Jubilee Residence
Overview & Key Facts
Jubilee Residence on Pasir Panjang Road is a 19-unit boutique condominium in District 5 completed in 2008 under a 99-year lease from approximately 1927, leaving around 81 years remaining. The development occupies a quiet residential stretch of Pasir Panjang between the National University of Singapore campus at 810 metres and the Southern Ridges park connector, offering a leafy, low-density living environment that is distinctly car-dependent.
The nearest MRT access is Haw Par Villa CCL at 1.07 kilometres — a 12-to-15-minute walk or short bus ride — making Jubilee Residence better suited to residents with personal transport or those comfortable with the bus network along Pasir Panjang Road and West Coast Highway. The walkability score of 41 confirms the development's limited pedestrian amenity access.
The rental market shows 27 records at a median of $2,900 per month across 19 units, giving a 1.42 records-per-unit ratio that provides reasonable data confidence. The moderate rent level reflects both the car-dependent environment and the D5 OCR pricing tier, though the NUS and one-north proximity does support a steady academic and biomedical research tenant segment.
Location & Connectivity
Pasir Panjang Road flanks the southern boundary of the Kent Ridge park ridge, with the Southern Ridges park connector and Labrador Nature Reserve within easy cycling distance. For nature-oriented residents, this addresses a genuine lifestyle premium: access to Mount Faber Park, Hort Park, and the Southern Ridges trail system on foot or by bicycle.
The transit challenge is real. Haw Par Villa CCL (1.07km) and Kent Ridge CCL (1.13km) are on the Circle Line, which provides connectivity to Harbour Front, one-north, Buona Vista interchange, and eventually the full circle. Bus routes along Pasir Panjang Road serve NUS and the West Coast area, but the frequency and journey time to the CBD make car ownership advantageous.
National University of Singapore at 810 metres is the dominant institutional anchor — the NUS and one-north biomedical cluster generate academic, research, and corporate tenant demand that partially offsets the area's limited general amenity access. Dulwich College Singapore at 1.57 kilometres and Dover Court International School at 1.84 kilometres serve the international family market.
Schools & Education
| School | Type | Distance |
|---|---|---|
| National University of Singapore | tertiary | Within 1 km |
| Dulwich College (Singapore) | international | ~1.6 km |
| Kent Ridge Secondary School | secondary | ~1.6 km |
| Dover Court International School | international | ~1.8 km |
| United World College of South East Asia (Dover) | international | ~1.9 km |
| NUS High School of Mathematics and Science | jc | ~1.9 km |
Facilities
Jubilee Residence was completed in 2008 and at 19 units should include a swimming pool, basic gymnasium, and landscaped communal areas consistent with boutique developments of that era. The 81-year remaining lease means the property is mid-cycle and maintenance reserves should be reasonably established.
Buyers should request MCST financial statements and the most recent AGM minutes to verify sinking fund balance and any deferred infrastructure works. A 19-unit development completed in 2008 will be approaching the point where major systems (elevators, water tanks, waterproofing) may require attention.
Neighbourhood Comparison
D5 RCR comparables include Normanton Park (2019, 1,840 units, ~$1,866 PSF) and Parc Clematis (2019, 1,450 units, ~$1,885 PSF), both of which offer full resort-scale facilities at competitive PSF for the West Coast corridor. Jubilee Residence trades scale and facilities depth for boutique intimacy and a Pasir Panjang Road address with immediate nature reserve access — a niche but genuine differentiator for the right buyer.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| JUBILEE RESIDENCE | 2008 | 19 | — | |
| LANDED HOUSING DEVELOPMENT | Freehold | 2021 | 156 | $1,837 |
| NORMANTON PARK | 99 yrs lease commencing from 2019 | 2021 | 1,840 | $1,866 |
| PARC CLEMATIS | 99 yrs lease commencing from 2019 | 2021 | 1,450 | $1,885 |
| ELTA | 99 yrs lease commencing from 2024 | 2025 | 501 | $2,556 |
| FABER RESIDENCE | 99 yrs lease commencing from 2025 | 2025 | 399 | $2,157 |
Lease Decay Analysis
The 99-year lease runs from 2008, meaning approximately 18 years have already been consumed. Roughly 81 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~81 years | Full bank financing available |
| 2038 | ~69 years | CPF usage still unrestricted for most buyers |
| 2047 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2067 | ~39 years | Significant financing restrictions for next buyer |
| 2107 | 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 ~71 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates JUBILEE RESIDENCE across multiple dimensions.
What Residents Say
The Pasir Panjang corridor draws NUS faculty and postdoctoral researchers, biomedical and tech sector employees from the nearby one-north cluster, and nature-lifestyle families who prioritise park access over urban walkability. The expatriate segment includes academic families and international school-attending children from Dulwich College and Dover Court. Car ownership is near-universal among residents.
Strengths & Weaknesses
- 81-year remaining lease on 99yr tenure — commercially sound for near-to-medium term
- Southern Ridges and Labrador Nature Reserve access within walking/cycling distance
- NUS and one-north biomedical cluster generate stable academic and corporate tenant demand
- Walkability 41/100 — car-dependent location for most daily errands
- Nearest MRT (Haw Par Villa CCL) at 1.07km — 12+ minute walk or bus required
- Lease drops below 60yr in ~21yr — begins to affect CPF and loan eligibility for future buyers
Verdict
Jubilee Residence suits a specific buyer profile: nature-lifestyle seekers who value Southern Ridges access, NUS-affiliated academic residents, and biomedical sector professionals anchored to one-north who prefer low-density D5 living over transit-intensive CCR or RCR environments. The 81-year lease, 2008 construction vintage, and manageable 19-unit scale are reasonable fundamentals.
Car-dependent buyers or those requiring frequent CBD commutes will find the transit picture limiting. Investors should factor the car-ownership premium into cash flow models and verify that tenant demand from the NUS-one-north corridor is sufficient to support occupancy at or above $2,900 per month median.