Jui Residences
Overview & Key Facts
Jui Residences is a freehold 117-unit condominium at 1177 Serangoon Road in District 12, developed by Selangor Dredging Berhad (SDB), an award-winning Malaysian property developer known for premium residential projects in Kuala Lumpur and Singapore. Designed by London-based CarverHaggard Architects, the development rises as a single 18-storey tower on a 31,705-square-foot freehold site that formerly housed the historic National Aerated Water building — a heritage connection that lends the project a distinctive identity absent from most modern condominiums. Jui Residences obtained its Temporary Occupation Permit in 2021 and also includes 3 commercial units at the ground level.
At an average transacted PSF of approximately $1,982 and a gross rental yield of 3.11%, Jui Residences occupies a competitive mid-range position in the Balestier–Serangoon Road corridor. The freehold tenure is its standout structural advantage, positioning it above 99-year leasehold competitors on a lifetime-cost basis. The development is 100% sold, confirming market acceptance of its pricing and location. With the Kallang River running adjacent to the site and integration with the Kallang Park Connector Network, Jui Residences offers a waterfront dimension that most District 12 condominiums lack.
Location & Connectivity
Jui Residences sits along Upper Serangoon Road at the boundary between Districts 12 and 13, a transitional neighbourhood that is experiencing significant transformation under the URA’s Kallang Riverside masterplan. The nearest MRT station is Potong Pasir MRT (North-East Line), approximately 640 metres or an 8-minute walk. Geylang Bahru MRT (Downtown Line) is about 790 metres in the opposite direction. While neither station qualifies as doorstep MRT, the dual-line access provides flexibility — the NEL delivers direct rides to Dhoby Ghaut, Clarke Quay, and HarbourFront, while the DTL connects to Bendemeer, Jalan Besar, Bugis, and the Marina Bay corridor. Boon Keng MRT (NEL) is also within reach at approximately 900 metres.
The Serangoon Road corridor is rich in everyday amenities. The Bendemeer hawker centre and wet market are within walking distance, providing affordable food options that are a daily staple for residents. City Square Mall and Mustafa Centre on the Serangoon Road strip offer retail and grocery options (Mustafa operates 24 hours), while the broader Little India precinct provides a vibrant cultural backdrop with temples, restaurants, and speciality shops. For families, Bendemeer Primary School is approximately 620 metres away, and Bendemeer Secondary School is similarly close, providing convenient public school access.
The Kallang River frontage is Jui Residences’ most distinctive locational feature. The Kallang Park Connector Network runs along the river, providing a continuous 9-km pedestrian and cycling trail that connects to the Kolam Ayer neighbourhood, Bishan-Ang Mo Kio Park, and ultimately the Marina Bay area. Residents can jog, cycle, or walk along the connector from their doorstep — a genuine lifestyle advantage that compensates for the development’s moderate MRT distance.
Schools & Education
1 primary school within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Bendemeer Secondary School | secondary | Within 1 km |
| Bendemeer Primary School | primary | Within 1 km |
| Assumption Pathway School | secondary | ~1.1 km |
| Stamford Primary School | primary | ~1.1 km |
| Hong Wen School | primary | ~1.1 km |
| Balestier Hill Primary School | primary | ~1.5 km |
| School of Science and Technology | jc | ~1.6 km |
| Beatty Secondary School | secondary | ~1.7 km |
Facilities
Jui Residences houses its communal facilities on a 5th-storey deck — a podium-level arrangement that elevates the pool and recreation areas above the street, providing a degree of visual privacy and noise separation from Serangoon Road below. The centrepiece is a 24-metre infinity lap pool that overlooks the Kallang River, offering a swim experience with a waterfront vista that few District 12 condominiums can match. The pool deck includes sun lounging areas and a wading pool section for young children.
The state-of-the-art gymnasium is equipped with modern cardio machines and resistance equipment, while the spa lounge and hydro spa (jacuzzi) provide post-workout relaxation. Social and entertaining amenities include a clubhouse, function rooms, BBQ pavilions, and an outdoor dining terrace — all benefiting from the elevated deck’s views over the river corridor. A children’s playground provides a safe play area within the secured compound, and the landscaped grounds include a leisure park and recreational areas that make use of the site’s generous proportions.
