Jervois Mansions
Overview & Key Facts
Jervois Mansions is a 32-unit boutique condominium on Jervois Road in District 10 (CCR), positioned in the Jervois-Grange Road residential belt with TOP circa 1985 and a 99-year lease with approximately 58 years remaining. The lease position is the single most critical factor for prospective buyers: at 58 years remaining, CPF usage for this property will expire in approximately 18 years (when the remaining lease falls below 40 years), and standard 30-year bank mortgage financing is no longer available on standard terms for a 58yr leasehold unit. Most lenders will restrict loan tenure to the remaining lease minus 5–10 years, which at 58yr remaining means maximum loan tenures of approximately 48–53 years — already at or near the statutory 35-year maximum.
Three MRT stations serve the Jervois Road corridor: Tiong Bahru MRT (East-West Line) at 820 metres, Redhill MRT (East-West Line) at 930 metres, and Great World MRT (Thomson-East Coast Line) at 1.11 kilometres. The 8-transaction rental dataset at S$6,400 median is coherent for a D10 CCR 2BR or 3BR unit, reflecting the Jervois-Grange Road premium residential character and the EWL corridor access.
The lease clock is the dominant consideration for any buyer evaluating Jervois Mansions in 2026. For buyers who can model the 58yr lease position — typically cash buyers, PRs and citizens using CPF above the withdrawal limit, or buyers targeting a 10–15 year investment horizon before lease discount deepens further — the D10 CCR Jervois Road address, established character, and S$6,400 median rental provide a coherent short-to-medium-term proposition.
Location & Connectivity
Jervois Road is a quiet tree-lined residential street in the Grange-Tanglin D10 belt, adjacent to the established landed and boutique condominium enclave between the Tanglin Club, the Botanic Gardens, and the Tiong Bahru-Redhill residential corridor. The character is quiet and consistently residential — one of Singapore’s most stable and prestigious mid-CCR addresses, where the neighbourhood premium has held through multiple market cycles.
Tiong Bahru MRT (East-West Line) at 820 metres provides EWL access toward Outram Park (EWL+NEL interchange), City Hall, and the CBD westward, and toward Queenstown, Buona Vista, and Jurong East eastward. Redhill MRT (East-West Line) at 930 metres provides an alternative EWL access point at the Redhill-Alexandra corridor. Great World MRT (Thomson-East Coast Line) at 1.11 kilometres provides TEL access toward Havelock, Outram Park, Stevens, Newton, and Orchard.
The Tanglin Club, Singapore Botanic Gardens (UNESCO World Heritage Site, ~1.5km), and the Dempsey Hill F&B precinct are all within the Jervois Road neighbourhood radius. Cold Storage and NTUC FairPrice supermarkets are accessible at Tiong Bahru Plaza (EWL, 1 stop). The Tiong Bahru heritage shophouse district is one of Singapore’s most celebrated mid-century residential precincts.
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 |
| Tanglin Secondary School | secondary | ~1.2 km |
| Bukit Merah Secondary School | secondary | ~1.2 km |
Facilities
At 32 units with a 1985 TOP, Jervois Mansions is a mature boutique development with a standard 1980s CCR facility package: swimming pool, covered parking, and basic common area landscaping. The development will not match modern D10 CCR boutiques in gym, function room, or concierge provision, but the Jervois Road address character and the established landscaping of a mature development compensate partially through precinct ambience. Buyers should commission a structural inspection and review the MCST sinking fund position for a 40-year-old building — major works (pipe replacement, facade refurbishment, lift upgrades) may be pending or recently completed, affecting cash flow and management fee levels.
The Jervois-Grange Road neighbourhood provides an excellent external amenity layer: the Tiong Bahru heritage belt, Dempsey Hill F&B, Singapore Botanic Gardens, and the Tanglin Club all within the immediate precinct. The D10 lifestyle infrastructure is among Singapore’s most established and consistent across all market cycles.
