Jade Residences
Overview & Key Facts
Jade Residences is a 171-unit freehold condominium at 1 Lew Lian Vale in District 19, completed in 2017 by Roxy Residential Pte Ltd (a subsidiary of Roxy Pacific Holdings). The development comprises four low-rise blocks of five storeys each, spread across a generous 92,414 sqft site — a density that translates to just 80 units per hectare, substantially lower than the mega-developments that dominate the Serangoon corridor. For a neighbourhood increasingly defined by 1,000+ unit leasehold projects, Jade Residences offers a quieter, more boutique alternative.
Roxy Pacific is a familiar name in Singapore’s mid-tier development scene, with a track record that includes Roxy Square, Trilive, and Fyve Derbyshire. They tend to target infill sites in established residential pockets — exactly the strategy behind Jade Residences. The Lew Lian Vale location is tucked within a landed enclave off Upper Serangoon Road, surrounded by low-rise housing that gives the development a sense of seclusion despite its proximity to the bustling Serangoon Central interchange. It is the kind of site that a smaller developer can execute well: intimate scale, resort-inspired landscaping, and a unit mix designed to appeal to both owner-occupiers and dual-key investors.
At a current 12-month average of $1,668 PSF, Jade Residences sits below the newer 99-year leasehold launches in the district — The Florence Residences ($1,743 PSF) and Affinity at Serangoon ($1,697 PSF) — while offering the significant structural advantage of freehold tenure. With a median price of $1,400,000 and a gross yield of 2.66%, it occupies a practical middle ground: affordable enough for upgraders and small families, freehold for long-term holders, and rental-friendly thanks to its proximity to Serangoon MRT and NEX mall.
Location & Connectivity
Lew Lian Vale is a quiet cul-de-sac branching off Lorong Lew Lian, itself a residential street running between Upper Serangoon Road and the Bartley area. Jade Residences sits within a landed housing enclave — surrounded by terraces and semi-detached homes that provide a low-rise buffer and a neighbourhood character that feels more like a suburb than an urban district. The immediate environment is genuinely peaceful, and residents consistently cite the quiet, landed surroundings as one of the development’s strongest attributes.
Connectivity is the headline advantage. Serangoon MRT interchange is approximately 510 metres away — a 7–8 minute walk that connects residents to both the North-East Line and Circle Line. This dual-line access is a material advantage: the NEL runs directly to Dhoby Ghaut, Chinatown, and HarbourFront, while the Circle Line connects to Bishan, Botanic Gardens, Holland Village, and one-north. Few condos in the OCR offer interchange-level MRT access at this proximity. Bartley MRT on the Circle Line is also within reach at 780 metres for residents on the southern end of the development.
Daily amenities are anchored by NEX mall, the largest shopping centre in the north-east, directly adjacent to Serangoon MRT. NEX offers a FairPrice Xtra hypermarket, food court, cinema, and over 300 retail and dining outlets — it is a genuine one-stop destination that eliminates the need for weekend drives to Orchard Road for most household needs. Closer to home, the Lorong Lew Lian shophouses provide a neighbourhood coffee shop and basic provisions, while Chomp Chomp Food Centre — one of Singapore’s most celebrated hawker clusters — is a short drive or bus ride away.
The school catchment is strong and diverse. Cedar Primary School sits 800 metres away, within the critical 1 km priority enrolment radius. Zhonghua Primary School is at 820 metres, also within range. For secondary education, Cedar Girls’ Secondary (720m), Zhonghua Secondary (740m), and Bartley Secondary (800m) form a dense cluster of options. Montfort Junior School and Montfort Secondary are both within 1.3 km, adding Catholic school options. The Serangoon area has historically been one of the stronger education corridors in the north-east, and Jade Residences sits comfortably within it.
