Mon Jervois
Overview & Key Facts
Mon Jervois is a 109-unit boutique condominium at 39–47 Jervois Road in District 10, completed in November 2017 on a 99-year leasehold commencing May 2012. With approximately 85 years remaining on the lease, the development occupies one of Singapore’s most prestigious residential addresses — the Jervois Road corridor in the Tanglin enclave, flanked by Good Class Bungalow (GCB) land and low-density private housing on multiple sides. At $1,855 PSF, Mon Jervois sits at a measurable discount to freehold peers on the same street, while retaining the full suite of CPF usage and bank financing benefits that its 85-year remaining lease provides.
Developed by Singland Development (Jervois) Pte. Ltd. — a subsidiary of Singapore Land Group (SingLand), one of Singapore’s most storied property developers — and designed by Ong&Ong, the award-winning local architectural practice, Mon Jervois is a resort-concept development comprising five low-rise five-storey blocks arranged on a landscaped 8,958 sqm site. The design philosophy is one of horizontal restraint: instead of a single tower, five slender blocks sit atop a green “pedestal-like” landscape deck, creating a resort precinct that is entirely at odds with the high-rise density norm. The result is a 109-unit community with the spatial character of a private estate.
The unit mix spans 1-bedroom+study (614–624 sqft) through 4-bedroom (1,905–1,981 sqft) and penthouses to 3,003 sqft, with a notable mid-tier comprising double-volume loft units — 2-bedroom+family loft (1,539–1,561 sqft) and 2-bedroom+study loft (1,582–1,668 sqft) — featuring 6.7-metre ceiling heights. These loft configurations are genuinely unusual in the Singapore condominium market at any tenure or price point, and they define Mon Jervois’s most distinctive product proposition. With 109 units, the development is boutique by any measure, and its institutional-grade SingLand developer pedigree provides confidence in build quality and MCST management continuity.
At $1,855 PSF on a 99-year leasehold with 85 years remaining, Mon Jervois offers a clear entry point into District 10’s Jervois Road micro-market at a meaningful discount to the freehold stock that dominates the same street. The development’s lease position — above the 75-year CPF threshold, well above the 30-year MAS financing floor — means buyers face no structural financing restrictions, preserving a broad resale pool that includes CPF-assisted buyers and standard bank financing.
Location & Connectivity
Mon Jervois sits at 39–47 Jervois Road, one of District 10’s most sought-after residential addresses. Jervois Road runs through the heart of the Tanglin–River Valley enclave, bordered by GCB-zoned land to the east and the low-density private housing of the Holland–Tanglin corridor to the west. The street is not a commercial or arterial road; it is a quiet, tree-lined residential address where the neighbours are landed houses, Good Class Bungalows, and boutique condominiums — the kind of micro-location that preserves its residential character regardless of broader urban development pressure.
MRT connectivity is centred on Redhill MRT (EW18) on the East West Line, approximately 777 metres from the development — a 8–10 minute walk. Redhill provides direct East West Line access to City Hall, Raffles Place, and Tanjong Pagar in one direction, and to Queenstown, Clementi, and Jurong East in the other — strong CBD connectivity for a D10 residential address. For Thomson-East Coast Line users, Havelock MRT (TE16) and Great World MRT (TE15) are both accessible within a 10–12 minute walk or short bus ride, providing additional connectivity to Orchard (TE14), Stevens, and the eastern districts without requiring an interchange. The combination of EWL and TEL proximity gives Mon Jervois residents two separate rail corridors to the CBD, a connectivity profile that many D10 addresses cannot match simultaneously.
The lifestyle geography is exceptionally strong. Great World City mall is approximately 10–12 minutes on foot or a 3-minute drive — a full-service retail and F&B destination with supermarket, cinema, and dining that functions as Mon Jervois residents’ day-to-day retail anchor. Singapore Botanic Gardens (UNESCO World Heritage Site) is a 5-minute drive north via Tanglin Road. Orchard Road, Singapore’s premier retail and dining corridor, is a 5-minute drive or 10-minute TEL ride. The River Valley and Robertson Quay dining and nightlife belt is 5 minutes by car, offering an exceptional variety of restaurants, bars, and cafés for residents who value a vibrant urban lifestyle within immediate reach of a genuinely quiet home address.
Schools in the immediate catchment are a material draw: Alexandra Primary School (389m — within the 1km MOE priority zone), Crescent Girls’ School (524m), Gan Eng Seng School (576m), and Sir Manasseh Meyer International School (554m) are all within walking distance. River Valley Primary School is 1.45 km away, and the broader Tanglin–Orchard corridor hosts multiple international schools including the Swedish School, The Lyceum World School, and others within easy driving distance. For families — both local and expatriate — the school access at this address is a genuine competitive advantage over many D10 alternatives.
