Jervois Grove
Overview & Key Facts
Jervois Grove is a 17-unit freehold boutique apartment at 100 Jervois Road in District 10 — one of the quieter and older small-format condominiums along the Jervois Road corridor, a prime CCR street that has accumulated a dense cluster of freehold boutique and mid-size developments since the 1980s. Completed in 1986 and rising just four storeys, Jervois Grove occupies a genuine land-and-location proposition: a freehold title on one of Singapore’s most established private residential streets, within 10 minutes of Orchard Road and the CBD by car, and in a neighbourhood that has not faced the density pressures that have transformed adjacent districts.
The data picture is characteristically thin for a 17-unit boutique of this vintage. A single resale caveat — S$1,853 psf in September 2024 for a 1,399 sqft unit at S$2.593 million — is the only sales anchor available. That figure puts Jervois Grove at a meaningful discount to the newer freehold launches on the same street: Jervois Treasures (2021, 36 units) averages S$2,611 psf, Petit Jervois (2021, 55 units) S$2,690 psf, and Jervois Mansion (2021, 130 units) S$2,578 psf. The vintage discount is real, and it is the primary value argument for buyers willing to accept a 1986-era building with dated interiors. Rental demand is more robustly documented: 41 transactions between April 2021 and September 2025 at an average of S$4,934 per month — S$3,263 for 1-bedroom units and S$5,404 for 3-bedroom units — indicating a healthy, consistent tenant pool. The implied gross yield is approximately 2.9%, broadly in line with D10 CCR boutique freehold benchmarks.
The typical buyer at Jervois Grove is purchasing a CCR address and freehold tenure at a vintage discount, either for own-stay with renovation or as a long-hold asset in one of Singapore’s most stable residential sub-markets. The Jervois Road corridor — bounded by River Valley Road to the north, Alexandra Road to the south, and the Good Class Bungalow belt to the west — has attracted consistent interest from expatriate and affluent Singaporean buyers for decades, and Jervois Grove’s 1986 pedigree places it among the earliest post-liberalisation freehold completions on the street.
Location & Connectivity
Jervois Road sits in one of Singapore’s most consistently high-value residential corridors: District 10’s CCR belt running from River Valley through Tanglin and into the Bukit Timah fringe. The street itself is quiet by D10 standards — no major commercial intrusion, tree-lined, and buffered from expressway noise by the Good Class Bungalow zone to the west. Orchard Road is approximately 2.5 km north; the CBD is under 4 km east. For car owners, the Central Expressway (CTE) and Ayer Rajah Expressway (AYE) are reachable within 5 minutes, placing Marina Bay at 10–12 minutes off-peak and the business park clusters of one-north and Mapletree at 8 minutes.
Rail connectivity is the Jervois Road corridor’s most cited weakness, and for Jervois Grove the honest assessment holds: Redhill MRT (East-West Line, EW18) is the nearest station at approximately 900 metres — a 11–12 minute walk that is uncomfortable in Singapore’s heat and rain. The Thomson-East Coast Line has materially improved the area’s rail map: Great World MRT (TE15) is approximately 1.1 km away and Havelock MRT (TE16) approximately 1.2 km — both opened 2022–2023 — adding TEL coverage to a street that previously had only EW line access. Orchard Boulevard MRT (TE13) provides a northern TEL option at roughly 1.5 km. None of these stations is walkable in the conventional 500-metre sense; residents without cars will rely on feeder buses, taxis, or a brisk 12–15 minute walk to the platform.
Day-to-day amenities are solid and improving. Great World City is approximately 900 metres north-east and anchors the neighbourhood’s retail offering: Cold Storage and Meidi-Ya supermarkets, F&B, fitness, and cinema. Valley Point is closer still at 600–700 metres. Redhill Food Centre and Market, one of the better-preserved hawker environments in the central region, is approximately 1.0 km south; Tiong Bahru Market and the acclaimed Tiong Bahru Food Centre are a short bus or car ride south-west. Tiong Bahru Plaza serves as a convenience retail hub. For Orchard Road, the drive is 10–12 minutes or a 20-minute bus; the Great World TEL provides a 3-stop direct connection to Orchard via the Thomson line. Alexandra Park Connector provides cycling access south toward Alexandra Road and LabradourPark.
Schools & Education
2 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| River Valley Primary School | primary | Within 1 km |
| CHIJ (Kellock) | primary | Within 1 km |
| Henderson Secondary School | secondary | Within 1 km |
| Tanglin Secondary School | secondary | Within 1 km |
| Gan Eng Seng Primary School | primary | ~1.0 km |
| Gan Eng Seng School | secondary | ~1.1 km |
| Bukit Merah Secondary School | secondary | ~1.2 km |
| Crescent Girls' School | secondary | ~1.5 km |
Facilities
For a 17-unit boutique of 1986 vintage, Jervois Grove’s facilities are above the micro-boutique baseline. The development includes a swimming pool, jacuzzi, BBQ pits, and covered car parking — a facility set that is meaningful for 17 households and unusually complete relative to newer boutique completions of comparable scale. The pool and jacuzzi combination suggests a development designed with some owner-occupier leisure intent from inception, which differentiates it from the purely investment-grade boutique blocks of the same era.
