Jervois Prive
Overview & Key Facts
Jervois Prive is a 43-unit freehold boutique condominium completed in 2022 on Jervois Road in District 10 — one of Singapore’s most established and quietly prestigious residential enclaves. The development sits between the Robertson Quay corridor and the Redhill estate, in a stretch of Jervois Road that has long been favoured by well-heeled families for its low-rise character, mature tree canopy, and proximity to some of the district’s most sought-after primary schools.
The developer of record, Punggol Field EC Pte. Ltd., is a special purpose vehicle rather than a household name — a common structure for boutique freehold developments in Singapore. The development was designed and positioned squarely at the owner-occupier and long-hold investor market: 43 units is intimate enough to foster a genuine community, and the freehold tenure ensures there is no lease-decay clock ticking against the asset’s long-term value. The project attained its Temporary Occupation Permit in 2022, making it one of the newer completions in this stretch of D10.
PSF data from URA reveals a striking upward trajectory: from approximately $2,720 psf at launch to $3,313 psf by Year 3 — a gain of roughly 22% in three years on a freehold District 10 asset. That kind of momentum in the CCR, achieved during a period of higher interest rates, reflects the enduring appeal of the Jervois Road address and the scarcity value of sub-50-unit freehold developments in D10. The average transacted price of $2,848,149 against a median of $2,360,000 signals the presence of larger, premium-specification units pulling the mean upward — the range across unit configurations is considerable.
With only 16 rental transactions on record and a gross yield of 2.49%, Jervois Prive is still in its early post-TOP rental discovery phase — thin data is expected for a 43-unit building that topped out just three years ago. As more owner-occupiers eventually let their units, the rental dataset will mature. For now, the investment case rests primarily on the freehold land value, the PSF appreciation trend, and the extraordinary school proximity that makes this address almost uniquely compelling for D10 families.
Location & Connectivity
Jervois Road runs through a quiet residential pocket of District 10, connecting the River Valley and Robertson Quay corridor to the east with the Redhill and Alexandra estates to the west. It is a leafy, low-rise street lined with pre-war bungalows, boutique condominiums, and a handful of conservation shophouses — the kind of address that Singaporeans describe as “very private” while meaning somewhere that has managed to resist the density pressure of the surrounding CCR. Jervois Prive sits within easy reach of Orchard Road (roughly 10 minutes by car), Dempsey Hill (about 8 minutes), Robertson Quay (under 10 minutes), and the CBD (15 minutes in light traffic).
For MRT access, Redhill MRT (EW18) on the East-West Line is approximately 640 metres away — a manageable 8-minute walk in the morning, though Singapore’s climate makes it a car or bus proposition for many residents. From Redhill, the EWL provides direct service to City Hall, Raffles Place, and Jurong East. The next-nearest options are Queenstown (1.37 km) and Tiong Bahru (1.38 km) on the same line, and Napier (TEL) at 1.46 km — though none of these fall within comfortable walking distance. For MRT-dependent households, this address demands a short feeder ride or bicycle. For car owners, the location is genuinely excellent: the AYE, CTE, and MCE are all within a few minutes’ drive.
Daily errands are well served. Cold Storage at Great World City is under 10 minutes by car, and the River Valley shophouses along Mohamed Sultan Road and Zion Road offer a broad selection of casual dining, brunch cafes, and neighbourhood restaurants. Dempsey Hill’s dining and lifestyle cluster is a short drive. Great World City mall itself provides a full-service anchor (supermarket, food court, cinema, healthcare) without requiring the Orchard Road trip. The Redhill Food Centre on Tiong Bahru Road offers hawker food at reasonable prices a short distance away.
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 | ~1.1 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
At 43 units, Jervois Prive belongs firmly in the boutique category where facilities are deliberately curated rather than sprawling. The development was completed in 2022 to contemporary CCR specifications, and residents can expect the standard suite of boutique condominium amenities: a swimming pool, gymnasium, function room, landscaped communal areas, and BBQ pavilions. The site coverage ratio typical of boutique D10 projects at this scale means that the grounds are well-maintained and uncrowded — there is no competition for a lane in the pool or a machine in the gym that plagues mega-developments.
“The intimacy of a 43-unit development changes the ownership experience entirely. You know your neighbours by name. The facilities are yours when you want them. There is no waiting list for the BBQ pit on weekends.”