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 |
| Henderson Secondary School | secondary | Within 1 km |
| Gan Eng Seng School | secondary | Within 1 km |
| Tanglin Secondary School | secondary | ~1.0 km |
| Bukit Merah Secondary School | secondary | ~1.2 km |
| Kheng Cheng School | primary | ~1.4 km |
Facilities
Mon Jervois’s facilities are organised into three distinct experiential zones — Suites, Urban, and Habitat — a three-layer concept developed by Ong&Ong to distinguish the development from the standard amenity-list approach common in Singapore condominiums. The full facilities deck includes a lap pool, Jacuzzi pool, children’s water jet zone, children’s play area, gymnasium, putting green, lounge terrace, secret garden walk, reflective courtyard, play lawn, sunken BBQ pavilion, pool shower, wilderness Jacuzzi, reflection deck, and entertainment structure. For a 109-unit development, this is a markedly comprehensive amenity offering — the facilities-to-resident ratio ensures that every amenity is accessible without booking friction.
The resort concept is most evident in the landscape architecture: the five blocks sit atop a podium-level landscaped deck that creates visual and physical separation between the residential floors and the ground. The site retains generous soft landscaping throughout, with mature greenery, water features, and garden walks that give Mon Jervois a genuine resort character. This is not a checklist-built facilities deck — it is an integrated landscape design where the amenities are part of a coherent spatial experience, consistent with Ong&Ong’s design philosophy of “aesthetically and functionally pleasing counterpoints to Singapore’s routine high-rise developments.”
“Been living here for a number of years. Really great condo with impressive facilities.”
— Resident review via 99.co
The putting green is an unusual and welcome inclusion at this scale — a practical amenity that reflects the developer’s understanding of its target resident profile. Golf is a genuine leisure activity for many D10 CCR residents, and a putting green within the development eliminates the need to travel to a club for short-game practice. The sunken BBQ pavilion, reflecting courtyard, and secret garden walk complete the resort character, creating a home environment where residents can genuinely disengage from the urban intensity of the surrounding city without leaving the development.
Unit Sizes & Layout
Mon Jervois’s 109 units span six distinct configurations: 1-bedroom+study (614–624 sqft, 16 units), 2-bedroom (883–1,033 sqft, 32 units), 2-bedroom+family loft (1,539–1,561 sqft, 6 units), 2-bedroom+study loft (1,582–1,668 sqft, 6 units), 3-bedroom (1,389–1,572 sqft, 22 units), 4-bedroom (1,905–1,981 sqft, 8 units), and penthouses (1,475–3,003 sqft, 19 units). The total mix of 109 units across five five-storey blocks produces a very low density per block, with the majority of units enjoying outlook over the development’s own landscaping, mature tree canopy, or the low-rise Jervois Road streetscape.
The standout product within the unit mix is the double-volume loft tier: the 2-bedroom+family loft and 2-bedroom+study loft configurations feature 6.7-metre ceiling heights — a spatial characteristic that is genuinely rare in Singapore condominium development at any district or tenure. These loft units, totalling 12 across the development, offer a residential experience that approaches the volumetric generosity of a landed property within a managed condominium framework. The mezzanine levels provide a distinct living zone separation that standard 2-bedroom layouts cannot replicate, and the visual height of a 6.7-metre void transforms the everyday experience of the living space.
The 4-bedroom units (1,905–1,981 sqft) and penthouses (to 3,003 sqft) represent the family and executive tier of the development. At these sizes, Mon Jervois delivers genuine family-grade floor plans — not the optimised-compact layouts that characterise 4-bedroom units in many 2010s-era new launches. The penthouse tier, at up to 3,003 sqft, delivers landed-equivalent space in a condominium setting, with the resort facilities and managed security that a landed house cannot provide. For buyers who want the space of a landed property without the maintenance burden of a detached or semi-detached house, the penthouse configurations at Mon Jervois make a compelling case.
The five-storey low-rise format creates a building height profile that is entirely consistent with the Jervois Road streetscape. Units are not looking down at neighbouring developments from tower floors; they are at eye level with the mature tree canopy of the GCB estates and private houses that surround the site. For residents who find tower-living alienating and who prefer to feel genuinely connected to the ground and the street, this low-rise scale is a deliberate and valued characteristic of the development.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 2 | $2,002 | $1,239,000 |
| 2 BR | 5 | $1,928 | $1,722,400 |
| 3 BR | 5 | $1,848 | $1,858,000 |
| 4 BR | 10 | $1,910 | $2,757,300 |
| 5 BR | 7 | $1,685 | $3,846,743 |
Pricing & Market Position
Based on 29 recorded transactions, sale prices range from $1,228,000 to $4,359,999, averaging $2,582,076 (~$1,954 psf).
