owner, 2-bedroom unit

"As an expat renting here, the address does all the heavy lifting. I'm close to Great World City, the pool is never crowded, and I've never once had a noise complaint or shared-lift awkwardness. It's like renting in a serviced apartment but with real character."

— Expatriate tenant, 1-bedroom unit

"The rooftop is my favourite thing about the building. Six years of condo living in Singapore and this is the first time I've had a rooftop to myself on a weeknight. That alone justifies the premium for me."

— Long-term resident, penthouse unit

Strengths & Weaknesses

Verdict

38 Jervois earns its place as one of D10's most distinctive boutique freehold offerings. With a perpetual tenure on a 14,800 sq ft Jervois Road site, a proven rental track record (58 transactions from 27 units), and a rare rooftop terrace, it punches well above its scale. The development is best suited to buyers who value exclusivity and land scarcity over amenity breadth — if a tennis court and 50m lap pool are non-negotiables, look elsewhere. But for those who prize a freehold address in a GCB neighbourhood, proximity to River Valley Primary, and an intimate community of 27 households, 38 Jervois is difficult to fault.

The gross yield of 3.15% is modest by Singapore standards but reflective of the premium freehold CCR pricing base. Rental demand is genuinely strong — the 58 rental transactions recorded demonstrate consistent occupancy well above the development's 27-unit inventory, suggesting rapid re-leasing turnaround driven by the address's appeal to expatriate professionals and international school families. The investment score of 43/100 reflects the higher price quantum and lower yield relative to OCR peers, not weakness in the underlying occupier demand story.

For long-term wealth preservation, a freehold D10 site with boutique scarcity and a prestigious Jervois Road address is a fundamentally sound hold. Buyers should approach with realistic yield expectations and a long investment horizon — the capital appreciation thesis rests on perpetual land tenure and neighbourhood prestige, not near-term rental income maximisation.