Jervois Jade
Project page · 99-year lease from 1998
Based on 3 sales in this project, last 24 months. Search widened 2 of 4 steps to find enough comparable sales. See the comparable sales.
No storey entered, so sales were not adjusted for height
Comparable sales
Each price per area is scaled to Q2 2026 by the published index for the quarter it sold in.
| Sold | Where | Floor | Size | Price | Per sqft | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Jervois Jade | 06-10 | 1,141 sqft | S$1,670,000 | S$1,464 psf | ×1.000 | S$1,464 psf |
| Oct 2025 | Jervois Jade | 06-10 | 1,044 sqft | S$1,500,000 | S$1,437 psf | ×1.024 | S$1,471 psf |
| Feb 2025 | Jervois Jade | 01-05 | 1,141 sqft | S$1,760,000 | S$1,543 psf | ×1.035 | S$1,597 psf |
How accurate is this estimate for Jervois Jade?
Too few sales since Q4 2025 to score the estimate here. Three are the minimum, and this project has not had them.
What the rent says
What this home earns against what it costs, set beside what homes like it earn.
3.07% gross yield
S$51,600 of rent a year against the estimate above · 0.57 points below flats like it
Leases signed here within a quarter of this size run about S$4,300 a month, the middle of 7 of them.
In the core central region, leasehold flats with 70 to 79 years of lease left yield 3.64%, from 28 projects.
A yield above the mark means the flat rents well for what it costs, which can point to a keen rental patch or a price the sales alone have not caught up with. Below it, buyers are paying for something a tenant will not, such as the address itself.
Recent leases signed here
| Signed | Size | Beds | Type | Rent a month |
|---|---|---|---|---|
| Q3 2026 | 1000-1100 sqft | 2 | Non-landed Properties | S$4,300 |
| Q2 2026 | 1400-1500 sqft | 3 | Non-landed Properties | S$6,200 |
| Q2 2026 | 1400-1500 sqft | 3 | Non-landed Properties | S$5,800 |
| Q2 2026 | 1000-1100 sqft | 2 | Non-landed Properties | S$4,700 |
| Q2 2026 | 1000-1100 sqft | 2 | Non-landed Properties | S$4,700 |
| Q2 2026 | 1100-1200 sqft | 2 | Non-landed Properties | S$4,300 |
| Q2 2026 | 1100-1200 sqft | 2 | Non-landed Properties | S$4,300 |
| Q4 2025 | 1000-1100 sqft | 2 | Non-landed Properties | S$4,800 |
median of 7 URA rental contracts at Jervois Jade within a quarter of 106 sqm, since 2025Q4.
Buying or selling at S$1,678,673?
Buying: Stamp duty on S$1,678,673 · Cash and CPF needed on S$1,678,673 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$1,678,673.
Each opens with this figure filled in; change anything there.
Primary schools near 21 Jervois Close
Measured from each school's land to this address's own point, the way MOE bands P1 priority. MOE measures to the building's outline, so near 1 km or 2 km check OneMap's School Query.
