Jade Mansion
Overview & Key Facts
Jade Mansion stands on Leedon Road in District 10 — a quiet, tree-lined enclave in the western fringe of the Core Central Region that most Singaporeans associate with old-money Singapore: Good Class Bungalow belts, international schools, and the leisurely pace of Holland Village a short stroll away. Developed by Glory Realty Co. Pte Ltd and completed in 1985, it is an intimate freehold development of just 27 units — small enough that most of its residents know one another by name.
The development sits at the intersection of two Leedon Road realities: the privileged address of a D10 CCR postcode, and the honest limitations of a 40-year-old boutique that predates modern condominium design conventions. Jade Mansion has never been positioned as a luxury showcase. It is, instead, a quiet freehold land bank in one of Singapore’s most enduringly desirable neighbourhoods — prized by a particular kind of buyer who values the address, the tenure, and the stillness that comes with 27 neighbours rather than 700.
Transaction history reflects a development that punches well above its size in prestige metrics but modestly in yield. Average prices over the most recent 12 months sit at approximately S$2,004 psf, with a median transaction at S$5.08 million — figures that place it firmly within the upper-mid tier of D10 freehold resale stock, comfortably below ultra-luxury peers on Ardmore or Orchard but meaningfully above the leasehold bulk. The gross yield of 2.36% is consistent with the broader pattern of low-yield, high-capital-appreciation freehold CCR assets in this corridor.
Location & Connectivity
Jade Mansion’s single most compelling locational attribute is its proximity to Holland Village MRT on the Circle Line — at approximately 240 metres, it is one of the closest freehold developments to this station in the entire district. The walk takes under four minutes, is largely sheltered, and deposits residents directly at an interchange with excellent onward connectivity: the Circle Line serves Buona Vista (EWL interchange, one-north), one-north itself, Marina Bay, and Dhoby Ghaut without requiring a change. For a 1985 development, this MRT alignment is a genuine windfall that the original developers could not have planned for.
The Holland Village precinct — immediately surrounding the MRT station — functions as Jade Mansion’s de facto town centre. Holland Village’s F&B strip on Lorong Mambong and Lorong Liput offers a depth of dining options unusual for a suburban node: established names alongside independent cafés, wet market produce at the Holland Drive hawker, Cold Storage supermarket at Holland Road Shopping Centre, and a cluster of expatriate-facing retail that has served the enclave for decades. This is a neighbourhood that requires very few car trips for daily errands.
For drivers, the Farrer Road onramp to the PIE is reachable in under five minutes, and Buona Vista — the EWL/CCL interchange serving Orchard Road, the CBD, and the west — is 1.06 km away. The Botanic Gardens, a UNESCO World Heritage Site, is a 15-minute walk via Leedon Road. The Botanic Gardens’ Jacob Ballas Children’s Garden and Healing Garden are within easy reach for families with young children, providing green space that D10 residents pay significant premiums to live near.
Schools & Education
| School | Type | Distance |
|---|---|---|
| Commonwealth Secondary School | secondary | ~1.2 km |
| Lycee Francais de Singapour | international | ~1.4 km |
| Hollandse School | international | ~1.5 km |
| Hwa Chong Institution | secondary | ~1.5 km |
| Hwa Chong Institution (JC) | jc | ~1.5 km |
| Swiss School Singapore | international | ~1.5 km |
| Hwa Chong International School | international | ~1.5 km |
| Raffles Girls' Primary School | primary | ~1.6 km |
Facilities
Jade Mansion is a 1985-vintage boutique, and its facilities reflect that era honestly. The development offers the essentials expected of D10 freehold stock of its generation — a swimming pool, covered car parking, and landscaped grounds — but makes no pretence of competing with the resort-scale amenity clusters found in contemporary mega-developments. For its target demographic, this is not a weakness: buyers drawn to 27-unit D10 freehold developments are typically owner-occupiers seeking privacy, quietude, and tenure security rather than a badminton dome or a residents’ lounge.
“Jade Mansion is the kind of place where you know your neighbours. Quiet, private, very well-located — and the Holland Village food and café scene is literally at the doorstep. You don’t need grand facilities when the whole village is your amenity.”
— Resident feedback via PropertyGuru
Practical caveats apply: the pool and grounds are of a scale appropriate to 27 units rather than 200+, maintenance fees per unit tend to be relatively higher on a per-facility basis when shared among a very small community, and renovation-minded buyers should factor in the 40-year build age when budgeting for works. The parking provision and lobby finishings are of their era and would typically need full cosmetic updating for modern owner-occupier standards. That said, the very intimacy of the development is a feature that newer, larger neighbours cannot replicate.
Pricing & Market Position
Based on 4 recorded transactions, sale prices range from $4,380,000 to $5,350,000, averaging $4,940,000 (~$2,004 psf).
Rents range from $5,800 to $18,200 per month across 32 rental transactions. Current rental yield sits at approximately 2.4%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 24.6% (from $1,608 to $2,004 psf).
Neighbourhood Comparison
The competitive landscape for Jade Mansion is defined by developments that trade the boutique quality against scale and recency. Leedon Green (MCL Land/Yanlord, 638 units, freehold, S$2,784 psf) is the most direct modern freehold neighbour: it offers resort-scale facilities, fresh finishings, and a contemporary buyer profile at a roughly 39% PSF premium over Jade Mansion’s current pricing. For buyers who prioritise communal lifestyle and facilities depth alongside the Leedon Road address, Leedon Green is the natural upgrade path. D’Leedon (1,703 units, 99-year, S$1,855 psf) offers Zaha Hadid design pedigree and a much larger facilities estate at a meaningful discount, but comes with a leasehold clock now at approximately 83 years remaining — approaching the CPF utilisation thresholds that will increasingly constrain future buyer pools.
