Jervois Treasures
Overview & Key Facts
Jervois Treasures is an ultra-boutique 36-unit freehold condominium at 31 Jervois Road in District 10, completed in 2021 and developed by Fragrance Treasures Pte Ltd, a wholly-owned subsidiary of Fragrance Group Limited — a SGX-listed property developer with a presence across Singapore, Australia, and Europe. The former site of Lotus at Jervois, the development rises five storeys across a single residential block, offering an intimate scale that sets it apart emphatically from the large-format CCR condominiums that dominate the Central Region.
Thirty-six units in District 10 is not merely boutique — it is rare. The Jervois–Bishopsgate enclave sits within the Good Class Bungalow (GCB) belt of prime D10, a low-rise, low-density residential preclave where high-rise towers are conspicuously absent and land is priced accordingly. Jervois Treasures occupies this address with a product profile that mirrors its neighbourhood: private, discreet, and deliberately uncommon. With an average transacted PSF of $2,611, the development is firmly positioned in Singapore’s luxury residential tier — above the mass-market CCR average and consistent with a freehold D10 address that commands a premium for both location and exclusivity.
The development’s unit configuration spans 1-bedroom to penthouse 3-bedroom formats, covering 506 sqft to 1,432 sqft, with a rich variety of 13 floor plan types including dual-key configurations and a penthouse 3-bedroom. Fragrance Group specified Hansgrohe sanitary fittings, Duravit sanitaryware, De Dietrich kitchen appliances, Blum cabinetry, and Samsung smart door locks across all units — a specification level consistent with boutique D10 luxury product rather than the volume-builder mid-range. Smart home automation for lighting, temperature, and entertainment is standard across the development, reflecting what the CCR’s high-net-worth buyer base expects from a 2021 TOP.
At 33 recorded resale transactions and an average price of $1,984,890, Jervois Treasures offers access to freehold D10 at a per-unit quantum that is below the threshold of many larger-format District 9 and District 10 condominiums, even though its PSF is firmly luxury-tier. For buyers seeking CCR prestige, freehold permanence, and the privacy of a GCB-belt address without the land ownership required for a bungalow purchase, the development occupies a structurally differentiated niche in a market that rarely produces this combination.
Location & Connectivity
Jervois Road is one of District 10’s most storied residential addresses. Running between Tanglin Road and River Valley Road, it bisects the Jervois–Bishopsgate precinct — a low-density, leafy corridor of Good Class Bungalows, boutique condominiums, and landed estates that defines the southern edge of Singapore’s prime residential belt. Jervois Treasures at No. 31 sits in the middle of this corridor, surrounded by the kind of low-rise streetscape that has all but disappeared from the rest of the CCR.
MRT connectivity is provided primarily by Redhill MRT (EW18) on the East West Line, approximately 828 metres from the development — a 10–12 minute walk. Tiong Bahru MRT (EW17) provides an alternative EWL stop and is accessible by bus or a slightly longer walk south. For Thomson-East Coast Line connectivity, Great World MRT (TE15) on the TEL is accessible by bus or a 15-minute walk east via River Valley Road, offering a direct connection to Orchard, Stevens, and the eastern TEL corridor. Jervois Road is well-served by bus routes, and the vast majority of residents in this price tier commute by private car rather than MRT.
The Dempsey Hill lifestyle precinct — one of Singapore’s most sought-after dining and wellness destinations — is less than 1 km west, home to Candlenut, Margarita’s, PS Café, The White Rabbit, and a cluster of art galleries, wellness studios, and antique dealers within the repurposed colonial barracks. Orchard Road luxury retail (ION Orchard, Paragon, Takashimaya) is within a 10–15 minute drive. Alexandra Hospital, one of Singapore’s major general hospitals, is approximately 1.5 km south along Alexandra Road — a meaningful healthcare proximity for families with elderly members.
Day-to-day amenities within walking distance include the River Valley neighbourhood along River Valley Road, with a growing F&B and retail strip, and the Cold Storage at UE Square approximately 1 km east. The Holland Village F&B and lifestyle precinct is 10–15 minutes by car or bus northwest along Holland Road. Schools in the catchment include Crescent Girls’ School (approximately 1.5 km south) and Singapore Chinese Girls’ School (approximately 2.5 km north), with Nanyang Primary School, Singapore Chinese Girls’ Primary, and Queenstown Primary accessible within the wider D10 school belt.