Schools & Education
2 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Cedar Girls' Secondary School | secondary | Within 1 km |
| Zhonghua Secondary School | secondary | Within 1 km |
| Cedar Primary School | primary | Within 1 km |
| Bartley Secondary School | secondary | Within 1 km |
| Zhonghua Primary School | primary | Within 1 km |
| Montfort Junior School | primary | ~1.2 km |
| Serangoon Secondary School | secondary | ~1.2 km |
| Montfort Secondary School | secondary | ~1.3 km |
Facilities
For a 171-unit low-rise development, Jade Residences provides a surprisingly comprehensive facilities set with a resort-inspired theme. The centrepiece is a 50-metre lap pool — a generous length that is more commonly found in developments twice its size. An adjoining aqua playground and children’s pool cater to families, while the pool deck area provides lounging space. The landscaped grounds incorporate water jet fountains, a grand promenade, and marine-themed garden features that give the common areas a curated, resort-like ambience.
“Very impressive pool and within walking distance to Lorong Lew Lian for your amenities and local food, not to mention Serangoon MRT as well.”
— Resident review via PropertyGuru
Beyond the pool, facilities include a gymnasium, steam room, function rooms, dining pavilion, BBQ areas, children’s playground, outdoor fitness zone, jogging trail, family lawn, and an outdoor reading corner. Security is 24-hour with CCTV coverage. The development also features a drop-off area — a practical touch for families with school-going children and for ride-hailing convenience during rainy weather.
The honest caveat concerns the gym. Multiple residents describe it as underwhelming — limited equipment, small floor area, and not adequate for serious fitness users. At this price point, a better-equipped gym would be a reasonable expectation. However, the trade-off is that with only 171 units, facilities rarely feel crowded. The 50-metre pool, in particular, is praised by residents as a standout — you will not be competing for lane space on weekday mornings the way you would at a 1,400-unit Florence Residences or Riverfront Residences nearby.
A more significant concern is construction quality. Some residents have reported issues with broken tiles and water leakage in common areas, leading to disputes with the developer. While management has addressed some of these issues over time, it is a point that prospective buyers should investigate during site visits. The landscaping and grounds maintenance, by contrast, are generally well-regarded — the resort-style gardens are kept in good condition and contribute meaningfully to the living experience.
Unit Sizes & Layout
Jade Residences offers an unusually diverse unit mix across its 171 units, with 54 distinct floor plan types ranging from 527 sqft to 1,926 sqft. The breakdown: 62 two-bedroom units (527–581 sqft), 32 three-bedroom units (732–829 sqft), 14 three-bedroom dual-key units (861–914 sqft), 29 four-bedroom dual-key units (1,119–1,270 sqft), 15 two-bedroom penthouses (1,011–1,141 sqft), 8 three-bedroom penthouses (1,291–1,421 sqft), 4 three-bedroom dual-key penthouses (1,550–1,700 sqft), and 4 four-bedroom dual-key penthouses (1,862–1,926 sqft).
The dual-key configuration is a defining feature of the unit mix and reflects Roxy Pacific’s understanding of the investment-oriented buyer. Dual-key units — where a single title contains two independently lockable sub-units with separate entrances — allow owners to live in one section and rent the other, or rent both halves independently. The three-bedroom dual-key at 861–914 sqft splits into a studio and a two-bedroom, while the four-bedroom dual-key at 1,119–1,270 sqft splits into a one-bedroom and a three-bedroom. For investors seeking yield flexibility, this is a material advantage over conventional layouts.
The penthouse tier deserves particular mention. With 31 penthouses across the development (18% of total units), Jade Residences offers an unusually high proportion of upper-floor premium units. The two-bedroom penthouses at 1,011–1,141 sqft effectively double the living space of a standard two-bedroom, incorporating a second level with additional rooms and often a private roof terrace. The four-bedroom penthouses at up to 1,926 sqft provide landed-style space within a condominium setting.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 12 | $1,703 | $958,167 |
| 2 BR | 16 | $1,777 | $1,427,486 |
| 3 BR | 12 | $1,397 | $1,592,907 |
| 4 BR | 5 | $1,219 | $2,048,000 |
| 5 BR | 1 | $1,191 | $2,270,000 |
Pricing & Market Position
Based on 46 recorded transactions, sale prices range from $900,000 to $2,320,000, averaging $1,433,971 (~$1,690 psf).