Within about 1 km
- Alexandra Primary School · 98 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Zhangde Primary School · 846 m · no 2025 Phase 2C ballot
1 to 2 km
- River Valley Primary School · 1,162 m · no 2025 Phase 2C ballot
- Gan Eng Seng Primary School · 1,192 m · no 2025 Phase 2C ballot
- Radin Mas Primary School · 1,831 m · balloted in 2025 Phase 2C (citizens within 1 km)
- CHIJ (Kellock) (girls) · 1,889 m · no 2025 Phase 2C ballot
- Queenstown Primary School · 1,911 m · balloted in 2025 Phase 2C (PRs within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Jervois Jade · 06-10 · Apartment · 70 years left | 1,141 sqft | S$1,670,000 | S$1,464 psf |
| Oct 2025 | Jervois Jade · 06-10 · Apartment · 71 years left | 1,044 sqft | S$1,500,000 | S$1,437 psf |
| Feb 2025 | Jervois Jade · 01-05 · Apartment · 72 years left | 1,141 sqft | S$1,760,000 | S$1,543 psf |
| Jun 2023 | Jervois Jade · 06-10 · Apartment · 74 years left | 1,141 sqft | S$1,750,000 | S$1,534 psf |
| Jul 2022 | Jervois Jade · 01-05 · Apartment · 75 years left | 1,227 sqft | S$1,500,000 | S$1,222 psf |
| Oct 2021 | Jervois Jade · 01-05 · Apartment · 75 years left | 1,496 sqft | S$1,670,000 | S$1,116 psf |
Showing 6 of 7.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Q3 2026 | Jervois Jade · 1000-1100 sqft · 2 bed · Non-landed Properties | S$4,300 | S$4.10 psf |
| Q2 2026 | Jervois Jade · 1400-1500 sqft · 3 bed · Non-landed Properties | S$6,200 | S$4.28 psf |
| Q2 2026 | Jervois Jade · 1400-1500 sqft · 3 bed · Non-landed Properties | S$5,800 | S$4.00 psf |
| Q2 2026 | Jervois Jade · 1000-1100 sqft · 2 bed · Non-landed Properties | S$4,700 | S$4.48 psf |
| Q2 2026 | Jervois Jade · 1000-1100 sqft · 2 bed · Non-landed Properties | S$4,700 | S$4.48 psf |
| Q2 2026 | Jervois Jade · 1100-1200 sqft · 2 bed · Non-landed Properties | S$4,300 | S$3.74 psf |
| Q2 2026 | Jervois Jade · 1100-1200 sqft · 2 bed · Non-landed Properties | S$4,300 | S$3.74 psf |
| Q4 2025 | Jervois Jade · 1000-1100 sqft · 2 bed · Non-landed Properties | S$4,800 | S$4.57 psf |
| Q4 2025 | Jervois Jade · 1100-1200 sqft · 2 bed · Non-landed Properties | S$4,300 | S$3.74 psf |
| Q3 2025 | Jervois Jade · 1200-1300 sqft · 2 bed · Non-landed Properties | S$5,500 | S$4.40 psf |
| Q3 2025 | Jervois Jade · 1100-1200 sqft · 2 bed · Non-landed Properties | S$4,600 | S$4.00 psf |
| Q3 2025 | Jervois Jade · 1000-1100 sqft · 2 bed · Non-landed Properties | S$4,300 | S$4.10 psf |
| Q1 2025 | Jervois Jade · 1100-1200 sqft · 2 bed · Non-landed Properties | S$5,300 | S$4.61 psf |
| Q4 2024 | Jervois Jade · 1000-1100 sqft · 2 bed · Non-landed Properties | S$4,600 | S$4.38 psf |
| Q3 2024 | Jervois Jade · 1000-1100 sqft · 2 bed · Non-landed Properties | S$4,400 | S$4.19 psf |
| Q3 2024 | Jervois Jade · 1000-1100 sqft · 2 bed · Non-landed Properties | S$3,900 | S$3.71 psf |
Rents as approved by HDB, or as filed with URA for private homes, where the floor area is given as a band.
Where the lease takes this
About 70 years of the 99-year lease remain. Every figure below lets the lease run down on the decay measured from private resales in this market, then applies the price path in that column. The paths are scenarios to choose between, not forecasts.
| From now | Lease left | Prices flat | This market's record, 1.85% a yearmeasured | Prices 2% a year | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 65 years | S$1,641,230 | S$1,798,766 | S$1,812,051 | S$1,996,808 |
| 10 years | 60 years | S$1,570,171 | S$1,886,067 | S$1,914,029 | S$2,324,236 |
| 20 years | 50 years | S$1,383,309 | S$1,995,905 | S$2,055,524 | S$3,031,000 |
On a flat market the lease alone costs 18% over 20 years. Prices would need to rise about 0.97% a year to cancel that out.
The measured column repeats what this market did between Q1 2015 and Q2 2026, which was 1.85% a year. Past growth is not a promise of future growth.
Horizons we have not measured are left out rather than guessed at, so a short lease shows fewer rows.
Indicative estimate from comparable caveats. Not a formal valuation.