Juluca
Juluca is a freehold condominium in District 5 (Pasir Panjang, Hong Leong Garden, Clementi New Town), within Singapore's Rest of Central Region (RCR). Completed in 2010, the development comprises 17 units. This page tracks recorded sale prices, rental contracts and yield trends from URA data.
Overview & Key Facts
JULUCA is a freehold condominium at PASIR PANJANG ROAD in District 5 (RCR), developed by HEETON RESIDENCE PTE LTD, comprising 17 units, completed in 2010.
Location & Connectivity
JULUCA is approximately 1350m from Kent Ridge MRT station, with 2 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Kent Ridge | Circle Line | 1.4 km |
| Haw Par Villa | Circle Line | 1.5 km |
Schools & Education
9 schools within 2 km (1 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| National University of Singapore | Tertiary | 700m |
| The Japanese School | International | 1.1 km |
| Kent Ridge Secondary School | Secondary | 1.4 km |
| NUS High School of Mathematics and Science | JC | 1.7 km |
| Dover Court International School | International | 1.8 km |
| United World College of South East Asia (Dover) | International | 1.8 km |
| Anglo-Chinese School (Independent) | Secondary | 1.8 km |
| Dulwich College (Singapore) | International | 1.9 km |
Market Position
JULUCA has recorded 2 sales at an average price of $2,434,400.
Neighbourhood Comparison
| Condo | Tenure | Avg PSF | Sales |
|---|---|---|---|
| LANDED HOUSING DEVELOPMENT | Freehold | $1,858 psf | 6241 |
| NORMANTON PARK | 99 yrs lease commencing from 2019 | $1,868 psf | 1433 |
| PARC CLEMATIS | 99 yrs lease commencing from 2019 | $1,896 psf | 1428 |
| ELTA | 99 yrs lease commencing from 2024 | $2,557 psf | 413 |
| FABER RESIDENCE | 99 yrs lease commencing from 2025 | $2,159 psf | 384 |
What Could Work Against You
- Only 0 transactions were recorded in the past 12 months, so the price figures here rest on a thin sample — a single outlier deal can move the averages.
- At 17 units, this is a boutique development — fewer comparable sales to anchor valuations, and maintenance costs spread across a smaller fee base.
Best suited for
Who This Actually Suits
The profile fits international school families, tertiary student housing, long-term hold (10+ yr) and freehold / generational hold best. Reasonable access to one or more international school clusters via car or school bus.
car-owning households and yield-focused investors should treat this as a shortlist candidate, not a default choice.
resort facilities should probably look elsewhere. Resort-grade amenity stack including multiple pools, clubhouse, and recreational facilities.
One caution flagged here: avoid if mrt-dependent — MRT access is meaningfully constrained — transit-dependent buyers should consider better-connected alternatives.
Verdict
JULUCA is a freehold development in District 5 (RCR), with 17 units, offering a gross yield of 3.5%.
Explore the full JULUCA dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing JULUCA against staying public? These HDB towns sit within walking or short-drive distance:
- Clementi — 4-room average $838,557 (1.3 km away), an upgrader gap of about $1,600,000
- Queenstown — 4-room average $1,002,705 (1.7 km away), an upgrader gap of about $1,450,000
FAQ
What is the average PSF for JULUCA?
Is JULUCA freehold?
What is the rental yield for JULUCA?
Which MRT is nearest to JULUCA?
Sources & Next Steps
- JULUCA Dashboard — Live charts and analytics
- URA — Official transaction data
- District 5 (Pasir Panjang, Hong Leong Garden, Clementi New Town) — District 5 neighbourhood guide
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 2 transactions
- Rental data: 8 leases
- Source: URA
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: May 2021 · 2 records analysed · Source: URA private-sale caveats