City Lights Review — Jellicoe Road · D8

PI Score: 70/100 — Solid Choice!

Is City Lights a good buy?

PI Score rates City Lights 70/100 — a "Solid Choice!" verdict. That makes it a solid buy for buyers who prioritise a central, well-connected address and investors chasing a workable ~3.4% yield. Strongest card: Genuinely well-connected. Main watch-out: Not a school-belt play. Pricing is reasonable for the location at current market.

Last updated 2025-01-15 · scored against URA caveat data.

Key facts

• Verdict: Solid Choice!
• Region: Rest of Central Region
• Tenure: 99-yr leasehold
• Completed: 2007
• Units: 600
• Developer: City Developments
• Avg PSF: ~$1,950 psf
• Price from: S$1.2M

What works in its favour

• Genuinely well-connected: Location scores 8/10 — MRT and daily amenities are within practical reach, which is what keeps both tenant demand and the resale pool deep.
• Rental demand supports ~3.4% gross: Rental scores 8/10 — tenants are findable in this pocket, so an investor is not underwriting long vacancy between leases.
• Entry price leaves room: Value scores 7/10 at ~$1,950 psf (entry from $1.2M) — you are not paying for the whole story upfront, which is where a margin of safety comes from.
• Exit liquidity is workable: Exit scores 7/10 across 600 units — enough comparable transactions that a seller has price discovery rather than a guess.

What to watch out for

• Not a school-belt play: Schools score 6/10 — families treating P1 proximity as the deciding criterion will find better odds elsewhere, which thins one important slice of the resale pool.

Who City Lights suits

• Buyers who prioritise a central, well-connected address
• Yield investors — ~3.4% gross is workable; favour larger unit types
• Buyers who value a stable, established neighbourhood over speculative upside

Who should look elsewhere

• Buyers hunting deep relative value — the market has already priced in most of the story
• Short-term flippers — stamp duty + agent fees demand a 5-year minimum hold
• Buyers wanting a guaranteed top-tier primary within 1km walking distance

Huat Kueh says

Tenants queue for Jellicoe Road — vacancy not really a worry. No drama, just numbers. Quietly strong one.

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