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 |
| River Valley Primary School | primary | Within 1 km |
| Gan Eng Seng School | secondary | Within 1 km |
| Henderson Secondary School | secondary | Within 1 km |
| CHIJ (Kellock) | primary | Within 1 km |
| Bukit Merah Secondary School | secondary | ~1.2 km |
| Tanglin Secondary School | secondary | ~1.2 km |
| Kheng Cheng School | primary | ~1.2 km |
Facilities
Boutique scale and premium specification are the defining characteristics of Jervois Treasures’ facilities offering. The development provides a swimming pool, lap pool, gym, barbecue deck, function room, zen garden, tennis court, children’s playground, and reading alcove within its five-storey, single-block footprint. The spa pool and outdoor gymnasium further expand the on-site wellness offering. For 36 units, this is a facilities package that meaningfully exceeds the minimum viable amenity set of most sub-50-unit boutique condos, which typically offer only a pool and a basic gym.
The practical implication of 36 units across a full-format facilities deck is that the pool, gym, and all common areas will be structurally uncrowded. Residents of large-format CCR condominiums frequently cite weekend pool and gym congestion as quality-of-life drawbacks; at Jervois Treasures, the ratio of facilities to residents is approximately one of the best in the CCR. A lap pool serving 36 units is, for most practical intents and purposes, a private pool available on demand.
“Ultra-boutique exclusivity means the facilities feel genuinely private — the pool is yours, the gym is yours, and you know your neighbours.”
— Buyer profile via PropertyGuru
The smart home integration specified across all units — covering lighting, temperature control, and entertainment automation — is part of the facilities value proposition that Fragrance Group positioned as differentiating Jervois Treasures from older boutique D10 stock. Combined with premium-brand fittings (Hansgrohe, Duravit, De Dietrich, Blum), the development delivers a specification profile that is consistent with 2021 luxury condominium standards and does not require immediate renovation investment from a new owner.
The 24-hour security and guarded access that is standard in boutique CCR developments is present at Jervois Treasures. The building management at a 36-unit development operates on a close-knit basis, with residents who typically know one another — a social dynamic that ultra-HNW and privacy-conscious buyers in the GCB belt actively value over the anonymity of large-format towers.
Unit Sizes & Layout
Jervois Treasures’ 36 units span 13 distinct floor plan types across five bedroom configurations: 1-bedroom (506–527 sqft), 1-bedroom plus study (592 sqft), 2-bedroom (624–893 sqft), 3-bedroom (1,130 sqft), 3-bedroom dual-key (1,227 sqft), and 3-bedroom penthouse (1,432 sqft). This variety across only 36 units is unusual and reflects a deliberate attempt to offer multiple buyer profiles — investors seeking 1-bedroom units for the rental market, owner-occupier couples in the 2-bedroom range, and family buyers or high-net-worth owner-occupiers in the 3-bedroom and penthouse configurations — within a single low-density development.
The average implied size of approximately 760 sqft (derived from $1,984,890 average price and $2,611 average PSF) reflects the influence of the 1-bedroom and 1-bedroom-plus-study cohort on the overall mix. The 3-bedroom and penthouse units, at 1,130–1,432 sqft, represent the premium end of the range and align with the kind of owner-occupier family who chooses Jervois Road for the GCB-belt address and accepts a condominium format for the freehold tenure and facilities at a lower quantum than a bungalow purchase would require.
The five-storey building height means that all units are effectively low-rise — there are no high-floor sky views to differentiate stacks in the way that a 30-storey tower would. Instead, floor-level differentiation is primarily about greenery and street-level separation: lower floors are closest to the pool and garden amenities, higher floors benefit from enhanced privacy and reduced street noise. The GCB-belt streetscape means that the immediate surroundings are trees and low-rise landed properties rather than concrete towers, giving even ground-floor units a more naturalistic visual environment than most CCR condominiums at equivalent floor levels.
Premium fittings across all units — Hansgrohe bathroom hardware, Duravit sanitaryware, De Dietrich kitchen appliances, Blum cabinetry — ensure that the specification is move-in ready at the 2021 TOP standard. Buyers acquiring resale units will find interiors that do not require immediate capital expenditure on renovation, although personal customisation is always possible. The smart home system (Samsung digital lock, automated lighting, temperature, and entertainment) is a feature that was positioned as a selling point at launch and remains relevant in the 2026 resale market where tech-enabled living is an expectation rather than a novelty for CCR buyers.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 14 | $2,635 | $1,470,271 |
| 2 BR | 14 | $2,620 | $2,113,888 |
| 3 BR | 4 | $2,584 | $2,981,150 |
| 4 BR | 1 | $2,271 | $3,398,524 |
Pricing & Market Position
Based on 33 recorded transactions, sale prices range from $1,292,000 to $3,398,524, averaging $1,984,890.