Unit Sizes & Layout
Jui Residences offers 117 residential units across 1-bedroom to 3-bedroom configurations in its single 18-storey tower. One-bedroom units (Types A1/A2, 431–463 sq ft) are compact but well-planned, with open living-kitchen areas that maximise the sense of space. These are popular with investors targeting the rental market, as the Serangoon Road corridor draws tenants from the nearby Novena medical hub and CBD-adjacent employers. Two-bedroom units (Types B1/B2/B3, 657–710 sq ft) represent the development’s sweet spot, offering functional layouts with separate bedrooms and balconies at quantum levels accessible to young professionals and couples. Three-bedroom units (Types C1–C4, 883–1,001 sq ft) cater to families, with master suites and practical storage provisions.
Interior design is by CarverHaggard of London, and the aesthetic leans towards modern minimalist with warm material accents. Ceiling heights are generous at 2.85 m for living areas and bedrooms (2.4 m in kitchens, corridors, and bathrooms), contributing to a sense of volume that distinguishes Jui Residences from more typical mass-market developments. Kitchens come fully equipped with Bosch appliances as standard, while bathrooms feature Duravit sanitary ware and Grohe fittings — a consistently premium specification across all unit types.
Higher-floor units (15th storey and above) benefit from unobstructed views over the Kallang River and towards the city skyline, making them the most sought-after positions within the tower. River-facing units on lower floors enjoy the waterfront greenery but may have partial obstruction from neighbouring buildings. Serangoon Road-facing units receive more ambient traffic noise, though the building’s setback and the 5th-storey podium deck provide some acoustic buffering.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 0 BR | 8 | $1,894 | $853,333 |
| 1 BR | 6 | $2,000 | $1,370,246 |
| 2 BR | 18 | $1,915 | $1,674,919 |
| 3 BR | 1 | $2,078 | $2,080,000 |
Pricing & Market Position
Based on 33 recorded transactions, sale prices range from $820,000 to $2,080,000, averaging $1,432,627 (~$1,989 psf).
Rents range from $2,350 to $5,800 per month across 155 rental transactions. Current rental yield sits at approximately 3.1%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 7.8% (from $1,873 to $2,020 psf).
Neighbourhood Comparison
Within the District 12 city-fringe market, Jui Residences competes most directly with The Orie (777 units, 99-year lease, ~$2,730 psf), a significantly larger and newer development on Lorong 1 Toa Payoh. The Orie offers closer MRT access (Braddell MRT) and a more comprehensive facilities suite befitting its scale, but its 99-year leasehold tenure and ~$750 psf premium over Jui Residences make the freehold advantage of Jui particularly stark. Buyers choosing between the two are trading scale, newness, and MRT proximity (The Orie) for freehold permanence and waterfront character (Jui Residences).
Verticus (162 units, 99-year lease, ~$2,122 psf) on Jalan Kemaman provides a more direct size comparison as a boutique-scale development, but again carries leasehold tenure at a higher PSF. Eight Riversuites (862 units, 99-year lease, ~$1,639 psf) on Whampoa East is a larger, older development that offers a lower PSF entry point but with shorter remaining lease and more dated finishes. Its riverfront positioning along the Kallang Basin provides a comparable waterfront lifestyle, though at a very different scale and density.
Jui Residences’ strongest competitive advantage remains its freehold tenure at sub-$2,000 psf in a city-fringe location. Freehold alternatives in the immediate vicinity are scarce, and most new launches in the Balestier–Toa Payoh–Serangoon corridor are leasehold. For buyers who assign a high value to perpetual tenure and are willing to accept a moderate MRT walk, Jui Residences offers a combination that few District 12 competitors can match.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| JUI RESIDENCES | Freehold | 2021 | 117 | $1,989 |
| THE ORIE | 99 yrs lease commencing from 2024 | 2025 | 52 | $2,730 |
| EIGHT RIVERSUITES | 99 yrs lease commencing from 2011 | 2016 | 843 | $1,643 |
| GEM RESIDENCES | 99 yrs lease commencing from 2015 | — | 578 | $1,838 |
| TREVISTA | 99 yrs lease commencing from 2008 | — | 590 | $1,702 |
| VERTICUS | Freehold | 2021 | 162 | $2,122 |
ShiokNest Scores
Our proprietary scoring system evaluates JUI RESIDENCES across multiple dimensions.