The most instructive contrast is with Skye at Holland (CapitaLand/UOL/SingLand/Kheng Leong JV, 666 units, 99-year from 2024, S$2,945 psf): a brand-new launch directly at Holland Village MRT that achieved near-total sellout on launch day. Skye at Holland’s buyer paid for recency, brand, facilities, and community scale — while accepting a 99-year tenure and a psf premium of approximately 47% over Jade Mansion. The Jade Mansion buyer makes the inverse trade: older building, far fewer communal amenities, similar address quality, and freehold perpetuity at a meaningful discount. Neither decision is irrational — they reflect fundamentally different views on what drives long-run D10 value.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| JADE MANSION | Freehold | 1985 | 27 | $2,004 |
| 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 MANSION across multiple dimensions.
What Residents Say
“Very peaceful. Living here you don’t feel like you’re in the city even though Holland Village MRT is a short walk. The neighbours are all long-term owners — it feels more like a private address than a condo.”
— Resident review via EdgeProp
“Good location but the building is quite old. Need to budget properly for renovation. Holland Village food and shopping is very convenient — that’s what most tenants care about. MRT is practically at the gate.”
— Tenant review via PropertyGuru
“Freehold, quiet road, close to Holland V — really hard to find this combination at this price point. The pool is small and the gym is basic but honestly we use the restaurants downstairs more than any condo facility.”
— Owner review via 99.co
The pattern across review platforms is consistent with Jade Mansion’s profile: residents overwhelmingly cite location and privacy as the primary draws, and acknowledge the limited facilities and older build age without significant complaint. The development appears to attract a self-selected group of buyers and tenants who have actively chosen boutique over volume — and who find the Holland Village neighbourhood itself to be the amenity. Renovation potential is consistently flagged as an upfront consideration for incoming owners, with the typical view that the address justifies the spend.
Strengths & Weaknesses
- Freehold tenure — perpetual ownership in a supply-constrained D10 CCR address
- Holland Village MRT (CC21) just 240m away — under 4-minute walk
- Intimate 27-unit development offers genuine privacy and community character
- PSF appreciation of ~25% over tracked window, consistent with D10 freehold re-rating
- Leedon Road GCB-adjacent enclave — low-rise buffer, stable outlook for views
- Holland Village F&B, Cold Storage, and retail ecosystem on the doorstep
- Strong international school cluster within 1.5km (Lycee Francais, Hollandse, Swiss School)
- En-bloc score 72/100 — small freehold on prime land is a structurally viable redevelopment candidate
- Botanic Gardens (UNESCO World Heritage Site) accessible within 15-minute walk
- Consistent rental demand — 32 rental transactions support steady occupancy
- 1985 vintage — full renovation budget required for unrenovated units (kitchens, bathrooms, electrics)
- Only 27 units — very thin transaction volume (4 sales in 12 months), limits psf trend confidence
- Limited facilities for the price point: pool and basics only, no gym, function room, or sports courts
- Gross yield of 2.36% is structurally low — capital appreciation thesis, not income play
- Maintenance fees per unit can be proportionally higher than larger developments for similar services
- No primary school within 1km — Raffles Girls' Primary and Hwa Chong at 1.47–1.56km
- Holland Village MRT is Circle Line only — EWL access requires one interchange at Buona Vista
- Building age and small MCST may create collective decision-making challenges for major estate works
- Parking infrastructure and lobby spaces reflect 1985 design standards
Verdict
Jade Mansion is a development for buyers who understand what they are buying and why. It is not a lifestyle showcase or a facilities-led proposition — it is a rare 27-unit freehold land position in D10, within 240 metres of a Circle Line MRT station, in a neighbourhood with some of Singapore’s most durable amenity fundamentals. For owner-occupiers who want the Holland Village address and the tenure security of freehold without the density of Leedon Green (638 units) or the leasehold clock of D’Leedon (99 years, 1,703 units), Jade Mansion offers an uncommon combination.
The investment calculus is more nuanced. At S$2,004 psf and a gross yield of 2.36%, Jade Mansion sits in familiar territory for D10 freehold boutiques: capital preservation is the primary thesis, not income generation. PSF appreciation of roughly 25% over the tracked window suggests the development has participated meaningfully in the broader D10 freehold re-rating, though the low transaction volume makes trend-line confidence lower than for larger comparable developments. For investors seeking higher yield, the D10 freehold rental market is structurally supportive — but alternatives with more units and stronger rental velocity may offer better income consistency.
The en-bloc score of 72/100 deserves attention. At 27 units and freehold tenure on a Leedon Road address, the redevelopment mathematics are potentially compelling if consensus can be achieved among a very small owner pool. Singapore’s en-bloc cycle has historically favoured small freehold developments in prime CCR locations, and Jade Mansion’s site attributes — proximity to Holland Village MRT, D10 address, freehold — align well with developer appetite in this segment. Buyers should consider en-bloc optionality as a background feature of the thesis, not a primary driver, but it is a legitimate upside scenario that leaseholders nearby cannot access.