Issue 383

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 CONTENTS FROM THE

p2 UnbiasedNew Launch Review – Jadescape

EDITOR
Welcome to the 383th edition of the
Singapore Property Weekly.
p11 Resale Property Transactions
Hope you like it!
(August 23 – August 30) Mr. Propwise

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 SINGAPORE PROPERTY WEEKLY Issue 383

UnbiasedNew Launch Review – Jadescape

By KK Tong (guest contributor) The unit types and indicative pricingin this
development are:
The launch of Jadescape, the former Shunfu
Ville HUDC estate, took place at end
September 2018. Out of 480 units launched,
300 units were sold at an average transacted
price of $1,700 per sq ft. As at April 2019, a
told of 398 units has been sold.

Jadescape, developed by Qingjian Realty, is

a considerably large development of 1,206
residential units and 6 retail shops. It sits on a
plot size of 398,114 sq ft, and TOP is slated
for January 2023.
The development has 7 towers of up to 23
storeys.

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 SINGAPORE PROPERTY WEEKLY Issue 383
There are 1206 carpark lots, 8 handicap
parking lots, and 6 parking lots for the retail
shops.
The main entrance is located on Shunfu
Road, and there are 3 pedestrian gates, 1 on
Shunfu Road and 2 on Marymount Road. Two
of the pedestrian gates give direct access to a
bus stop.
Figure 1: Site Plan
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With its large plot size, this development
comes with an impressive array of facilities.
For starters, there are 2 tennis courts (new
condos today usually just have 1), 2 50-metre
pools for swimming, 2 karaoke rooms, a
games room, as well as ponds, pavilions, and
gardens spread out over the development.
The other usual facilities are the sauna, the
gym, aqua gym, and 2 sky terraces on the
13th level of Blocks 10 and 12. Pretty
impressive.
The development also offers Gold Standard
1-bedroom units with elderly-friendly features
like anti-slip tiles in the bathrooms. These
units will definitely appeal to the slightly older
group or those in their golden years.
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 SINGAPORE PROPERTY WEEKLY Issue 383

Thoughts from Show Flat Visit

Figure 2: Floor Plan of Type B2(2 Figure 3: Kitchen

Bedroom)
This 2-bedroom unit is 764 sq ft. and has a
squarish layout with a longish kitchen. The
entrance is via the kitchen, rather typical of
designs currently.
I am not a fan of the longish kitchen as there
is too much wasted floor space. The
redeeming feature however is the amount of
storage space which is definitely sufficient for
all kinds of kitchen equipment and utensils.

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 SINGAPORE PROPERTY WEEKLY Issue 383
The unit comes with an oven, a fridge, and a
washer. All are from Smeg. A Fotile
dishwasher, which can also be used to wash
fruits and vegetables, is provided too.
Figure 4: Living / Dining Areas
With unit sizes being so compact nowadays,
there is not much room to configure the
furniture, but this particular arrangement of
the furniture is reasonably neat, and the place
does not look cluttered nor cramped.
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The flooring for the living / dining areas is
porcelain tiles. Ceiling height is 2.9m, and the
space between the facing walls in the living
area is an approximate 3m.
Figure 5: Master Bedroom
The master bedroom is a decent size.
Flooring provided is engineered timber.
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 SINGAPORE PROPERTY WEEKLY Issue 383

Figure 6: Balcony

The balcony is a little cosy corner where you

can place a small table with a couple of
Figure 7: Area Map
chairs. Perfect for that after-dinner coffee!
Amenities around the area

Jadescape is located in the vicinity of

Marymount, close to Bishan and the Upper
Thomson area.

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 SINGAPORE PROPERTY WEEKLY Issue 383
The triangled-plot development is flanked on
two sides by Thomson Garden Estate and
Shunfu Gardens. The 3rd side faces
Marymount Road, a major thoroughfare.
In terms of facilities, the nearest shopping
area is Thomson Plaza, about 1.2km away. It
houses a NTUC Supermarket, and numerous
learning centres. Alternatively, Junction 8,
which is a tad further at 2km away, has a
Fairprice Finest, and many cafes and
restaurants. Along Upper Thomson Road,
many eateries abound as well.
Schools nearby include Catholic High School,
Ai Tong School, Guangyang Primary and
Secondary Schools, Whitley Secondary
School, and Raffles Institution.
The nearest medical facility is Mount Alvernia
Hospital.
Transport is very convenient too. The
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distance from Jadescape to Marymount MRT
Station (Circle Line) is about 350m. For
drivers, Marymount Road links to Braddell
Road, which is the gateway to the Central
Expressway (CTE).
Positive Aspects of the Development
1. The location of the development is not
congested as it is flanked by a private landed
estate.
2. Jadescape is situated in the RCR (Rest of
Central Region), and such developments are
considered favourable because of their
proximity to the Core Central Region.
3. There are many popular schools like
Catholic High and Raffles Institution in the
area.
4. Transport is convenient as the Marymount
MRT Station is about 350 m away.
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 SINGAPORE PROPERTY WEEKLY Issue 383

