Jade Garden
Overview & Key Facts
Jade Garden is a freehold boutique apartment at 22–24B Robin Road in District 10 — a quiet residential spur tucked between the embassy belt of Tanglin and the Botanic Gardens precinct. Completed in 2012, the development offers just 12 units, placing it firmly in the ultra-boutique category where every resident is known by name and common facilities are essentially private. The project sits within the Core Central Region (CCR), a sub-market defined by prime freehold land, GCB-zoned neighbours, and sustained demand from owner-occupiers and high-income expat tenants alike.
With only three recorded sales on the ShiokNest database, transaction volume is predictably thin — an inherent feature of a 12-unit freehold where owners rarely sell. Average transacted price stands at S$2.98 million (median S$2.58 million), with six rental transactions recording an average rent of S$5,450/month and a gross yield of approximately 2.56% — meaningfully higher than the typical 1.5–2% range for comparable D10 boutiques, suggesting well-priced entry relative to rental demand. The PSF trend is striking: units transacted at S$1,508 psf two years ago, S$1,556 psf one year ago, and S$2,068 psf in the most recent period — a 37% uplift that reflects either a genuine re-rating of the Robin Road micro-address or the compositional effect of larger units trading in earlier periods.
Stevens MRT (Downtown Line / Thomson-East Coast Line interchange) is approximately 370–400m away — a 5-minute walk — making this one of the rare D10 boutiques where car ownership is genuinely optional. The surrounding neighbourhood is defined by low-density landed housing, embassies, and the Singapore Botanic Gardens UNESCO site, creating a residential environment that is simultaneously central and unhurried. For buyers seeking freehold land within easy reach of Orchard, the CBD, and the prime school catchment — without the density of a 200-unit project — Jade Garden is a compelling, if rarely available, proposition.
Location & Connectivity
Robin Road is a short, quiet residential street that connects Stevens Road to the Tanglin diplomatic belt. Jade Garden sits at addresses 22–24B, placing it in a low-traffic enclave surrounded by Class 1 bungalows and Good Class Bungalow plots — the kind of landed neighbourhood where road noise is barely an afterthought. The street has no through-traffic to speak of, and the surrounding zoning protects this character indefinitely: URA’s Master Plan designates the adjacent parcels as landed residential, which means the low-rise views enjoyed from Jade Garden’s upper floors are structurally preserved.
Transit connectivity improved dramatically with the 2022 commissioning of Stevens MRT as a dual Downtown Line (DT10) and Thomson-East Coast Line (TE11) interchange. From the door of Jade Garden, Stevens MRT is a comfortable 5-minute walk. The DTL connects directly to Bugis, Promenade, Bayfront, and the entire Marina Bay financial cluster; the TEL provides a one-seat ride to Orchard, Stevens, Springleaf, and eventually the RTS link to Johor Bahru. Newton MRT (NSL/DTL) is approximately 1.2km away, and Botanic Gardens MRT (CC19) is around 1.5km. For drivers, Orchard Road is 6 minutes via Stevens Road; the CBD is 12–15 minutes via the CTE; and Changi Airport is under 30 minutes on the PIE during off-peak hours.
Daily amenities are concentrated along Orchard Road (7 minutes by car), Newton (Finest FairPrice and Newton Food Centre), and the Cold Storage at Cluny Court near Botanic Gardens. There is no walkable hawker centre in the immediate catchment — Robin Road is an embassy and bungalow precinct — but residents within 5 minutes of Stevens MRT have access to a broad dining and retail belt via one stop to Newton or two stops to Orchard. The Singapore Botanic Gardens UNESCO World Heritage Site is approximately a 10–12 minute walk, functioning as an effectively free recreation asset of international standard.
Unlike properties directly fronting Stevens Road or Bukit Timah Road, Jade Garden benefits from genuine road-noise insulation. Robin Road sees minimal traffic and no bus routes, so the dominant ambient sound is birdsong from the surrounding bungalow gardens rather than arterial-road hum. Combined with the Stevens MRT interchange 400m away, this is one of the rare D10 addresses that delivers both urban connectivity and suburban quietness simultaneously.
