Jardin

Overview & Key Facts

Jardin — French for “garden” — is a boutique freehold condominium at 966 Dunearn Road in the heart of District 21’s Bukit Timah school belt. Developed by YHS Dunearn Pte Ltd and Far East Organization, Singapore’s largest private property developer, the 140-unit development was completed in 2012 and stands as one of the more architecturally distinctive addresses along Dunearn Road.

The project’s defining feature is its iconic “Hanging Garden” facade: vertical gardens cascade from loft unit terraces across the building’s exterior, creating a living, green streetscape visible from Dunearn Road. Far East Organization designed Jardin around a biophilic philosophy — blurring the boundary between interior living space and tropical greenery. The name is no gimmick; garden terraces, planter boxes, and verdant communal landscaping are woven into the architecture itself rather than bolted on as an afterthought.

With only 140 units across two 10-storey blocks, Jardin sits firmly in boutique territory. The development caters to buyers who value privacy, a curated community, and the prestige of a freehold address in one of Singapore’s most coveted residential corridors. At an average transacted price of $2,678,478 and $1,849 PSF, it occupies the upper-mid tier of District 21 pricing — freehold tenure and the Bukit Timah school premium together justifying the outlay for many buyers.

Transaction volume is modest (33 sales recorded), reflecting the boutique nature and the tendency for owners to hold rather than flip — a pattern common in well-regarded freehold D21 developments. The rental market is considerably more active, with 188 rental transactions averaging $5,330 per month, testament to sustained expat and professional demand for quality homes within walking distance of King Albert Park MRT and the region’s top schools.

Location & Connectivity

Jardin sits at the junction of Dunearn Road and Jalan Anak Bukit in District 21 — a stretch of road that functions as the spine of Singapore’s most sought-after school belt. The address places residents within easy reach of Methodist Girls’ School, Raffles Girls’ Primary School, Nanyang Primary, National Junior College, Hwa Chong Institution, and ACS Barker Road — a cluster of elite institutions that drive sustained housing demand in the area year after year.

The nearest MRT station is King Albert Park (DT6) on the Downtown Line, approximately 450 metres or a 6-minute walk from the development. This is a genuinely walkable distance in the Singapore context, and the Downtown Line provides a one-transfer connection to the CBD, Marina Bay, and Changi Airport. Beauty World MRT (DT5) is also nearby, expanding access to the Bukit Timah corridor and direct services toward the city. For drivers, the Pan Island Expressway and Bukit Timah Road are readily accessible, with the CBD reachable in around 20 minutes in off-peak conditions.

Day-to-day retail needs are well-served by KAP Mall (King Albert Park Retail Mall), which sits a short walk away and houses a Cold Storage supermarket, NTUC FairPrice, F&B outlets, and essential services. Beauty World Centre and Bukit Timah Plaza add further retail and food options nearby. For nature access, Bukit Timah Nature Reserve — one of Singapore’s premier green lungs — is minutes away by car or bicycle, and the Rail Corridor PCN network is accessible within a 5-minute walk from the development.

One consideration for prospective buyers: Jardin sits at a busy road junction, and units facing Dunearn Road or Jalan Anak Bukit will experience road noise. Inward-facing units and higher-floor lofts are meaningfully quieter and more desirable for this reason. The tradeoff — a slightly noisier road-facing unit versus a premium inward aspect — is worth investigating carefully at the time of purchase.

Schools & Education

1 primary school within the 1 km Priority Phase balloting radius.

Facilities

For a boutique 140-unit development, Jardin offers a commendably comprehensive facilities package. Far East Organization positioned the project at the premium end of the market, and the facilities provision reflects this intent. The headline amenity is the rooftop pavilion club — a “pavilion-style” rooftop facility offering panoramic views across the Bukit Timah treetops that is rare at this scale.

The swimming pool offering spans multiple experiences: a 50-metre lap pool for serious swimmers, an aqua gym (resistance water channel), a hydrotherapy pool, and a separate wading pool for children. The rooftop club adds an infinity-edge pool with city views — an unusual feature at this price point. The gymnasium is well-equipped for a boutique development. Additional facilities include BBQ pavilions, a children’s play area, a reading pavilion, an alfresco café area, a function pavilion, an experiential spa, and 24-hour security with basement car parking.

The garden-centric design philosophy means that landscaping and planted common areas are elevated well above the standard for comparable-sized developments. Lush tropical planting, vertical garden features on the building facade, and garden terrace integration into loft units collectively create a sense of living within a landscaped resort rather than a conventional apartment block. This is what “Jardin” promises and, for the most part, what it delivers.

One caveat noted in resident reviews: the hanging gardens on the building facade require consistent maintenance. Reports suggest the foliage can appear dry or sparse during periods of reduced maintenance attention — an important consideration for the management corporation (MCST) to address. At the time of purchase, prospective buyers should inspect the current condition of the facade planting as a proxy for overall maintenance quality.

Unit Sizes & Layout

Jardin’s unit mix is dominated by loft configurations — a signature design choice that sets it apart from the typical D21 mid-rise. Of the 140 units, approximately 90 are loft formats, offering double-volume ceilings, internal staircases, and integrated garden terraces or balconies. This gives many units a landed-adjacent feel at a condominium price point.

Unit types and sizes are as follows: 2-bedroom (958–1,098 sqft, 10 units), 2-bedroom + study (1,087–1,259 sqft, 20 units), 3-bedroom (1,206–1,292 sqft, 10 units), 1-bedroom loft (~950 sqft, 5 units), 2-bedroom loft (~1,000 sqft, 5 units), 2-bedroom + study loft (~1,100 sqft, 20 units), 3-bedroom + study loft (~1,700 sqft, 30 units), and 4-bedroom loft (~1,800 sqft, 30 units). The average transacted PSF of $1,849 against an average sale price of $2,678,478 implies an average transacted size of approximately 1,448 sqft — consistent with a buyer profile skewed toward the larger 3- and 4-bedroom loft formats.