— A recurring observation in buyer and resident feedback across boutique CCR condominiums completed post-2020
The 2022 vintage is an important facilities differentiator. Buyers upgrading from mid-2000s or early 2010s CCR developments will notice meaningfully better kitchen and bathroom specifications, smarter storage solutions, and common-area finishings that reflect post-pandemic design sensibilities. The facilities rating of 7.0 out of 10 reflects the genuine quality and freshness of what is on offer while being honest about the inherent limitation: a 43-unit boutique, however well-designed, cannot replicate the breadth of a 300-unit development. Buyers who prioritise a full tennis court, multiple pool types, or a clubhouse with dedicated spaces for children, fitness, and entertainment will need to adjust expectations accordingly.
Unit Sizes & Layout
Jervois Prive was designed for the owner-occupier CCR market, with unit configurations and sizing norms that reflect 2020s boutique D10 standards. The significant gap between the average transacted price ($2,848,149) and the median ($2,360,000) is a telling data point: it indicates a spread of unit configurations ranging from smaller 1-bedroom or compact 2-bedroom units anchoring the lower end of the price distribution, and larger 3-bedroom or penthouse-grade units pulling the mean upward. For a 43-unit building, this spread reflects deliberate layout diversity designed to capture multiple buyer segments within the same development.
The 2022 completion date means that all units were built to current CCR specifications: engineered timber or marble flooring, integrated kitchen appliances, branded sanitary fittings, and ceiling heights that meet or exceed the post-2015 D10 benchmark. Unlike developments from the 2005–2015 era where unit sizes were substantially more generous, post-2015 boutique CCR units tend toward efficiency — well-designed within their footprint, but not the expansive layouts of earlier generations. Buyers should verify individual unit sizes with the developer or agent and consider whether the per-sqft price reflects the specific unit they are viewing.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 3 | $2,964 | $1,922,647 |
| 2 BR | 7 | $2,874 | $2,128,857 |
| 3 BR | 5 | $3,088 | $3,423,320 |
| 4 BR | 3 | $3,119 | $4,493,383 |
Pricing & Market Position
Based on 18 recorded transactions, sale prices range from $1,539,000 to $4,850,000, averaging $2,848,149.
Rents range from $3,850 to $10,700 per month across 17 rental transactions. Current rental yield sits at approximately 2.5%.
Price Appreciation
From 2022 to 2025, the average PSF has appreciated by 21.8% (from $2,720 to $3,313 psf).
Neighbourhood Comparison
Against the four primary D10 comparables in the CCR, Jervois Prive occupies a distinct position. Skye at Holland ($2,945 psf, 99-year, 666 units, 2024 TOP) is a larger, newer leasehold development in Holland Village — better MRT access and a more vibrant immediate neighbourhood, but with 99-year tenure and significantly higher unit count diluting exclusivity. Leedon Green ($2,784 psf, freehold, 638 units, Buona Vista fringe) sits below Jervois Prive on PSF despite being freehold — reflecting the Buona Vista location premium relative to Jervois Road in some buyers’ calculus, though the school proximity argument runs strongly the other way. Hyll on Holland ($2,648 psf, freehold, 319 units) is a mid-size freehold development on Holland Hill — larger facilities footprint than Jervois Prive and a well-regarded Holland Road address, but further from the River Valley primary school cluster. Fourth Avenue Residences ($2,465 psf, 99-year, 476 units) is the most affordable entry point among the comparables but sacrifices freehold tenure.
Jervois Prive’s current PSF of approximately $3,313 (Year 3 trend) sits above all four comparables in the table — reflecting the premium the market attaches to the 120m/140m school proximity advantage, the 2022 vintage, and the 43-unit boutique scarcity. Whether that premium is sustainable depends largely on whether the next buyer is also a school-proximity buyer. The historical transaction record on Jervois Road and nearby boutique freehold developments suggests that the school-proximity cohort is reliably deep enough to support this premium across market cycles.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| JERVOIS PRIVE | Freehold | 2022 | 43 | — |
| SKYE AT HOLLAND | 99 yrs lease commencing from 2024 | 2025 | 666 | $2,946 |
| LEEDON GREEN | Freehold | 2021 | 638 | $2,785 |
| D'LEEDON | 99 yrs lease commencing from 2010 | 2014 | 1,703 | $1,858 |
| 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 PRIVE across multiple dimensions.
