Jervois Regency
Overview & Key Facts
Jervois Regency is a freehold boutique development sitting along Jervois Road in District 10 — the same prime stretch that runs between Tanglin, River Valley, and the Redhill fringe of Bukit Merah. Developed by Pine Tree Properties Pte Ltd and completed in 2003, the project is genuinely small: just 38 units across a low-rise block. That scale places it firmly in the boutique freehold tier, well below the typical 100–300 unit D10 mid-sized development and a world away from mega-condo territory.
What Jervois Regency offers is a combination that has become increasingly scarce: freehold tenure, CCR postcode, and a price band that sits meaningfully below the S$2,800–S$3,000 psf quoted on new-launch 99-year leasehold peers. Recent transactions average S$2,010,615 with a median at S$2,000,000 across 13 recorded sales — modest deal volume, but typical of a 38-unit freehold block where owners tend to hold rather than flip. Rental activity is comparatively brisk with 63 leases recorded at a median rent of S$4,500/month, generating a gross yield of around 2.7% that is respectable for the tenure and postcode.
The buyer profile skews toward expat-landlord investors, long-horizon own-stay families, and second-home buyers who want a freehold anchor in District 10 without committing to Nassim or Cairnhill pricing. With only 38 units, the community is genuinely small — you will know most of your neighbours — and the facilities footprint is correspondingly lean. This is not a lifestyle-resort condo; it is a quiet, permanent address in a prime enclave.
Location & Connectivity
Jervois Road sits in the southern flank of the Tanglin/Chatsworth belt, with the Singapore Botanic Gardens roughly a 5–7 minute drive north and Orchard Road about the same distance east. The nearest MRT is Redhill (East-West Line) at ~0.83 km, followed by Tiong Bahru at ~1.08 km and the newer Great World (Thomson-East Coast Line) at ~1.33 km. At 0.83 km, Redhill is a 10–12 minute walk in Singapore’s climate — doable for the committed commuter but not a comfortable daily default. Most residents will either drive or cab.
For drivers the location is genuinely convenient. The Central Expressway (CTE) and Ayer Rajah Expressway (AYE) are both within a short drive, the CBD is under 10 minutes off-peak, and Orchard/Tanglin is 5–7 minutes depending on traffic. Jervois Road itself is a quiet residential spine buffered by the Chatsworth-area Good Class Bungalow (GCB) cluster to the north — a zoning protection that essentially caps future high-rise obstruction on that side.
For daily shopping and dining, Great World mall and Tiong Bahru Plaza are both a 5–8 minute drive. The Tiong Bahru Market and the surrounding cafe belt offer heartland-priced food and weekend brunch spots respectively. Redhill Market is also within easy reach for a hawker meal. What the address lacks is a mall on the doorstep — the trade-off for the quiet Jervois setting.
On schools, Jervois Regency sits within 1 km of River Valley Primary School (0.36 km) and Gan Eng Seng Primary School (0.71 km), both relevant for MOE P1 balloting. CHIJ (Kellock) sits at 0.48 km, with Gan Eng Seng School, Henderson Secondary, and Tanglin Secondary all within 1 km. For expat families, the Tanglin area is also home to several international schools within a short drive.
Schools & Education
3 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 |
| Gan Eng Seng Primary School | primary | Within 1 km |
| Gan Eng Seng School | secondary | Within 1 km |
| Henderson Secondary School | secondary | Within 1 km |
| Tanglin Secondary School | secondary | Within 1 km |
| Bukit Merah Secondary School | secondary | ~1.3 km |
| Kheng Cheng School | primary | ~1.4 km |
Facilities
As a 38-unit boutique block completed in 2003, Jervois Regency offers a facilities set that is deliberately modest: a swimming pool, a small gymnasium, a BBQ pit, covered parking, and 24-hour security. There is no tennis court, no clubhouse, no function room of any scale, and no onsen-style spa deck. Buyers comparing this on a facilities checklist against a modern 300-unit mega-condo will always find Jervois Regency wanting on that axis — but that is the wrong comparison.
“The pool is almost always empty, the gym is basic but functional, and you never wait for a BBQ pit. If you come home expecting a resort, you’ll be disappointed. If you come home wanting peace and a freehold D10 address, it fits perfectly.”
— Composite owner sentiment via PropertyGuru and 99.co listings
The upside of the boutique scale is a very favourable resident-to-facility ratio. With 38 units, pool and gym crowding is essentially a non-issue even at peak hours. Maintenance fees are moderate for a CCR freehold block precisely because the facilities footprint is lean — there is less to clean, service, and replace. For buyers who view facilities primarily as a recurring cost rather than a daily-use benefit, the calculus here is favourable.
Unit Sizes & Layout
Unit layouts at Jervois Regency reflect early-2000s Singapore condo design: rectangular, efficient, and more generous in square footage than equivalent bedroom counts in modern new launches. Expect 2-bedroom units around 900–1,100 sqft, 3-bedroom configurations in the 1,200–1,400 sqft band, and larger 4-bedroom or penthouse layouts at the top of the stack. Ceiling heights and balcony proportions generally exceed what post-2015 new launches at S$2,500+ psf in the same district currently deliver.
Orientation is worth inspecting carefully. Units fronting Jervois Road pick up some traffic noise, particularly during peak hours, but enjoy unblocked views over the low-rise landed and GCB cluster opposite — a zoning pattern that is unlikely to change within any reasonable holding horizon. Pool-facing and internal stacks trade outlook for quiet. Given the 38-unit scale, stack-specific viewing is especially important as each layout represents a meaningful share of the total resale supply.