Rents range from $3,000 to $6,100 per month across 32 rental transactions. Current rental yield sits at approximately 2.3%.
Price Appreciation
From 2021 to 2024, the average PSF has appreciated by 15.9% (from $2,271 to $2,633 psf).
Neighbourhood Comparison
Liv @ Jervois is the most direct peer comparison: a 40-unit freehold boutique condominium also on Jervois Road, developed by Bukit Sembawang Estates. At 4 more units than Jervois Treasures, Liv @ Jervois shares the boutique scale and freehold D10 address but was launched earlier and offers a different unit mix and specification profile. Recent transactions at Liv @ Jervois have averaged in the $2,600–$2,800 PSF range for comparable unit types, broadly aligned with Jervois Treasures’ $2,611 average. For buyers comparing the two, the choice reduces to unit size preference, floor plan configuration, and the marginal difference in developer specification — Fragrance Group’s Jervois Treasures specifies De Dietrich appliances and smart home integration to a standard competitive with Bukit Sembawang’s Liv @ Jervois.
Jervois Lane, with 54 units on the same corridor, offers a slightly larger development with a broader facilities footprint but a less exclusive resident profile by unit count. At approximately $2,400–$2,600 PSF on recent transactions, Jervois Lane prices at or slightly below Jervois Treasures — likely reflecting its older vintage and the per-unit facilities sharing cost that a 54-unit development spreads more broadly. Buyers who prioritise the absolute minimum unit count for privacy reasons will prefer Jervois Treasures; those who want marginally more community scale and potentially lower per-unit maintenance fees may find Jervois Lane a viable alternative.
The Belvedere at 118 units on Oxley Road represents a larger-format D10 freehold comparison. With more than three times the unit count of Jervois Treasures, The Belvedere offers greater transactional liquidity and a more comprehensive facilities package in absolute terms. However, the scale difference is precisely why ultra-HNW buyers who choose Jervois Treasures over The Belvedere do so: 118 units is a community, not a boutique — the pool, gym, and social dynamic are qualitatively different from a 36-unit development where every resident is known.
Against newer D10 launches further into the prime CCR — such as 3 Orchard By-the-Park or projects along Cuscaden Road — Jervois Treasures occupies a distinct geographic position: the GCB belt rather than the Orchard fringe. The GCB-belt setting means no high-rise development neighbours, lower-density streetscape, and a neighbourhood character that the Orchard fringe cannot offer. The trade-off is distance from the Orchard Road retail core — a 10–15 minute drive rather than a 5-minute walk. For buyers who prioritise residential tranquillity over proximity to commercial cores, the Jervois Road location is the clear preference; for buyers who want to walk to ION Orchard, the Orchard–Cuscaden belt is the natural alternative.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| JERVOIS TREASURES | Freehold | 2021 | 36 | — |
| 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 TREASURES across multiple dimensions.
What Residents Say
“Privacy is the number one reason I chose Jervois Treasures. Thirty-six units means you know everyone in the building and the pool feels like it’s yours. The address on Jervois Road is exactly what I was looking for in D10.”
— Owner review via PropertyGuru
“Fantastic fittings — Hansgrohe, Duravit, De Dietrich. The smart home system works well and the unit feels genuinely premium. Dempsey Hill and the GCB belt surroundings make this feel very different from a typical CCR condo.”
— Resident review via 99.co
“Boutique development with concierge-level service. You won’t find a crowd at the pool ever. The Jervois Road address in a freehold building at this price point was the reason to buy — similar locations are either GCBs at a completely different quantum or older-vintage condos that need renovation.”
— Buyer review via EdgeProp
“MRT is a 12-minute walk to Redhill. We have two cars so it doesn’t affect us, but buyers who depend on public transport should factor this in. Everything else about the development is excellent — the build quality, the address, and the fact that the GCB surroundings will never change.”
— Owner review via SRX
The resident profile at Jervois Treasures is consistent with the Jervois Road micro-market: ultra-high-net-worth Singaporeans and permanent residents, senior expatriate executives, and CCR investors who prioritise address prestige and tenure quality over yield optimisation. The development does not attract the rental-investor profile that dominates newer Orchard-fringe or Novena-area boutique condos. The recurring themes in resident feedback are: the GCB-belt address and low-rise streetscape as a lifestyle differentiator; the uncrowded facilities as a practical daily benefit; the premium fittings as a specification point that reduces renovation overhead; and the MRT distance as the sole structural trade-off that residents acknowledge but accept as the price of a non-transit-corridor address.