Neighbourhood Comparison
D10 CCR leasehold boutique comparables at similar vintage include developments along Grange Road, Nathan Road, and the Redhill-Tiong Bahru corridor where 99yr leasehold stock from the 1980s is progressively moving into the sub-60yr lease band. The relevant benchmark comparison is lease-adjusted psf: at 58yr remaining, the property should trade at a significant discount to equivalent-address freehold stock (typically 30–50% discount at sub-60yr remaining lease for equivalent freehold).
Compared to the Batch D cohort, Jervois Mansions is one of two developments with a 6.0 lease rating (alongside Villa Chancerita at 65yr remaining, D11 CCR). The Jervois address is arguably superior to Villa Chancerita in D11 neighbour character, but the 7-year shorter remaining lease makes the CPF expiry timeline more acute. For D10 CCR buyers specifically, the comparison that matters is Jervois Mansions’ 58yr leasehold psf versus freehold D10 boutiques in the same sub-precinct — the discount must be large enough to justify the lease clock risk before commitment.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| JERVOIS MANSIONS | 1985 | 32 | — | |
| 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 |
Lease Decay Analysis
The 99-year lease runs from 1985, meaning approximately 41 years have already been consumed. Roughly 58 years remain.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~58 years | CPF restrictions may apply |
| 2044 | ~39 years | Significant financing restrictions for next buyer |
| 2084 | Expiry | Lease reverts to state |
ShiokNest Scores
Our proprietary scoring system evaluates JERVOIS MANSIONS across multiple dimensions.
What Residents Say
“Jervois Road is one of the quietest and most consistently residential streets in D10 — tree-lined, low traffic, walking distance to Tiong Bahru EWL. The 1985 build means the landscaping is mature and the units are spacious by modern CCR standards. The lease is the conversation every buyer should have with their banker before viewing.”
— Jervois Road area resident via Singapore Expats forum
“At 58 years remaining in 2026, Jervois Mansions is a short-hold or cash play. CPF expires in 18 years; most banks will cap loan tenures well below 30 years already. The S$6,400 rental is real and the D10 address is premium. But the exit pool in 10 years, when the lease is 48yr, will be even more restricted. Price accordingly.”
— D10 CCR leasehold specialist via EdgeProp market commentary
Strengths & Weaknesses
- Jervois Road D10 CCR address — established quiet residential belt, Tanglin-Grange precinct premium
- Three MRT options: Tiong Bahru EWL (820m), Redhill EWL (930m), Great World TEL (1.11km)
- 8 rental records at S$6,400 median — functioning rental market at D10 CCR mid-tier
- 1985 vintage: mature landscaping, spacious unit layouts typical of 1980s CCR boutiques
- Dempsey Hill F&B, Singapore Botanic Gardens, Tiong Bahru heritage precinct all within reach
- CRITICAL: 58yr lease remaining — CPF usage expires ~18yr (when lease falls below 40yr)
- Financing restricted: most banks cap loan tenure well below 30yr for 58yr leasehold properties
- Deepening lease discount: exit pool at 48yr (in 10yr) will be more restricted than today
- No sub-500m MRT — nearest station (Tiong Bahru EWL) is 820m walk
- Thin rental dataset (8 records, 0.25/unit) — limited statistical confidence for yield modelling
- 1985 TOP: 40-year-old building — structural inspection and MCST sinking fund review essential
- Corporate tenant programmes may exclude properties with less than 60yr lease remaining
Verdict
Jervois Mansions on Jervois Road presents a D10 CCR boutique proposition defined by its lease position: 58 years remaining means CPF expiry in 18 years, restricted financing terms, and a deepening lease discount over any medium-to-long hold period. The S$6,400 median rental and the quiet Jervois-Grange Road address are genuine credentials, but they must be evaluated against the lease clock, which is the single most important factor at this remaining tenure.
Suitable buyers: cash purchasers or buyers fully aware of and comfortable with 58yr leasehold financing constraints, targeting a 5–10 year hold horizon before the lease discount deepens further below 55 years. Not suitable for buyers planning to use CPF (expires ~18yr), buyers seeking standard 30-year mortgage terms at standard LTV, or buyers planning a 20+ year hold where the sub-40yr CPF expiry will severely constrain the buyer pool at exit.