Negative Aspects of the Development 3. The distance between the pool-facing

units of Blocks 2 and 10 are the furthest apart
1. One side of the project is facing
at 78m.
Marymount Road, which can be noisy as it is
a major road. 4. The lower floors of Blocks 2 and 4 may be
noisy as these blocks overlook the tennis
2. The total number of 1206 units is rather
courts. These two blocks are also at the
large, and communal facilities may get
junction of Shunfu Road and Marymount
crowded.
Road.
3. There could be some traffic congestion for
5. Buyers may want to avoid Block 16 as it
cars getting out of the estate during peak
is closest to the substation and the genset.
hours due to the sheer number of units.
6. Units #27, #28, #33, and #34 faces the
Some Thoughts on Units
Jalan Pintau playground, which can be noisy.
1. Units are of a North-South orientation, so
For this development, I’d probably go for #41
there no units facing the morning or afternoon
or #46 facing the landed properties, or a pool-
sun.
facing unit in either Block 2 or Block 10.
2. Blocks 10 and 12 are the two nearest
blocks to Thomson Garden Estate, which is
probably quieter.

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 SINGAPORE PROPERTY WEEKLY Issue 383

Price Comparison Tresalveo is a 176-unit freehold development

completed in 2011. Seasons View is a 99-
year leasehold which was completed in 2000.

Price Comparison Table (2 bedrooms)

Price Comparison Table (3 bedrooms)

Figure 7: Location of Jadescape and
Surrounding Areas

There are not many developments in this

vicinity, so we will be comparing Jadescape
with Tresalveo and Seasons View, two
condominiums just across Marymount Road.

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 SINGAPORE PROPERTY WEEKLY Issue 383

Prices for Jadescape

For 2 bedroom units, I’d rather go for

Tresalveo – its unit size is bigger and it’s also
a freehold. The size is pretty comfortable for a
2-bedroom unit. The only setback is that the
quantum price is a hefty $400,000 higher
thanJadescape.

For the 3 bedroom units, there are no recent

transactions at Tresalveo for comparision.
Compared to Seasons view, Jadescape’spsf
prices are a bit higher, but the development is
a lot newer (by 22 years), so if the quantum
price is affordable, I would probably buy
Jadescape.

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 SINGAPORE PROPERTY WEEKLY Issue 383

Non-Landed Residential Resale Property Transactions for the Week of Aug 23 – Aug 30

Postal Area Transacted Price Postal Area Transacted Price

Project Name Tenure Project Name Tenure
District (sqft) Price ($) ($ psf) District (sqft) Price ($) ($ psf)
1 THE SAIL @ MARINA BAY 614 1,300,000 2,119 99 9 CAVENAGH GARDENS 1,550 1,880,000 1,213 FH
1 THE SAIL @ MARINA BAY 614 1,300,000 2,119 99 10 THE NASSIM 5,468 14,850,000 2,716 FH
2 WALLICH RESIDENCE 2,034 7,600,000 3,736 99 10 THE TRESOR 1,485 2,880,000 1,939 999
2 WALLICH RESIDENCE 1,098 3,420,000 3,115 99 10 ASTRID MEADOWS 3,800 6,950,000 1,829 FH
2 ICON 1,259 2,130,000 1,691 99 10 BALMORAL 8 1,905 3,476,000 1,824 FH
3 THE CREST 635 1,330,000 2,094 99 10 THE TESSARINA 1,367 2,438,000 1,783 FH
4 CORALS AT KEPPEL BAY 883 1,880,000 2,130 99 10 ASTRID MEADOWS 1,356 2,350,000 1,733 FH
4 REFLECTIONS AT KEPPEL BAY 1,249 2,046,680 1,639 99 10 BELMOND GREEN 1,399 2,380,000 1,701 FH
4 REFLECTIONS AT KEPPEL BAY 1,378 2,188,000 1,588 99 10 ASTRID MEADOWS 3,800 6,400,000 1,684 FH
4 REFLECTIONS AT KEPPEL BAY 1,302 2,051,145 1,575 99 10 THE SIXTH AVENUE RESIDENCES 969 1,580,000 1,631 FH
5 WEST-N 1,216 1,550,000 1,274 FH 10 SPRING GROVE 1,012 1,600,000 1,581 99
5 BOTANNIA 1,593 1,950,000 1,224 956 11 26 NEWTON 850 1,698,000 1,997 FH
7 CONCOURSE SKYLINE 1,410 3,688,994 2,616 99 11 SUITES @ SHREWSBURY 334 550,000 1,648 FH
7 THE BENCOOLEN 829 1,100,000 1,327 99 11 368 THOMSON 689 1,000,000 1,452 FH
8 URBAN LOFTS 420 640,000 1,525 FH 12 ONE DUSUN RESIDENCES 667 1,020,000 1,528 FH
9 8 SAINT THOMAS 549 1,760,000 3,206 FH 12 RIVIERA 38 883 1,032,000 1,169 999
9 ALBA 2,303 7,380,000 3,204 FH 12 N.A. 1,130 1,250,000 1,106 FH
9 8 SAINT THOMAS 506 1,600,000 3,163 FH 13 BARTLEY RIDGE 969 1,375,000 1,419 99
9 8 SAINT THOMAS 1,302 3,920,000 3,010 FH 13 BARTLEY RIDGE 850 1,200,000 1,411 99
9 RIVERGATE 1,044 2,380,000 2,279 FH 13 SENNETT RESIDENCE 3,154 4,100,200 1,300 99
9 THE IMPERIAL 1,808 3,796,800 2,100 FH 14 SIMS URBAN OASIS 409 700,000 1,711 99
9 THE WHARF RESIDENCE 1,539 3,000,000 1,949 999 14 EUHABITAT 527 675,000 1,280 99
9 KILLINEY 118 624 1,150,000 1,842 FH 14 LE REVE 1,410 1,565,000 1,110 FH
9 PARC MACKENZIE 1,335 1,920,000 1,438 FH 14 GROSVENOR VIEW 657 685,000 1,043 FH
9 HORIZON TOWERS 2,303 2,920,000 1,268 99 15 THE ESTA 1,561 2,750,000 1,762 FH

