The Jovell

Overview & Key Facts

The Jovell is a 428-unit resort-themed condominium at Flora Drive, developed by Tripartite Developers — a joint venture of Hong Leong Holdings, City Developments Limited (CDL), and TID Pte Ltd. Completed in 2022 across nine low-rise blocks of eight storeys each, the development occupies a spacious site in the quiet Flora Drive private-residential enclave in District 17, roughly ten minutes’ drive from Changi Airport. The design philosophy is unapologetically leisure-oriented: a massive 2,700 sq m swimming pool with beach-slope entry, landscaped garden trails, spa cabanas, and resort-style pavilions create an atmosphere more reminiscent of a Bali villa compound than a suburban Singapore condo.

The developers — among Singapore’s most established — brought premium fittings and finishes to a price point that was, at launch, among the most affordable new-launch options in the east. However, The Jovell’s market trajectory tells a cautionary story. The PSF trend has been declining: from $1,474 to $1,543 briefly, then sliding through $1,536, $1,475, and most recently to $1,452. This downward pressure stems from two structural headwinds that buyers must confront honestly: a 99-year leasehold tenure in a neighbourhood dominated by freehold condominiums, and a 1.37 km distance to the nearest MRT station (Tampines East on the Downtown Line) that places it firmly in the “not walkable to MRT” category.

At a current average of $1,469 psf with a gross rental yield of 3.91% and median rent of $3,300, The Jovell presents a bifurcated proposition: the rental yield is among the healthiest in the eastern corridor, but the capital appreciation trajectory is working against owners. This is a development that rewards residents with an exceptional daily living experience while testing investors’ patience on the balance sheet.

Location & Connectivity

Flora Drive is a quiet, predominantly landed residential enclave in the Changi-Loyang area of District 17. The street is lined with low-rise condominiums and private houses, creating a peaceful, almost rural atmosphere that contrasts sharply with the density of central Singapore. For residents who prioritise tranquillity, this is among the most serene condo addresses in the eastern half of the island. For residents who prioritise connectivity, it is among the most challenging.

The nearest MRT station is Tampines East on the Downtown Line, 1.37 km away — a 17–20 minute walk that is impractical in Singapore’s tropical heat and rain. There is no feeder bus service that conveniently bridges this gap, making private transport or ride-hailing effectively mandatory for daily commuting. Drivers have reasonably efficient access to the PIE (Pan Island Expressway) and TPE (Tampines Expressway), with Changi Airport just ten minutes away and Tampines town centre about 15 minutes by car.

Daily amenities are sparse within walking distance. The Flora Drive enclave has no neighbourhood mall, hawker centre, or supermarket within comfortable reach on foot. Tampines Mall, Century Square, and the Tampines Round Market are all in the Tampines town centre, approximately 3 km away. Changi Village, with its charming hawker centre and waterfront, is a ten-minute drive. UWCSEA East Campus, one of Singapore’s premier international schools, sits 760 m away and is the standout educational institution in the immediate vicinity. The walkability score of 43/100 is the lowest in this editorial batch, reflecting a neighbourhood designed for cars, not pedestrians.

Schools & Education

Facilities

If The Jovell’s location is its weakness, the facilities are its redemption. The 2,700 sq m resort pool is the centrepiece — a sprawling lagoon-style pool with a beach-slope entry that earns the “resort” label the development claims. Ninety percent of units face either the pool or a water feature, ensuring that the leisure aesthetic is not just marketing copy but daily visual reality. A 50 m lap pool caters to serious swimmers alongside the leisure pool, and a children’s splash area keeps younger residents entertained.

The supporting facilities match the resort ambition: a full-sized tennis court, putting green, gymnasium, clubhouse with function rooms, spa cabanas with outdoor massage areas, BBQ pavilions, a rainforest trail through landscaped hillside greenery, and a reflection lawn. The nine eight-storey blocks are spread across the site with generous spacing, and the low-rise design means no unit feels boxed in by neighbouring towers. The overall effect is closer to a holiday villa compound than a suburban condominium — residents frequently describe it as feeling like a permanent vacation.

“The pool is genuinely spectacular — it’s the reason we bought here. On weekends, our kids spend entire afternoons in the beach-entry zone, and the adults take the cabanas. The tennis court gets regular use, and the putting green is a fun novelty. It feels like we live in a resort. The trade-off is that everything beyond the estate gates requires a car.”

— Owner-occupier, three-bedroom, since 2022

For 428 units across nine blocks, the facilities-to-unit ratio is generous. The low-rise, spread-out design means congestion is rare even during weekend peak hours. The maintenance fees reflect the extensive grounds and facilities, running higher than comparable-sized developments — a recurring cost that buyers should factor into their total ownership calculation.

Unit Sizes & Layout

The Jovell offers a range of one- to four-bedroom units across its nine eight-storey blocks, with sizes starting from approximately 500 sq ft for the compact one-bedrooms and extending to over 1,400 sq ft for the four-bedroom configurations. The unit mix is weighted toward two- and three-bedroom layouts, reflecting the family-oriented positioning of the development. Premium imported fittings and finishes — a hallmark of Hong Leong/CDL joint ventures — are evident throughout, with solid surface countertops, branded kitchen appliances, and quality bathroom fixtures.

