Jervois Jade
Overview & Key Facts
Jervois Jade sits along Jervois Close, a quiet cul-de-sac branching off Jervois Road in District 10 — the southern fringe of the Good Class Bungalow (GCB) belt that defines Singapore’s prime residential geography. Developed by Guthrie Properties and completed in 2000, it is a low-density boutique development of just 45 units arranged across a single low-rise block, on a 99-year leasehold tenure commencing 1998.
The defining feature of Jervois Jade is its neighbourhood, not its building. Jervois Close abuts the Chatsworth Park GCB area and the storied Nassim/Bishopsgate enclaves — addresses where neighbouring landed homes routinely transact in the S$30M–S$60M range. Owning at Jervois Jade is essentially buying an apartment-format ticket into a landed-dominated micro-market, at a fraction of the entry cost. Average PSF over the last 12 months sits around S$1,437, a striking discount to nearby new launches such as Leedon Green (S$2,784 psf) and Skye at Holland (S$2,945 psf).
Buyer profile skews heavily towards mature own-stay families and a smaller pool of yield-seeking landlords. The 45-unit count means the development functions almost like a private apartment block — you recognise your neighbours, the lift lobby is rarely crowded, and turnover is slow. Just 8 sale transactions in the trailing 12 months reinforce how tightly held the development is.
Location & Connectivity
Location is Jervois Jade’s strongest and weakest card simultaneously. The strongest: you are inside District 10, two minutes’ drive from Orchard Road, surrounded by GCB-belt landed homes, and within striking distance of Tanglin, Holland Village, and the Singapore Botanic Gardens. The weakest: no MRT station is comfortably walkable. Tiong Bahru MRT (East-West Line) is the nearest at ~730m, but the route involves crossing Alexandra Road and traversing Tiong Bahru estate — not a trivial walk in tropical heat with groceries.
Redhill MRT (~1.0km), Havelock MRT (~1.0km, Thomson-East Coast Line), and Great World MRT (~1.0km, also TEL) all sit at the outer edge of comfortable walking distance. The TEL stations matter: Great World MRT, opened in 2022, dramatically improved Jervois Road’s public-transport calculus by connecting the area directly to Marina Bay, Orchard, and Woodlands without an interchange. For a development originally marketed in the late 1990s as car-dependent, this has been a meaningful upgrade.
For drivers, the picture is unambiguously strong. The CTE entrance is two minutes away, AYE access via Telok Blangah is similar, and Orchard Road is a 6–8 minute drive in normal traffic. The CBD is reachable in 12–15 minutes via Outram. Tiong Bahru Plaza and Great World City handle daily mall needs; Tiong Bahru Market & Food Centre — one of Singapore’s most celebrated hawker centres — is a 5-minute drive or 12-minute walk away. Dempsey Hill and the Botanic Gardens are both well under 10 minutes by car.
Schools & Education
3 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Gan Eng Seng Primary School | primary | Within 1 km |
| Gan Eng Seng School | secondary | Within 1 km |
| River Valley Primary School | primary | Within 1 km |
| Henderson Secondary School | secondary | Within 1 km |
| CHIJ (Kellock) | primary | Within 1 km |
| Kheng Cheng School | primary | ~1.1 km |
| Bukit Merah Secondary School | secondary | ~1.2 km |
| Tanglin Secondary School | secondary | ~1.3 km |
Facilities
Facilities at Jervois Jade are deliberately modest — this is a 45-unit boutique block, not a resort-scale development. The amenity set covers the essentials: a lap pool, gymnasium, sheltered car park, BBQ pit, children’s play area, and basic landscaping. There is no clubhouse, no tennis court, no function room of meaningful size, and no concierge. Maintenance fees are correspondingly low for a District 10 address — one of the genuine ownership-cost advantages of small developments.
“We bought here because we wanted Jervois Road, not because we wanted a five-pool clubhouse condo. Pool is empty most evenings, gym is small but fine for a treadmill and weights, and the maintenance bill is half what my friends pay in the newer developments down the road.”
— Resident review via EdgeProp, 2024
The trade-off is real and worth being explicit about: families with young children who want resort-style facilities, or buyers who count amenity breadth as core value, will find Jervois Jade thin. For mature own-stay buyers and downsizers who view facilities as overhead they don’t use, the equation flips — lower psf, lower maintenance, and a quieter, less transient resident community. The building’s 25-year age also shows in the common areas, though management has kept the pool deck and lift lobbies in respectable condition.
Unit Sizes & Layout
Unit sizes at Jervois Jade reflect the era it was built — late-1990s District 10 product, when developers still designed apartments as actual living spaces rather than psf-optimised micro-units. Typical configurations range from 2-bedroom layouts in the 1,000–1,200 sqft band up to larger 3-bedroom and penthouse units crossing 1,600 sqft. Median transacted price over the trailing year sits around S$1,650,000, putting effective per-square-foot cost meaningfully below the District 10 average for newer stock. There is no shoebox supply.
Stack orientation matters more than usual here. Units facing the GCB enclave to the north enjoy unobstructed low-rise views over landed roofs and mature trees — a quality of outlook that simply cannot be replicated in newer high-rise developments where every window looks at another tower. Units on the opposite face look towards Jervois Road and pick up some traffic noise during peak hours. Internal pool-facing stacks are the quietest but lack the view premium.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 5 | $1,388 | $1,554,000 |
| 4 BR | 3 | $1,107 | $1,656,667 |
Pricing & Market Position
Based on 8 recorded transactions, sale prices range from $1,260,000 to $1,760,000, averaging $1,592,500 (~$1,437 psf).
Rents range from $3,350 to $5,500 per month across 14 rental transactions. Current rental yield sits at approximately 3.4%.