Schools & Education
7 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Xinmin Primary School | primary | Within 1 km |
| Xinmin Secondary School | secondary | Within 1 km |
| Rosyth School | primary | Within 1 km |
| Yangzheng Primary School | primary | Within 1 km |
| Holy Innocents' High School | secondary | Within 1 km |
| Holy Innocents' Primary School | primary | Within 1 km |
| St. Gabriel's Primary School | primary | Within 1 km |
| Townsville Primary School | primary | Within 1 km |
Facilities
As a 12-unit boutique, Jade Garden’s facilities list is intentionally concise: a private swimming pool, covered car parking, and 24-hour security. There is no gym, no tennis court, no club house, and no function room — and buyers at this address are typically comfortable with that trade-off. Residents at this price point commonly hold memberships at Tanglin Club, The British Club, or Singapore Island Country Club, and have consciously exchanged amenity breadth for land scarcity and zero-density communal living. EdgeProp’s listing profile confirms the pool and parking as the primary on-site amenities.
“With 12 units, the pool is essentially yours. There’s never a queue, never a noise issue, and the management is attentive in a way that large-condo MCST councils simply cannot match. The trade-off is that you can’t get a tennis court for 12 families — but that’s what clubs are for.”
— Market observation, D10 boutique buyers via PropertyGuru
Maintenance fees in ultra-boutique D10 developments typically run in the S$500–S$800/month range depending on unit size, reflecting the fixed overhead of security and pool maintenance spread across only 12 households. Buyers should factor this into total cost of ownership. The upside is that MCST governance is simple and responsive: with 12 units, achieving quorum at any AGM is trivially easy, and capital expenditure decisions are made rapidly compared to 300-unit developments where management council elections can become contested.
Pricing & Market Position
Based on 3 recorded transactions, sale prices range from $2,500,000 to $3,850,000, averaging $2,976,667.
Rents range from $5,000 to $6,000 per month across 6 rental transactions. Current rental yield sits at approximately 2.6%.
Price Appreciation
From 2021 to 2025, the average PSF has appreciated by 37.1% (from $1,508 to $2,068 psf).
Neighbourhood Comparison
Within the Robin Road / Stevens Drive / Cluny Road micro-cluster, Jade Garden competes against a small set of 2000s-era boutiques and a handful of newer launches. Parc Stevens (48 units, freehold, 2000, ~S$2,482 psf) is the most directly comparable: larger resident base, more facilities (pool, gym, BBQ), but the same Stevens MRT walkability and D10 freehold thesis — at a higher absolute entry price for the same 3-bedroom configuration. Robin Residences (134 units, freehold, 2016, ~S$2,100–S$2,400 psf) on the same street offers newer finishings and a fuller amenity deck at similar psf, making it the natural comparison for buyers who want Robin Road provenance with a fresher build. 120 Grange and Cluny Park Residence trade in a similar S$2,000–S$2,400 psf range but are further from the MRT interchange.
The key Jade Garden differentiator is density: at 12 units, it is one of the most boutique freeholds available in the Stevens Road precinct. Buyers choosing it over Parc Stevens or Robin Residences are explicitly prioritising the near-private lifestyle experience over facility breadth and resale liquidity. For the right buyer profile — a small family or expat couple that values quietness, freehold land, and Stevens MRT access over club-house amenities — the trade-off is intuitive. For buyers who want to maximise exit options within a 5-year hold, a 48-unit or 134-unit comparable offers a materially deeper buyer pool at resale.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| JADE GARDEN | Freehold | — | 12 | — |
| SKYE AT HOLLAND | 99 yrs lease commencing from 2024 | 2025 | 666 | $2,945 |
| LEEDON GREEN | Freehold | 2021 | 638 | $2,784 |
| D'LEEDON | 99 yrs lease commencing from 2010 | 2014 | 1,703 | $1,855 |
| HYLL ON HOLLAND | Freehold | 2021 | 319 | $2,648 |
| FOURTH AVENUE RESIDENCES | 99 yrs lease commencing from 2018 | 2021 | 476 | $2,465 |
ShiokNest Scores
Our proprietary scoring system evaluates JADE GARDEN across multiple dimensions.