The loft configurations deserve particular attention. The 3-bedroom + study and 4-bedroom loft units at 1,700–1,800 sqft offer spatial generosity uncommon in Singapore condominiums. Double-volume living rooms, mezzanine study levels, and private garden terraces combine to create a home that feels significantly larger than its square footage suggests. For families who want the lifestyle of a landed property without the maintenance burden or the D10 price premium, these units represent a compelling proposition.

The 2-bedroom units (958–1,098 sqft) are on the larger end for their bedroom count, reflecting the development’s focus on quality over density. At current market pricing, the smaller formats offer a lower absolute entry price while still benefiting from the freehold tenure and prime address.

Pricing & Market Position

Based on 33 recorded transactions, sale prices range from $1,700,000 to $3,790,000, averaging $2,678,478 (~$1,984 psf).

Rents range from $3,000 to $10,200 per month across 191 rental transactions. Current rental yield sits at approximately 2.1%.

Price Appreciation

From 2021 to 2025, the average PSF has appreciated by 20.1% (from $1,658 to $1,992 psf).

Neighbourhood Comparison

Jardin sits in a competitive but well-defined niche within District 21. Its most direct comparables are other boutique freehold developments along the Dunearn Road / Bukit Timah corridor.

The Nexus (Clementi Road, Wing Tai, 122 units, freehold) is a frequent comparison — similar boutique scale, similar developer-tier quality. The Nexus is further from KAP MRT but has a quieter, more residential setting. Jardin’s loft unit differentiation and the iconic facade give it more architectural character.

Highgate (Dunearn Road, 113 units, freehold) is geographically the closest peer, sharing the same road address. Highgate is older (completed 2008) and smaller in unit count; it competes directly with Jardin for the same school-belt buyer. Jardin’s facilities package is materially superior.

Springbloom and The Blossomvale (both Upper Bukit Timah area) offer larger land footprints and more family-oriented layouts but lack Jardin’s architectural distinctiveness and proximity to King Albert Park MRT. Both are also leasehold, a critical distinction for long-hold buyers.

Against the District 10 CCR benchmark, Jardin offers freehold D21 prestige at a meaningful discount to comparable PSF levels in the prime D10 corridor (Nassim, Tanglin, Ardmore). Buyers who want a freehold trophy address without the D10 price floor will find District 21 — and Jardin specifically — a persuasive alternative. The trade-off is proximity to Orchard and the CBD versus proximity to nature, schools, and the Rail Corridor.

ShiokNest Scores

Our proprietary scoring system evaluates JARDIN across multiple dimensions.

What Residents Say

Jardin attracts a distinct resident profile shaped by its boutique scale, school-belt location, and freehold status. The typical buyer falls into one of several identifiable groups:

Affluent families prioritising school access. District 21’s concentration of elite schools — Methodist Girls’ School, Raffles Girls’ Primary, Nanyang Primary, Hwa Chong Institution — makes any freehold address within 1 km a strategic asset for families planning ahead for Primary 1 registration. Jardin’s location within this catchment drives a meaningful portion of owner-occupier demand.

Expat professionals seeking Bukit Timah lifestyle. The development’s rental market is robust (188 transactions, $5,330/month average), and the tenant profile likely includes expats working in the CBD or one-north who prefer the greenery, air quality, and relative quiet of upper Bukit Timah over the density of Orchard or River Valley. King Albert Park DTL provides a direct commute option without requiring a car.

Upgraders seeking a landed-adjacent lifestyle. The 3- and 4-bedroom loft formats, with their double-volume spaces and garden terraces, appeal strongly to HDB upgraders or condo residents who want more space and character without the full cost and maintenance burden of a landed property. Jardin provides a credible “in-between” option.

Long-hold freehold investors. The low transaction volume (33 sales) and high rental activity (188 rentals) suggest a community of owners who bought with a long-term horizon. Freehold D21 at sub-$2M entry is increasingly rare; existing owners tend to recognise the value and hold rather than sell.

Strengths & Weaknesses

Verdict

Jardin is a well-conceived boutique development that largely delivers on its garden-living promise. The combination of freehold tenure, a prestigious D21 Bukit Timah school-belt address, King Albert Park DTL access (~450m), and architecturally distinctive loft units with genuine double-volume living spaces makes it a standout option for buyers who value character and quality over scale.

Far East Organization is a known quantity in the Singapore market — their mid-to-premium developments tend to be well-built, well-managed, and hold their value reliably. Jardin fits this pattern. The rooftop pavilion club and multi-pool aquatic offering represent genuine value-adds for a 140-unit project, and the loft formats offer spatial generosity that is genuinely rare in this part of the market.

The caveats are real but manageable. Road-facing units contend with traffic noise from the Dunearn/Jalan Anak Bukit junction; buyers should prioritise inward-facing or higher-floor units. The hanging garden facade is a design statement that requires committed MCST maintenance to look its best. And at $1,849 PSF freehold, buyers are paying a premium that requires a long enough hold period to fully justify.

For families entering the D21 school-belt market, expats seeking a green and connected Bukit Timah lifestyle, or long-term freehold investors with a hold horizon of 10+ years, Jardin is a well-priced, well-differentiated option that will likely continue to attract quality tenants and appreciate in line with the broader D21 freehold market. It earns a strong recommendation with the standard caveat: choose your unit aspect wisely.