Rents range from $1,400 to $5,800 per month across 267 rental transactions. Current rental yield sits at approximately 2.7%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 3.1% (from $1,368 to $1,411 psf).
Neighbourhood Comparison
The most instructive comparisons are with District 19’s recent mega-launches. The Florence Residences ($1,743 PSF, 99-year from 2018, 1,410 units) is the volume benchmark — newer finishings, a comprehensive facilities deck with multiple pools and function rooms, but a 99-year lease and the density trade-offs of a 1,400+ unit project. At The Florence Residences, you are sharing the pool with 8x the number of residents. Riverfront Residences ($1,585 PSF, 99-year from 2018, 1,451 units) offers a lower PSF but sits further from MRT access and carries the same leasehold constraint. Affinity at Serangoon ($1,697 PSF, 99-year from 2018, 1,012 units) is perhaps the closest competitor in positioning, but again with leasehold tenure and significantly higher density.
The freehold comparison within the district is more limited. Jade Residences competes less with new launches and more with the established freehold stock along Upper Serangoon Road and the Kovan belt. Developments like Kovan Regency and Kovan Residences offer similar freehold tenure and boutique scale, but are generally older and further from interchange-level MRT access. The recently launched Chuan Park ($2,596 PSF, 99-year from 2024, 916 units) represents the new-launch premium: buyers are paying over $900 more per square foot for new finishings and a larger facilities deck, but receiving a 99-year lease instead of freehold. Whether that premium is justified depends entirely on your holding horizon.
The investment lens reveals Jade Residences’ real differentiation: freehold tenure at an OCR price point, interchange MRT access, and a dual-key unit mix that provides rental flexibility unavailable in conventional layouts. The 2.66% gross yield is not headline-grabbing, but the dual-key configurations can achieve higher effective yields by renting both halves independently. For buyers comparing Jade Residences against leasehold alternatives, the long-term calculus is straightforward: at similar or lower PSF, you receive permanent tenure and avoid the inexorable erosion of lease value that begins impacting resale pricing meaningfully from year 20 onwards. The trade-off is older finishings and a smaller facilities set — a compromise that many pragmatic buyers are willing to make.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| JADE RESIDENCES | Freehold | 2017 | 171 | $1,690 |
| CHUAN PARK | 99 yrs lease commencing from 2024 | 2024 | 916 | $2,596 |
| THE FLORENCE RESIDENCES | 99 yrs lease commencing from 2018 | 2021 | 1,410 | $1,746 |
| RIVERFRONT RESIDENCES | 99 yrs lease commencing from 2018 | 2021 | 1,451 | $1,589 |
| AFFINITY AT SERANGOON | 99 yrs lease commencing from 2018 | 2021 | 1,012 | $1,699 |
| SERANGOON GARDEN ESTATE | Freehold | 2021 | — | $1,735 |
ShiokNest Scores
Our proprietary scoring system evaluates JADE RESIDENCES across multiple dimensions.
What Residents Say
“Great place surrounded by landed properties, evening jog here is fantastic. Very quiet and peaceful at night. A short walk to Nex and Serangoon MRT station.”
— Resident review via PropertyGuru
“Very impressive pool and within walking distance to Lorong Lew Lian for your amenities and local food, not to mention Serangoon MRT as well.”
— Resident review via PropertyGuru
“Poor quality construction from developer, with general broken tiles and leakages identified at common areas. Dispute legal case was raised to original developer.”
— Owner feedback via SingaporeExpats
“Low density, exclusive and private. Good neighbours overall. But the gym was a joke — lack of facilities for what you pay.”