What Residents Say
Jui Residences attracts a mixed resident base of owner-occupiers and tenants, reflective of its position as a freehold investment-grade property in a city-fringe location. Owner-occupiers tend to be young Singaporean professionals and couples who value the freehold tenure as a long-term asset while appreciating the Serangoon Road corridor’s convenience and character. The Little India precinct’s cultural diversity, 24-hour Mustafa Centre, and extensive food options appeal to residents who enjoy a vibrant, unpolished neighbourhood over sanitised suburban living.
The tenant population includes professionals working at Novena’s medical hub (Tan Tock Seng Hospital, Novena Medical Centre), CBD commuters using the North-East Line from Potong Pasir, and expatriates drawn to the district’s comparatively affordable rents. The 1-bedroom units ($1,800–$2,200 monthly rental range) are particularly popular with single professionals, while 2-bedroom units attract couples and sharers. The development’s proximity to the Kallang Park Connector makes it appealing to fitness-oriented residents who run or cycle regularly.
Family residents with children at Bendemeer Primary (620 m) or Bendemeer Secondary (600 m) benefit from short school commutes. The broader precinct also offers numerous enrichment centres and tuition facilities in the Bendemeer–Boon Keng area. Weekend activities centre on the Kallang riverfront, the Stadium district (National Stadium, Kallang Wave Mall), and the rapidly developing Kampong Bugis area that the URA has designated for mixed-use waterfront development.
Strengths & Weaknesses
- Freehold tenure at sub-$2,000 PSF — rare in District 12 city fringe
- Kallang River frontage with Park Connector access from doorstep
- London-designed interiors by CarverHaggard Architects
- Generous 2.85m ceiling heights in living areas and bedrooms
- Healthy 3.11% gross rental yield supported by city-fringe tenant demand
- Premium Bosch kitchen appliances and Duravit/Grohe bathroom fittings
- 5th-storey pool deck overlooks the Kallang River corridor
- Heritage site identity — former National Aerated Water building
- Dual MRT line access: Potong Pasir (NEL) and Geylang Bahru (DTL)
- 100% sold development confirms strong market acceptance
- Moderate MRT distance — 640m to Potong Pasir, 790m to Geylang Bahru
- Serangoon Road frontage units may experience traffic noise
- Single 18-storey tower limits floor plan diversity
- No tennis court or large-format recreational facilities
- Serangoon Road corridor lacks premium retail and lifestyle amenities
- Limited school options within 1 km compared to Newton or Bukit Timah
- Small 117-unit development means thinner resale market
- Lower floors on river side may face partial view obstruction
Verdict
Jui Residences delivers a well-balanced proposition for buyers seeking freehold tenure in the city fringe at a sub-$2,000 psf price point. Its combination of perpetual lease, Kallang River frontage, London-designed interiors, and a 3.11% gross yield makes it one of the stronger value plays in District 12. At $1,982 psf, it sits comfortably below newer launches like The Orie ($2,730 psf) and Verticus ($2,122 psf), while offering freehold tenure that neither of those leasehold competitors can match.
The primary trade-off is MRT proximity. At 640 metres from Potong Pasir MRT and 790 metres from Geylang Bahru MRT, Jui Residences requires a genuine 8–10 minute walk to the nearest station — a meaningful inconvenience for daily commuters compared to sub-300-metre developments. This is partially offset by the bus network along Serangoon Road and the Kallang Park Connector’s cycling infrastructure, but buyers who prioritise doorstep MRT access will find the distance a limitation.