“For a 1986 freehold block on Jervois Road, the fact that there’s a pool and jacuzzi at all is a genuine positive. You don’t get that at a lot of these vintage boutiques. The BBQ pit area is usable for the size of the development — 17 families sharing it means it’s actually available. Compare that to a 300-unit condo where you queue for the grill on weekends.”
— D10 owner perspective on boutique freehold facilities via Stacked Homes community discussions
The practical qualification is that a 1986-vintage pool, jacuzzi, and BBQ area will reflect their age: tiling, filtration systems, and landscaping are almost certainly original or only partially updated since completion. Buyers should inspect the condition of shared facilities carefully and review MCST meeting minutes (particularly maintenance fund contributions and planned capital expenditure) before committing. A 38-year-old pool in a 17-unit block may have deferred maintenance obligations that are not immediately visible from a standard viewing. The absence of a gym, security guardpost, or multi-function clubhouse is expected at this scale and era — these are not structural gaps but period-appropriate limitations that define the boutique freehold ownership model in Singapore’s CCR.
Pricing & Market Position
Based on 1 recorded transactions, sale prices range from $2,593,000 to $2,593,000, averaging $2,593,000.
Rents range from $2,400 to $8,200 per month across 41 rental transactions. Current rental yield sits at approximately 2.4%.
Neighbourhood Comparison
The most direct comparison set for Jervois Grove is the other boutique and small-format freehold developments along the same street. Casa Jervois (99 Jervois Road, 31 units, FH, completed 1990) is the most analogous: similar era, similar scale, same street, and a transaction PSF of S$2,107 based on four caveats — a 14% premium over Jervois Grove’s single data point. Casa Jervois offers a slightly newer vintage and marginally more transaction history, but both developments share the core vintage boutique thesis. Jervois Lodge (same street, 108 units, FH, 1997, avg rent S$4,832) is the scale alternative: far more transaction depth, a 1997 vintage in better structural shape, and facilities that reflect a development designed for a larger population — but at 108 units it is no longer boutique, and its psf history will reflect that volume.
Against the post-2020 completions on the Jervois corridor, the comparison is more about philosophy than specification. Jervois Treasures (36 units, FH, 2021, S$2,611 psf) and Jervois Mansion (130 units, FH, 2021, S$2,578 psf) both offer modern building fabric, contemporary facilities, fresh structural warranties, and energy-efficient systems — at premiums of 40–45% per square foot versus Jervois Grove’s data point. Petit Jervois (55 units, FH, 2021, S$2,690 psf), winner of a 2022 Architectural Design Award for its urban-industrial aesthetic by SC Global, commands the street’s highest new-generation psf and targets design-conscious buyers willing to pay for a curated product. The honest framing for a Jervois Grove buyer is: the vintage discount is genuine and the freehold title is equivalent, but the building is 38 years older and will need proportional capital investment to match the quality baseline of a 2021 development.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| JERVOIS GROVE | Freehold | — | 17 | — |
| SKYE AT HOLLAND | 99 yrs lease commencing from 2024 | 2025 | 666 | $2,945 |
| LEEDON GREEN | Freehold | 2021 | 638 | $2,785 |
| D'LEEDON | 99 yrs lease commencing from 2010 | 2014 | 1,703 | $1,856 |
| 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 JERVOIS GROVE across multiple dimensions.
What Residents Say
“We’ve rented here for two years — 3-bedroom unit, just under 1,400 sqft. The space is exceptional by Singapore standards. The kitchen is fully enclosed, there are two proper bathrooms, and the rooms actually fit king beds with space to spare. You simply don’t get this layout in a new launch. The pool area is quiet because there are only 17 units; we’ve never had to share it with more than two other families.”
— Expatriate tenant on the Jervois Road boutique rental experience via PropertyGuru rental listing discussions
“The MRT situation is what it is. Redhill is 12 minutes on foot and it’s uncomfortable in the afternoon heat. But Great World TEL opened nearby and the bus service on Jervois Road is decent for getting to River Valley Road or Orchard. For residents with a car, none of this matters — you’re on the CTE in three minutes. Jervois Road is a car-ownership street and I don’t think that changes regardless of how many TEL stations open nearby.”
— Owner-occupier perspective on Jervois Road rail connectivity via EdgeProp community forum
“The pool is showing its age and the jacuzzi equipment looked like it needed attention when we viewed the unit. But the lobby entrance is clean and the common areas are well maintained considering it’s a 1986 building. Management fee is reasonable and the MCST seems to be functional. For the PSF versus what you get in terms of space and freehold land, it’s hard to argue.”