— Resident review via 99.co
The resident feedback paints a consistent picture with two clear threads. On the positive side, the location draws near-universal praise: the landed enclave setting, proximity to Serangoon MRT and NEX, and the quiet, low-density living environment are cited repeatedly across all review platforms. The 50-metre pool is a standout facility that residents genuinely appreciate. The neighbourhood feel — jogging paths through landed housing, evening walks in a peaceful setting — is something that larger developments in the corridor simply cannot replicate.
On the negative side, construction quality is the most pointed criticism. Reports of broken tiles and water leakage in common areas are documented across multiple sources, and at least one legal dispute with the developer has been referenced. The gym is consistently described as inadequate — a theme that recurs often enough to be taken seriously. These are tangible, daily-impact issues rather than abstract concerns. Prospective buyers should inspect common areas carefully, ask the MCST about resolved and outstanding defect claims, and factor potential renovation costs into their purchase equation. The bones of the development — its location, freehold status, and low density — are structural advantages that endure; the finishings and facility gaps are addressable through investment and management upgrades.
Strengths & Weaknesses
- Freehold tenure in the OCR — no lease decay, permanent ownership value
- Serangoon MRT interchange just 510m away — dual NEL + Circle Line access
- Low density at 171 units across 4 blocks — genuine privacy and quiet
- Surrounded by landed housing enclave — peaceful, low-rise neighbourhood character
- NEX mega-mall within walking distance — 300+ shops, hypermarket, cinema
- 50-metre lap pool — generous for a development of this size
- Dual-key unit configurations — rental flexibility for investor buyers
- Strong school catchment — Cedar Primary 800m, Zhonghua Primary 820m within 1km
- Diverse unit mix with 54 floor plan types including penthouses
- Resort-inspired landscaping with water features and garden promenades
- Construction quality concerns — tile defects and common area leakage reported by residents
- Gym is inadequate — limited equipment, small space, consistently criticised
- Standard 2-bed (527 sqft) and 3-bed (732 sqft) units are very compact for families
- Gross yield of 2.66% is modest — not a high-income rental play
- Development now 9 years old — finishings may need refreshing, renovation budget advisable
- ShiokNest score of 34/100 and investment score of 58/100 reflect below-average returns
- Walkability score of 65/100 — adequate but not exceptional for daily errands beyond NEX
- Low-rise 5-storey blocks mean no high-floor panoramic views
- Roxy Pacific is a smaller developer — after-sales service has drawn criticism
Verdict
Jade Residences occupies a practical niche in District 19: it is the freehold, low-density, interchange-proximate alternative to the corridor’s dominant leasehold mega-developments. At $1,668 PSF, it undercuts both The Florence Residences ($1,743 PSF, 99-year from 2018, 1,410 units) and Affinity at Serangoon ($1,697 PSF, 99-year from 2018, 1,012 units) — both leasehold projects where the clock is already ticking. For buyers who think in decades rather than five-year cycles, the freehold tenure eliminates the single most corrosive force in Singapore property: lease decay.
The honest weaknesses deserve equal weight. The 2.66% gross yield is modest and reflects the trade-off between freehold pricing and rental ceiling in the OCR. Construction quality concerns — tile defects and leakage in common areas — are documented in resident feedback and warrant careful inspection before purchase. The gym is inadequate for serious fitness users. And the standard two- and three-bedroom units are compact enough that families may feel squeezed. The ShiokNest score of 34/100 and investment score of 58/100 reflect these limitations honestly: this is not a top-quartile investment proposition, but it is not positioned to be one.
Where Jade Residences genuinely excels is in the fundamentals that compound over time: freehold tenure, interchange MRT access at 510 metres, a quiet landed enclave setting, NEX mall within walking distance, and strong school proximity. The PSF trend — climbing from $1,552 to $1,737 over recent years before a market correction — confirms that the market recognises these structural advantages. For upgraders who value freehold peace of mind, families who need schools and MRT access, and dual-key investors who want rental flexibility, Jade Residences delivers a considered, unpretentious proposition in one of the OCR’s most connected neighbourhoods.