What Residents Say
“We chose Jervois Prive entirely because of River Valley Primary next door. The school queue for Phase 2C can be brutal if you are not in the 1 km radius, and being 120 metres away takes all that stress off the table. The condo itself is very well finished and the neighbours are quiet professionals — exactly what we wanted.”
— Owner-occupier family, via property forum feedback
“Small development, so everything is easy. Facilities are always available, the management is responsive, and the building is kept immaculate. Jervois Road is genuinely peaceful once you turn off River Valley Road. We drive to Redhill MRT or take the bus — not ideal for non-drivers, but for us it works perfectly.”
— Resident feedback, compiled from property listing commentary
“The appreciation since we bought in 2022 has been strong. We paid in the high $2,000s psf and recent transactions are clearing above $3,300. For a freehold D10 asset this new, that is a very comfortable position to be in after three years. We are long-hold so yield is secondary to us, but we are getting enquiries at around $5,500 to $5,800 per month for our 2-bedder.”
— Investor-owner, secondary market commentary
Strengths & Weaknesses
- River Valley Primary 120m + CHIJ (Kellock) 140m — strongest school-proximity address in D10
- Freehold tenure — no lease decay, perpetual inheritance value
- Strong PSF appreciation: $2,720 to $3,313 (+22%) in 3 years post-TOP
- 2022 completion — modern CCR specifications throughout
- 43-unit boutique scale — uncrowded facilities, community feel, responsive management
- Quiet, low-rise Jervois Road enclave with mature tree canopy
- Investment score 66/100 solid for a D10 CCR freehold asset barely 3 years old
- Profitability score 62/100 impressive given the 2022 vintage
- Easy car access to AYE, CTE, MCE, CBD, Orchard, and Dempsey Hill
- Redhill EW640m — accessible for occasional MRT use; feeder bus available
- No walkable MRT — Redhill EW at 640m is the closest station; bus or car required
- Gross yield 2.49% on thin data (16 transactions) — not an income-first asset at current PSF
- Average $2,848,149 vs median $2,360,000 gap implies wide unit-size variation — buyers must verify specific unit sizing
- En-bloc score 44/100 — too new for realistic collective sale interest for at least a decade
- Walkability 58/100 — moderate; daily errands require wheels for most residents
- 43 units means limited price discovery and thinner resale liquidity vs larger developments
- Facilities breadth inherently limited by boutique scale vs larger CCR developments
- Jervois Road has limited dining and retail immediately adjacent — Robertson Quay and River Valley are a short drive
- Only EW line access from Redhill; no MRT interchange within walkable distance
Verdict
Jervois Prive is a compelling proposition for a specific and clearly defined buyer: a D10 family for whom primary school proximity is the dominant criterion, combined with the desire for a new-ish freehold asset in a quiet, low-rise CCR enclave that has historically held value well. For that buyer, this address is almost uniquely difficult to replicate. Having River Valley Primary at 120 metres and CHIJ (Kellock) at 140 metres is not an accident of location — it is a structural advantage that the property market has consistently priced at a premium, and that premium has only compounded since the 2022 TOP as the PSF trend from $2,720 to $3,313 attests.
The investment case is less straightforward for buyers primarily driven by yield. At 2.49% gross yield on thin rental data (16 transactions), Jervois Prive is not an income vehicle at current pricing levels. The rental market will mature as the building ages, but even in a fully seasoned state, freehold D10 boutiques in this PSF range rarely exceed 2.8–3.0% gross yield without a meaningful price correction. The investment thesis here is capital appreciation on a freehold land parcel in one of Singapore’s most durable residential submarkets — not cashflow.
For buyers comparing Jervois Prive against Leedon Green, Hyll on Holland, or Fourth Avenue Residences, the key differentiator is not just PSF or facilities — it is the school proximity premium and the quiet, residential character of Jervois Road. CCR boutiques in that PSF range ($2,465–$2,945) each make different trade-offs. Jervois Prive sits mid-pack on PSF but at the very top of the D10 school-proximity ranking. For the right buyer, that resolves the comparison immediately.