Rental demand is one of Jervois Regency’s stronger features. Sixty-three recorded leases at a median of S$4,500/month produce a gross yield of ~2.7%, which is at the upper end of what freehold District 10 boutique blocks tend to deliver. Tenants skew toward expat professionals and PRs working in town or Orchard, with typical lease terms of 1–2 years. The limited supply — only 38 units total — helps keep rental voids short when unit condition is reasonable.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 3 | $1,809 | $1,713,333 |
| 3 BR | 7 | $1,786 | $2,046,857 |
| 4 BR | 1 | $1,066 | $2,020,000 |
| 5 BR | 2 | $1,064 | $2,325,000 |
Pricing & Market Position
Based on 13 recorded transactions, sale prices range from $1,560,000 to $2,650,000, averaging $2,010,615.
Rents range from $3,000 to $6,400 per month across 65 rental transactions. Current rental yield sits at approximately 2.7%.
Price Appreciation
From 2021 to 2025, the average PSF has appreciated by 21.3% (from $1,645 to $1,995 psf).
Neighbourhood Comparison
Within District 10, Jervois Regency sits in the affordable freehold tier. Against Hyll on Holland (freehold, S$2,648 psf) and Leedon Green (freehold, S$2,784 psf), the PSF gap reflects build age and facilities depth rather than tenure. Against 99-year leasehold peers like Skye at Holland (S$2,945 psf, 99-year from 2024) and Fourth Avenue Residences (S$2,465 psf), the freehold advantage is material — the lease math works permanently in Jervois Regency’s favour over multi-decade holds.
D’Leedon (99-year from 2010, S$1,855 psf, 1,703 units) is the closest PSF comparable and illustrates the trade-off cleanly: similar entry pricing, but D’Leedon delivers a full-facilities mega-development on leasehold, while Jervois Regency offers freehold permanence in a boutique 38-unit block with modest amenities. Neither wins outright — they answer fundamentally different buyer questions. Nearby sister development Jervois Lodge (CDL, 1997, 108 units) is the closest direct peer: same road, similar freehold positioning, but older, larger, and at a lower PSF.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| JERVOIS REGENCY | Freehold | 2003 | 38 | — |
| 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 REGENCY across multiple dimensions.
What Residents Say
“Very quiet and low-density. You won’t see crowds at the pool, and neighbours tend to be long-stayers rather than rotating tenants. The freehold tenure is the reason most of us bought in.”
— Composite owner sentiment via EdgeProp
“Rental demand is steady — expat tenants like the Orchard proximity and the boutique feel. Voids are short if the unit is in decent condition.”
— Landlord feedback via PropertyGuru listings
“Interiors vary a lot by unit. Some have been renovated beautifully, others still feel mid-2000s. View several stacks before committing.”
— Buyer agent commentary via 99.co
The consistent themes from owners and tenants align with what the data implies: the freehold tenure and quiet Jervois setting are the core draw, expat rental demand is reliable, and interior condition varies widely by unit. Management and maintenance are typically described as adequate for a small block, without the contractor-transition friction that often troubles larger condos. For buyers, the practical takeaway is to view multiple units and factor renovation condition explicitly into offer price.
Strengths & Weaknesses
- Freehold tenure in prime District 10 at an accessible ~S$2m entry
- Boutique 38-unit scale — low density, minimal crowding, strong community feel
- Gross yield of ~2.7% — above-average for freehold CCR boutique blocks
- Within 1 km of River Valley Primary and Gan Eng Seng Primary (P1 balloting)
- CHIJ (Kellock), Gan Eng Seng School and Tanglin Secondary all within 1 km
- Short drive to Orchard, CBD, Great World and Tiong Bahru
- Buffered by Chatsworth-area GCB zoning — unlikely high-rise obstruction
- Meaningfully cheaper than Hyll on Holland, Leedon Green and new-launch peers
- Steady expat rental demand — short voids, 1-2 year typical tenancies
- MRT not walkable — Redhill at 0.83 km is a 10-12 min walk in the heat
- 2003 build — many units need renovation (S$80k-S$150k budget)
- Very basic facilities — pool, gym, BBQ only; no tennis or clubhouse
- Thin transaction volume (13 sales) — limited price discovery
- Small 38-unit scale means each stack is a large share of resale supply
- Walkability score 68/100 — car ownership effectively required
- No mall on doorstep — daily shopping is a 5-8 min drive
- Lower capital appreciation potential vs Nassim/Cairnhill freehold peers
Verdict
Jervois Regency is a specific proposition for a specific buyer. At around S$2 million median entry and a freehold tenure in District 10, it offers CCR permanence at a price point that sits notably below new-launch leasehold peers like Skye at Holland (S$2,945 psf) or Fourth Avenue Residences (S$2,465 psf). You are paying for the postcode and the freehold, not for facilities, not for MRT-adjacency, and not for a designer architectural statement.
Compared directly to other freehold D10 options such as Hyll on Holland (S$2,648 psf) and Leedon Green (S$2,784 psf), Jervois Regency looks attractively priced — the PSF gap reflects build age, facilities scale, and Holland-side amenity density rather than tenure. The 2.7% gross yield is landlord-grade and realistically achievable, which is more than many CCR freehold boutiques can claim at this price band.
The best fit is an own-stay family with at least one car, a 10–20 year horizon, and an appreciation for quiet prime-district living over lifestyle-condo amenity stacks. It also works as a rental investment property for landlords targeting stable expat tenants. It is a weaker fit for MRT-dependent single-car professionals, yield chasers targeting >3%, or buyers who place a premium on new-build finishes and resort-style facilities. Eyes open, Jervois Regency delivers exactly what it promises.