What Residents Say
“We looked at several boutiques along Stevens and Robin Road. Jade Garden was the quietest of them all — literally not a sound from the street. The pool is private-villa standard given there are only 12 units. Stevens MRT took a bit of adjustment coming from a car-heavy lifestyle but it’s genuinely convenient now.”
— Owner-occupier feedback via PropertyGuru
“As a tenant, the value proposition here is strong. You get a full 3-bedroom layout that would cost 30% more per month at one of the newer projects a few streets over, the management is fast and responsive, and the neighbourhood is genuinely residential. No party noise, no Airbnb churn.”
— Tenant review via SRX
“The Botanic Gardens are 12 minutes on foot and Newton Food Centre is one MRT stop. It’s hard to articulate how much that changes daily life — you have the best of the Orchard and Newton belts available without the noise.”
— Resident observation via EdgeProp
Strengths & Weaknesses
- Freehold tenure in District 10 CCR — no lease clock, multi-generational hold-friendly
- Stevens MRT interchange (Downtown Line + Thomson-East Coast Line) ~400m walk
- Ultra-boutique 12-unit density — essentially private pool and lobby experience
- Quiet cul-de-sac location on Robin Road with no through-traffic noise
- Generous unit sizes 1,273–1,800 sqft for 3-bedroom layouts
- Strong PSF re-rating trend (+37% over two years) reflecting CCR demand recovery
- 2.56% gross yield — above average for comparable D10 boutique freeholds
- Singapore Botanic Gardens UNESCO site within 10–12 minutes on foot
- Strong school catchment: Chinese International School and SCGS within 500m
- Mid-cycle 2012 vintage — lower renovation costs than 1990s-era boutiques
- Extremely thin transaction history (3 sales) — hard to establish reliable price benchmarks
- Ultra-boutique illiquidity — may wait 12–18 months for a buyer at target price
- Minimal on-site facilities — no gym, no tennis court, no club house
- Walkability score 58 — no hawker centre, wet market, or neighbourhood retail within 5 minutes on foot
- High per-unit maintenance fees due to fixed costs spread across only 12 households
- Investment score 36 — quantitative metrics limited by sparse transaction dataset
- No TOP year confirmed — due diligence required to verify exact completion and CSC dates
- Robin Road address means some key amenities are car or MRT-dependent
Verdict
Jade Garden is a concentrated, low-liquidity bet on three durable propositions: freehold land tenure in CCR, an ultra-boutique 12-unit density that delivers private-residence living within a strata title structure, and the Stevens MRT interchange — now the most strategically positioned transit node in District 10 after its 2022 dual-line commissioning. At a median transacted price of S$2.58 million, the entry quantum is accessible relative to full-floor boutiques in the immediate Tanglin cluster, though the thin transaction history (3 sales in the database) means buyers must be comfortable relying on rental comparables and psf trending rather than a deep resale price series.
The 2.56% gross yield is noteworthy for a CCR freehold address — most comparable boutiques in D10 trade at 1.5–2% gross, suggesting that Jade Garden’s rental values have been repriced upward (or that the entry psf remains below the market’s re-rated expectation). For a buy-to-let investor comfortable with low liquidity and a multi-year hold, this yield-to-quality ratio is attractive. For an owner-occupier, the primary draw is the combination of freehold tenure, school catchment depth (Chinese International School 430m, SCGS 420m), Stevens MRT walkability, and the near-private character of a 12-unit block.
The honest risk factors are straightforward: illiquidity is structural, not cyclical. In a thin market you may wait 12–18 months for an exit at your target price. The walkability score of 58 reflects the embassy-belt reality — Robin Road has no hawker centre, no wet market, and no neighbourhood mall at the doorstep. And the ShiokNest score of 50 and investment score of 36 flag that while the qualitative fundamentals are strong, the thin data history limits the platform’s confidence in its quantitative rankings. Buyers who have researched the micro-address thoroughly will find more signal in the psf uplift trend and rental yield than in composite scores derived from sparse transaction data.