Rents range from $2,500 to $13,500 per month across 152 rental transactions. Current rental yield sits at approximately 2.4%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 19.8% (from $1,664 to $1,992 psf).
Neighbourhood Comparison
The most structurally direct comparison for Mon Jervois is Jervois Regency on the same road: freehold, D10, boutique scale, averaging approximately $1,995 PSF. Jervois Regency is freehold — which eliminates any lease-decay trajectory and preserves unrestricted CPF access for future buyers regardless of when they purchase. The freehold premium over Mon Jervois is approximately $140 PSF at current levels, which is narrower than the historical Singapore leasehold-freehold gap. For buyers who plan a long hold, that $140 PSF premium buys permanent title and unrestricted future resale. For buyers who plan to hold through the CPF-safe window (Mon Jervois has roughly 55+ years before crossing the 75-year threshold), the leasehold discount is the value proposition and the CPF argument is not yet material.
Jervois Mansion is the highest-profile freehold Jervois Road comparison: a 2023-vintage new launch, freehold, approximately 70 units, averaging approximately $2,580 PSF. Jervois Mansion offers a newer construction vintage, freehold permanence, and a contemporary specification standard. At roughly $725 PSF above Mon Jervois, it represents the full premium of new-vintage freehold on the same street. For buyers who prioritise the newest interiors and freehold title, Jervois Mansion is the answer; Mon Jervois offers the same address character, SingLand institutional quality, and distinctive loft product at a 28% PSF discount.
Petit Jervois at approximately $2,900 PSF occupies the premium end of the Jervois Road freehold spectrum. Its very small unit count delivers maximum exclusivity but at a PSF level that fully prices in the scarcity premium. Against Mon Jervois at $1,855 PSF, Petit Jervois commands roughly a 56% PSF premium — a gap that reflects both freehold tenure and the ultra-boutique exclusivity discount. Buyers for whom price quantum matters more than PSF premium may find Mon Jervois’s 109-unit scale delivers more practical utility and stronger rental demand depth.
Outside the immediate Jervois Road corridor, Casa Jervois (freehold, D10) and One Jervois (freehold, D10) represent alternative freehold D10 addresses at varying PSF levels. Neither offers the specific product differentiator of Mon Jervois’s 6.7-metre loft units — a feature that is genuinely unique in the Jervois micro-market and that commands a premium within the Mon Jervois unit stack relative to the standard configurations. For buyers specifically seeking the loft experience, Mon Jervois has no comparable on Jervois Road at any tenure or price point.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| MON JERVOIS | 99 yrs lease commencing from 2012 | 2017 | 109 | $1,954 |
| 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 |
Lease Decay Analysis
The 99-year lease runs from 2012, meaning approximately 14 years have already been consumed. Roughly 85 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~85 years | Full bank financing available |
| 2042 | ~69 years | CPF usage still unrestricted for most buyers |
| 2051 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2071 | ~39 years | Significant financing restrictions for next buyer |
| 2111 | 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 ~75 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates MON JERVOIS across multiple dimensions.
What Residents Say
“Been living here for a number of years. Really great condo with impressive facilities.”
— Resident review via 99.co
“The Jervois Road address is exceptional — quiet, green, GCB land all around. The loft unit we have is something you simply cannot find elsewhere in Singapore at this price point. The double-height ceilings make it feel like a completely different way of living.”
— Owner review via PropertyGuru
“Great World City is a 10-minute walk, Redhill MRT is manageable. The facilities are genuinely uncrowded at 109 units — the pool is always peaceful. Management is responsive and the SingLand quality is evident in how well the building has held up.”
— Resident review via EdgeProp
“We chose Mon Jervois for the school catchment — Alexandra Primary is within 1km. The quiet on Jervois Road is unlike anywhere else in D10. For a family with young children, the low-rise layout and non-crowded facilities make everyday life genuinely pleasant.”
— Owner review via SRX
The resident feedback pattern at Mon Jervois is consistent: strong appreciation for the quiet Jervois Road address, the boutique scale that ensures uncrowded facilities, the distinctive loft unit experience, and the practical school catchment and lifestyle geography. SingLand’s developer reputation for build quality and professional MCST management is mentioned as a source of long-term confidence — the development has maintained its condition well since the 2017 TOP. The tenant profile skews toward expatriate professionals and Singaporean families with school-going children, drawn by the 1km Alexandra Primary School proximity, the Great World City retail anchor, and the Jervois Road–River Valley lifestyle corridor that provides urban intensity at an arm’s length from a genuinely quiet home address.