Price Appreciation
From 2021 to 2025, the average PSF has appreciated by 31.6% (from $1,132 to $1,490 psf).
Neighbourhood Comparison
Within District 10, Jervois Jade competes on a different axis from the headline new launches. Skye at Holland (S$2,945 psf, 99-yr from 2024, 666 units) and Leedon Green (S$2,784 psf, freehold, 638 units) offer fresh tenure, modern facilities, and the convenience of newness — but at roughly 90–100% premium per square foot. D’Leedon (S$1,855 psf, 99-yr from 2010, 1,703 units) is the closest stylistic comparison — both leasehold, both D10 — but D’Leedon is a Zaha Hadid-designed mega-development with full resort amenities at a 30% PSF premium and a more transient resident base.
The honest framing: buyers choosing Jervois Jade are typically not cross-shopping new launches. They are weighing it against other older boutique D10 blocks (Jervois Mansion vicinity, the Bishopsgate cluster of small developments, older Tanglin walk-ups) on the basis of unit size, address quality, and entry price. Against that peer set, Jervois Jade’s combination of 71 years remaining lease, GCB-fringe micro-location, and sub-S$1.7M median price point is genuinely competitive — particularly for buyers who know the area well and value the specific block rather than the marketing of a new project.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| JERVOIS JADE | 99 yrs lease commencing from 1998 | 2000 | 45 | $1,437 |
| 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 |
Lease Decay Analysis
The 99-year lease runs from 1998, meaning approximately 28 years have already been consumed. Roughly 71 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~71 years | Full bank financing available |
| 2028 | ~69 years | CPF usage still unrestricted for most buyers |
| 2037 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2057 | ~39 years | Significant financing restrictions for next buyer |
| 2097 | Expiry | Lease reverts to state |
For a buyer purchasing today with a 10-year horizon (exit around 2036), the lease situation is essentially a non-issue — you’d be selling a property with ~61 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates JERVOIS JADE across multiple dimensions.
What Residents Say
“Lived here eight years. The address opens doors socially and the kids cycle around Jervois Close safely because there’s almost no through traffic. The building is old but well-kept, and the small unit count means everyone knows the security guards by name.”
— Resident review via EdgeProp, 2024
“Honest take: don’t buy here if you don’t drive. The walk to Tiong Bahru MRT in the rain is miserable, and the bus options on Jervois Road are limited. Great World MRT helped a lot when it opened, but it’s still a 13-minute walk.”
— Resident review via PropertyGuru, 2023
“Renovated our 3-bedroom from scratch in 2022 — spent about S$140k. The bones of the unit are good, ceiling height is generous, and the layout works once you strip out the dated finishes. Wouldn’t have got the same liveable space at a new launch for under S$3M.”
— Resident review via 99.co, 2024
The pattern across review platforms is consistent: residents value the address and the unit sizes, accept the facility limitations as part of the value trade, and flag MRT distance and renovation overhead as the real costs of entry. The community is described as quiet and stable — turnover is low, and the small unit count means a more cohesive resident profile than larger developments deliver.
Strengths & Weaknesses
- District 10 address at well below D10 average PSF (~S$1,437)
- Directly adjacent to Chatsworth Park GCB belt — permanent low-rise outlook
- Generous unit sizes (2-BR ~1,000+ sqft, 3-BR ~1,400+ sqft)
- 6–8 minute drive to Orchard Road, 12–15 minutes to CBD
- 45-unit boutique scale — quiet, low-density, recognisable neighbours
- Low maintenance fees vs full-facility D10 developments
- 71 years remaining lease — full bank financing & CPF still permitted
- Tiong Bahru Market & Food Centre within easy reach
- Three TEL/EWL MRT stations within 1.0–1.1 km radius
- Tightly held — only 8 sales in trailing 12 months
- No MRT station within comfortable walking distance — nearest is ~730m
- 99-year lease from 1998 — CPF restrictions trigger in ~11 years
- Modest facilities — basic pool/gym only, no clubhouse or tennis court
- 25-year-old building — expect S$80k–S$150k renovation budget
- Gross yield ~3.35% — respectable but not standout for CCR
- Limited en-bloc economics on a small 45-unit boutique site
- Bus connectivity along Jervois Road is sparse
- Walkability score 60/100 — car-dependent for daily errands
- Low transaction volume can make exit timing harder
Verdict
Jervois Jade is a particular kind of buy: a District 10 address at District 14 pricing, in exchange for accepting a 25-year-old building, modest facilities, and a sub-optimal MRT walk. For mature own-stay buyers who want the postcode — whether for school catchment positioning, lifestyle proximity to Orchard and Dempsey, or the social geography of a GCB-fringe address — it is one of the few remaining entry points into the area at under S$1.7M. The 71-year remaining lease is comfortable for a 15–20 year holding horizon and still permits full bank financing and CPF usage today.
The investment case is more nuanced. Gross yield at ~3.35% is respectable for a CCR address but not standout, and the lease decay timeline matters: CPF restrictions kick in once remaining lease falls below 60 years, which is roughly 11 years away. Buyers planning to flip in 5–7 years are buying into a shrinking lease window with limited capital-appreciation runway. En-bloc potential exists — the 62/100 score reflects the small site, prime address, and ageing building — but boutique 45-unit blocks rarely command the per-owner premiums that make collective sales easy to pass.
Compared to chasing the new launches in the broader district, Jervois Jade offers a rational alternative: lower entry, immediate occupancy, larger units, and a quieter address. Compared to other older boutique D10 blocks, what sets it apart is the specific micro-location — few addresses in this price band put you this close to the Chatsworth Park GCB belt. That premium is unlikely to disappear.