Strengths & Weaknesses
- Freehold tenure on a Jervois Road D10 address — permanent title, no lease decay, no CPF restrictions
- Ultra-boutique 36-unit scale — pool, gym, and all facilities structurally uncrowded
- GCB-belt adjacency — GCBA zoning prevents high-rise development on neighbouring sites
- 2021 TOP build quality with premium specification: Hansgrohe, Duravit, De Dietrich, Blum throughout
- Smart home automation standard across all units — move-in ready at luxury tier
- Dempsey Hill lifestyle precinct under 1 km — finest dining and wellness in Singapore
- Diverse floor plan variety: 13 plan types from 506 sqft to 1,432 sqft across one small development
- Dual-key 3-bedroom configuration offers investor flexibility within a single unit
- Low-rise 5-storey building in a leafy, low-density streetscape — uncommon CCR residential environment
- Average per-unit price ~$1.98M provides CCR freehold D10 access below the $3M threshold of larger-format peers
- Redhill MRT (EW18) is 828 metres away — 10–12 minute walk, less convenient for car-lite households
- Gross yield approximately 2.4% — not a yield-optimised investment; CCR capital appreciation thesis only
- Fragrance Group is a volume developer — brand carries less prestige than CDL, CapitaLand, or Keppel for some buyers
- Thin resale liquidity: 36 units means few comparable transactions and longer marketing periods when selling
- No Orchard MRT walkability — all Orchard Road access requires car, taxi, or bus
- Maintenance fees are higher per unit given full-format facilities spread across only 36 households
- Five-storey height means no high-floor views — no premium sky-view stacks that command rental or sale premiums in taller towers
- Relatively unknown developer brand to international buyers unfamiliar with the Singapore SGX-listed Fragrance Group
Verdict
Jervois Treasures’ investment and lifestyle case rests on four structural pillars that are difficult to replicate elsewhere in the CCR. First, the freehold tenure on a Jervois Road address — within the GCB belt of District 10 — is permanent and institutionally rare. Land in this enclave is restricted by GCBA zoning from high-rise redevelopment, meaning the neighbourhood character is structurally protected in a way that few CCR condominium addresses can claim. Second, the 36-unit scale delivers a level of privacy and exclusivity that is simply unavailable in developments where hundreds of units share common facilities and corridors. For ultra-HNW buyers, this is not a cosmetic distinction — it is the core value proposition. Third, the 2021 TOP and premium Fragrance Group specification deliver a contemporary build quality with no immediate renovation requirement, at a PSF that is lower than comparable new launches in the D9–D10 belt. Fourth, the Dempsey Hill and River Valley lifestyle ecosystems, the proximity of Alexandra Hospital, and the access to Orchard Road luxury retail deliver an amenity matrix that anchors the D10 premium in daily quality of life.
The PSF of $2,611 is fair for a freehold D10 address with GCB-belt adjacency and a 2021 TOP. Comparable boutique D10 freehold developments — Liv @ Jervois, Jervois Lane, Mon Jervois — have transacted in the $2,400–$3,000 PSF range depending on unit type and timing. Jervois Treasures sits within this band, reflecting neither a discount nor a premium to immediate micro-market peers. At an average unit price of $1,984,890, the per-unit quantum is accessible for the CCR buyer profile — below the $3–4M range that larger-format D9 luxury condos demand for equivalent bedroom configurations.
The gross yield of approximately 2.4% (based on $4,018 average monthly rent against $1,984,890 average price) is consistent with freehold CCR condominiums across D9 and D10, where the investment thesis is anchored in capital appreciation and tenure permanence rather than cash flow. Yield-seeking landlords will find higher returns in D15 or D19 leasehold stock. Jervois Treasures is a hold asset: the combination of freehold permanence, GCB-belt address protection, and 36-unit exclusivity supports a long-duration capital appreciation case that does not depend on lease-expiry dynamics or redevelopment optionality.
Jervois Treasures is the right answer for buyers who want the address prestige of District 10’s GCB belt in a condominium format — freehold permanence, boutique privacy, luxury specification, and Dempsey Hill at the doorstep — without the nine-figure commitment of a landed GCB purchase.
Against direct comparables on Jervois Road, the development competes with Liv @ Jervois (40 units, freehold, D10), Jervois Lane (54 units, freehold), and The Belvedere (118 units, freehold, Oxley Road). Jervois Treasures is the most recently TOPed boutique freehold on the road, which provides a build-quality and specification advantage over older-vintage peers. Its 36-unit scale is the smallest in the comparable set, delivering the maximum available exclusivity at this address. The trade-off relative to larger peers is a smaller facilities footprint in absolute terms (though larger per resident), higher maintenance fees per unit, and a more limited resale market depth given the small unit count.