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 SINGAPORE PROPERTY WEEKLY Issue 383

Postal Area Transacted Price Postal Area Transacted Price

Project Name Tenure Project Name Tenure
District (sqft) Price ($) ($ psf) District (sqft) Price ($) ($ psf)
15 MARGATE POINT 1,281 1,780,000 1,390 FH 20 THOMSON THREE 710 1,155,000 1,626 99
15 HAIG COURT 1,453 1,955,000 1,345 FH 20 THE WINDSOR 2,045 2,430,000 1,188 FH
15 EASTSIDE LOFT 1,324 1,730,000 1,307 FH 20 GRANDEUR 8 1,227 1,380,000 1,125 99
15 WATER PLACE 1,356 1,735,000 1,279 99 20 GRANDEUR 8 1,259 1,260,000 1,000 99
15 CEYLON CREST 1,313 1,650,000 1,256 FH 21 1 KING ALBERT PARK 1,281 1,900,000 1,483 FH
15 N.A. 980 1,180,000 1,205 FH 21 SUITES DE LAUREL 517 750,000 1,452 999
15 THE NCLAVE 1,044 1,180,000 1,130 FH 21 GARDENVISTA 1,130 1,620,000 1,433 99
15 NEPTUNE COURT 1,636 1,575,000 963 99 21 THE STERLING 1,432 1,900,000 1,327 FH
15 LAGUNA PARK 1,453 1,300,000 895 99 21 THE HILLFORD 398 482,000 1,210 60
15 VILLA MARINA 2,314 1,870,000 808 99 22 THE LAKESHORE 947 1,020,000 1,077 99
16 ARCHIPELAGO 829 1,070,000 1,291 99 22 LAKEHOLMZ 1,238 1,150,000 929 99
16 WATERFRONT ISLE 592 750,000 1,267 99 22 PARC VISTA 1,055 903,888 857 99
16 BALCON EAST 570 672,000 1,178 FH 23 THE DAIRY FARM 1,238 1,600,000 1,293 FH
16 COSTA DEL SOL 1,345 1,550,000 1,152 99 23 THE SKYWOODS 1,302 1,650,000 1,267 99
16 THE BAYSHORE 936 938,000 1,002 99 23 THE WARREN 1,076 930,000 864 99
16 AQUARIUS BY THE PARK 1,227 1,060,000 864 99 25 ROSEWOOD 1,636 1,070,000 654 99
17 FERRARIA PARK CONDOMINIUM 1,302 1,250,000 960 FH 26 MEADOWS @ PEIRCE 1,270 1,590,000 1,252 FH
17 FERRARIA PARK CONDOMINIUM 958 868,000 906 FH 26 MEADOWS @ PEIRCE 1,195 1,430,000 1,197 FH
17 CARISSA PARK CONDOMINIUM 1,001 850,000 849 FH 26 MEADOWS @ PEIRCE 2,702 2,625,000 972 FH
18 SAVANNAH CONDOPARK 1,023 855,000 836 99 26 THOMSON GROVE 2,895 2,680,000 926 FH
18 CHANGI RISE CONDOMINIUM 1,281 1,010,000 788 99 27 THE ESTUARY 1,195 1,145,000 958 99
18 MELVILLE PARK 1,087 710,000 653 99 27 YISHUN EMERALD 1,195 845,000 707 99
18 MELVILLE PARK 1,044 680,000 651 99
19 THE LUXURIE 775 933,000 1,204 99
NOTE: This data only covers non-landed residential resale property
19 THE MINTON 936 969,888 1,036 99
transactions with caveats lodged with the Singapore Land Authority.
19 BOATHOUSE RESIDENCES 657 655,000 998 99
Typically, caveats are lodged at least 2-3 weeks after a purchaser
19 REGENTVILLE 980 755,000 771 99
signs an OTP, hence the lagged nature of the data.
19 EVERGREEN PARK 1,044 788,000 755 99

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