— Prospective buyer observation on Jervois Grove building condition via Stacked Homes discussion threads
The consistent theme across community feedback for Jervois Grove is a clear-eyed recognition of the vintage-versus-value exchange: buyers and tenants who choose the development do so knowing they are accepting 1986 building fabric in exchange for generous unit sizes, a genuinely low-density living environment, freehold tenure, and a Jervois Road address at a meaningful discount to newer launches on the same street. The MRT access limitation is universally acknowledged and universally contextualised as a car-ownership neighbourhood where rail proximity is a convenience rather than a necessity for the dominant buyer profile.
Strengths & Weaknesses
- Freehold tenure on Jervois Road — one of Singapore's premier CCR residential addresses with no lease decay
- Meaningful PSF discount: S$1,853 psf vs S$2,578–2,690 psf for 2021-vintage neighbours on the same street
- Generous unit sizes by contemporary standards — 3-bedroom units at 1,300–1,500 sqft with enclosed kitchens and proper room proportions
- Rare low-density living: 17 units across 4 storeys — pool, jacuzzi, and BBQ facilities shared by fewer than 20 households
- Robust rental demand: 41 transactions at average S$4,934/month, with 3BR units averaging S$5,404 — consistent expatriate tenant pool
- Three MRT lines within 1.5 km (EW, TEL x2) — more line coverage than many D10 boutiques, even if none are doorstep-walkable
- Car-accessible CCR location: CTE in 3 minutes, Orchard Road in 10 minutes, CBD in 12 minutes
- Great World City, Valley Point, and Cold Storage/Meidi-Ya within 1 km for daily retail needs
- Alexandra Park Connector access for cycling south toward LabradourPark and Alexandra Road
- D10 CCR sub-market — historically stable capital values, consistent demand from expatriate and high-net-worth tenants
- Only 1 resale caveat on record (S$1,853 psf, Sep 2024) — extremely thin price-discovery data for underwriting decisions
- Nearest MRT (Redhill EW18) is approximately 900 m away — 11–12 min walk, uncomfortable in Singapore heat and rain
- 1986 vintage building — 38-year-old structure, facade, and shared facilities requiring buyers to model capital expenditure carefully
- Renovation budget required: S$120,000–200,000+ to bring vintage interiors to contemporary D10 standard
- Gross yield approximately 2.9% compresses to ~2.2% net after renovation amortisation, vacancy, and management fees
- No gym, 24-hour security guard post, or multi-function clubhouse — expected for 1986 boutique but absent vs 2021 competition
- Shared pool and jacuzzi are 1986-era vintage — likely to require capital expenditure for refurbishment
- Enbloc score 44 — below average; small land parcel and need for 17-household consensus makes en-bloc timelines unpredictable
- No developer warranty or defects-liability period — buyers purchase fully on a caveat emptor basis
Verdict
Jervois Grove presents one of the more nuanced value propositions on the Jervois Road corridor: a 1986 freehold boutique offering genuine CCR exposure at S$1,853 psf — a 28–31% discount to the newer freehold completions on the same street (Jervois Treasures S$2,611 psf, Petit Jervois S$2,690 psf, Jervois Mansion S$2,578 psf). For buyers who have already committed to Jervois Road as an address and do not require the full amenity stack or the prestige premium of a post-2020 completion, that discount is the thesis. Freehold tenure means there is no lease decay compounding the vintage factor, and 1986 completions in the CCR have historically held and appreciated in line with the broader D10 sub-market despite their age.
The case against is equally clear. A single resale data point gives very limited price certainty. The 1986 building fabric — four storeys, dated facade, and 38-year-old shared facilities — will require capital deployment before it is either rent-ready or owner-occupier comfortable by contemporary D10 standards. Rail access remains a car-dependency story: Redhill EW18 at 900 metres is the closest option and is not pleasant to walk twice daily. The ShiokNest composite score of 53/100 accurately reflects the trade-off: a neighbourhood score that would be among D10’s best (9.0+) is partially offset by moderate MRT access (5.5/10 for a 900m+ nearest station), an investment profile that is thin on transaction data, and an enbloc score of 44 that reflects genuine optionality on a small freehold land parcel but with the coordination challenges inherent to a 17-household consensus.
Against its Jervois Road peer set, the comparison is instructive. Casa Jervois (31 units, FH, 1990, S$2,107 psf average) offers more unit depth, slightly newer vintage, and a 4-year completeness advantage — though its per-unit PSF is still 14% above Jervois Grove’s single data point. Jervois Lodge (108 units, FH, 1997, avg rent S$4,832) offers the scale, depth of rental data, and facility quality that comes with a larger development, but its 108-unit size removes the exclusivity premium that attracts boutique buyers. For the buyer who specifically wants a 17-unit boutique experience on Jervois Road with a freehold title and does not need a gym or 24-hour security, Jervois Grove at S$1,853 psf is the most competitively priced entry point on the street.