Strengths & Weaknesses
- Prestigious D10 Jervois Road address — GCB-adjacent, quiet, tree-lined, permanently protected by surrounding landed and GCB zoning
- SingLand (Singapore Land Group) developer — institutional-grade build quality and professional MCST management track record
- Distinctive 2BR+loft units with 6.7-metre ceiling heights — genuinely rare product type, not available at freehold Jervois Road peers
- Boutique 109-unit scale across five low-rise blocks — resort character, uncrowded facilities, strong community cohesion
- Comprehensive facilities for unit count: lap pool, Jacuzzi, putting green, gym, lounge terrace, secret garden walk, sunken BBQ pavilion
- Alexandra Primary School within 1km MOE priority zone (389m) — a decisive factor for families with primary school-age children
- 85-year remaining lease — full CPF Ordinary Account usage, no MAS financing restrictions, broad resale buyer pool preserved
- Redhill MRT (EW18) 777m + Havelock/Great World TEL access — dual-corridor rail connectivity to CBD and Orchard
- Great World City mall ~10 min walk — full-service retail, supermarket, dining, cinema as daily convenience anchor
- Ong&Ong architecture — award-winning firm, resort-concept design with integrated landscape zones across 8,958 sqm site
- $1,855 PSF — 28–36% discount to freehold Jervois Road peers; leasehold discount without financing penalties
- 99-year leasehold vs predominantly freehold Jervois Road corridor — resale pool narrows as lease shortens over decades
- Lease decay trajectory: buyers planning 20yr+ holds should monitor the approaching 75-year CPF threshold in the resale market
- Five-storey low-rise — no elevated city or skyline views; units look out over landscaping and neighbouring estate rooftops
- Redhill MRT is EWL only — TEL access (Havelock/Great World) requires a 10-12 min walk; not a single-stop MRT doorstep
- Average rent $5,566/mo against $2,582,076 average sale price implies ~2.6% gross yield — below typical OCR investment targets
- 2017 vintage: some units may require kitchen and bathroom refreshes to meet current letting and resale presentation standards
- Limited unit count (109) means resale liquidity can be lumpy — fewer comparable transactions to anchor valuations in any given month
- No major supermarket or wet market immediately on Jervois Road — daily groceries require a walk to Great World City or a drive
Verdict
Mon Jervois’s investment case is built on three pillars: a prestigious D10 Jervois Road address in Singapore Land Group’s institutional-quality development, a distinctive product offering (loft units with 6.7m ceilings, boutique 109-unit scale, resort facilities), and a leasehold structure that sits firmly above the CPF and financing restriction thresholds. At $1,855 PSF on a lease with 85 years remaining, the development trades at a genuine discount to the freehold stock that dominates Jervois Road — a gap that prices in the tenure difference without imposing the structural financing penalties that afflict sub-75-year leasehold properties.
The comparable pricing context is instructive. Jervois Mansion on the same street is freehold, averaging approximately $2,580 PSF — a premium of roughly $725 PSF over Mon Jervois. Petit Jervois (freehold) trades at approximately $2,900 PSF. Jervois Regency (freehold) averages approximately $1,995 PSF. Against this freehold peer set, Mon Jervois at $1,855 PSF prices in the leasehold tenure discount cleanly: it is the most competitively priced D10 Jervois Road address available, with a PSF level that reflects the tenure rather than any location or quality disadvantage.
The yield position is reasonable for a CCR D10 address: at $5,566 average monthly rent against a $2,582,076 average sale price, the implied gross yield is approximately 2.6%. This is characteristically low by Singapore CCR standards, reflecting the capital-values-oriented market that D10 represents, and is consistent with the development’s positioning as an owner-occupier and long-hold investor product rather than a yield-maximisation vehicle. The expatriate and professional tenant demand in the Jervois–River Valley corridor is steady and deep, making rental void risk low for landlords who price at market.
Mon Jervois is the right answer for buyers who want a D10 CCR address at a leasehold discount, with boutique scale, distinctive loft units, SingLand build quality, and a lease structure that imposes no financing or CPF restrictions. The $1,855 PSF entry point is the Jervois Road address at a 30–36% discount to freehold peers — and that discount comes without the structural penalties that make older leasehold properties genuinely difficult to finance or resell.
The development is most compelling for owner-occupiers who value the GCB-adjacent quiet of Jervois Road, families who need the Alexandra Primary School 1km priority zone, expatriate households drawn to the dual MRT corridor and proximity to Great World City, and buyers who prioritise the distinctive loft product unavailable at freehold peers. Long-hold investors with a 10-year+ horizon will benefit from the 85-year lease runway, which provides comfortable time before any lease-decay discount begins to materialise in the resale market. The development is least suited to buyers planning a short 3–5 year hold who expect to capture freehold-equivalent capital appreciation — the leasehold structure will contain upside relative to the freehold Jervois corridor in the medium term.