The low-rise, eight-storey design means limited view diversity. Upper-floor units in blocks positioned toward the periphery enjoy glimpses of the Changi coastline on clear days, but most units look inward toward the pool, gardens, or neighbouring blocks. Ground-floor units in select stacks feature private enclosed spaces — a desirable feature for families who want outdoor access without sharing common facilities.

A key consideration: the 99-year lease commenced in 2018, leaving 91 years remaining. While CPF usage and bank financing remain fully accessible, the combination of declining PSF and a leasehold tenure in a freehold-dominated enclave means the lease-decay conversation will become increasingly relevant for resale buyers as the years progress. The nearby freehold competitor Kassia ($2,031 psf) offers a direct tenure comparison, trading at a 38% premium partly because of its perpetual lease.

Pricing & Market Position

Across 271 recorded transactions (all-time), sale prices range from $682,000 to $1,900,000, averaging $1,081,920.

Over the last 12 months, transactions averaged $1,452 psf.

Rents range from $2,350 to $5,400 per month across 269 rental transactions. Current rental yield sits at approximately 3.9%.

Rental Yield by Bedroom Type

Blended yield hides the spread between unit sizes — smaller units at THE JOVELL typically rent harder per dollar of purchase price. The final column shows monthly rent per $100,000 invested, so unit sizes compare on equal capital:

Price Appreciation

From 2021 to 2026, the average PSF has appreciated by 8.9% (from $1,352 to $1,473 psf).

Neighbourhood Comparison

In the District 17 eastern fringe, The Jovell ($1,469 psf, 99-year from 2018) occupies a niche: the affordable resort-lifestyle condo. Kassia ($2,031 psf, freehold) on Flora Drive offers permanent tenure at a 38% premium — a meaningful jump, but one that eliminates the lease-decay risk that weighs on The Jovell’s resale trajectory. Coastal Cabana ($1,789 psf) provides a newer comparison point in the Pasir Ris-Changi corridor. Hedges Park ($1,149 psf) is the budget alternative — older and with less impressive facilities, but significantly cheaper.

The Jovell’s competitive advantage is the resort experience: the 2,700 sq m pool, the tennis court, the spa cabanas, and the CDL/Hong Leong build quality. No competitor in the Flora Drive enclave matches the facilities scale. The competitive disadvantage is equally clear: declining PSF, 99-year leasehold in a freehold-dominated area, and 1.37 km to the nearest MRT. Buyers must decide whether the lifestyle premium justifies the capital risk.

Lease Decay Analysis

The 99-year lease runs from 2018, meaning approximately 8 years have already been consumed. Roughly 91 years remain — still comfortably within the range where most banks will offer full financing without restrictions.

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 ~81 years remaining, which is still very bankable. The risk profile changes for longer holds.

ShiokNest Scores

Our proprietary scoring system evaluates THE JOVELL across multiple dimensions.

What Residents Say

“We moved from a central condo and the lifestyle change is dramatic. Every evening feels like a holiday — the kids run to the beach pool, we sit by the cabana, and the stress of the city just dissolves. I work at Changi Business Park and the drive is 12 minutes. Yes, we need two cars and there’s no MRT within walking distance. But we made that trade-off knowingly, and two years in, we’d do it again.”

— Owner-occupier, three-bedroom with yard, since 2022

“I’m a flight crew member and Flora Drive is ideal for airport proximity. The Jovell’s resort vibe is genuinely relaxing between flights. What I didn’t anticipate is how isolated you feel without a car. Grab rides to Tampines Mall for shopping add up quickly. If you’re considering The Jovell, budget for a car or at least a monthly Grab allocation.”

— Tenant, two-bedroom, 14 months

“I bought a one-bedder here in 2020 as an investment. The yield is solid — 3.9% gross — and I’ve never had trouble finding tenants. But the PSF has gone down since I bought, which is frustrating in a market where most condos have appreciated. The freehold condos nearby hold their value better. If I could do it over, I might have stretched for a freehold option in the same area.”

— Investor-owner, one-bedroom, since 2020

Strengths & Weaknesses

Verdict

The Jovell is a development at war with itself. The resort facilities are outstanding — the 2,700 sq m pool, tennis court, spa cabanas, and rainforest trail deliver a daily living experience that few condominiums in Singapore can match at any price point. The Hong Leong/CDL pedigree ensures build quality and finishing standards. The rental yield of 3.91% is healthy, and the median rent of $3,300 demonstrates genuine tenant demand from airport and Changi Business Park professionals.

But the numbers tell a sobering story. The PSF has declined from $1,474 to $1,452 — a trajectory that is unusual in Singapore’s generally appreciating market. Two structural factors drive this: the 1.37 km distance to Tampines East MRT makes the development unappealing to the MRT-dependent majority of Singapore’s tenant and buyer pool, and the 99-year leasehold tenure is a competitive disadvantage in a Flora Drive enclave where several neighbouring condominiums are freehold. Hedges Park ($1,149 psf) nearby is older but cheaper, and the freehold Kassia ($2,031 psf) offers permanent tenure for a premium.

For owner-occupiers who drive, work near Changi, and prioritise daily lifestyle over capital returns, The Jovell is an exceptional home at a reasonable price. The resort experience is genuine, not just brochure-deep. For investors, the attractive yield must be weighed against the declining capital trajectory — rental income is income, but PSF erosion eats into total returns. This is a buy-and-enjoy property, not a buy-and-flip one.