Jadescape Review — Marymount · D20
PI Score: 93/100 — Damn Huat!
Is Jadescape a good buy?
PI Score rates Jadescape 93/100 — a "Damn Huat!" verdict. That makes it a confident buy for buyers who prioritise a central, well-connected address and investors chasing a workable ~3.2% yield. Strongest card: Both anchors locked in. Main watch-out: Rental demand is the relative soft spot. Pricing is reasonable for the location at current market.
Last updated 2026-08-03 · scored against URA caveat data.
Key facts
- Verdict: Damn Huat!
- Region: Rest of Central Region
- Tenure: 99-yr leasehold
- Completed: 2023
- Units: 1,206
- Developer: Qingjian Realty
- Avg PSF: ~$2,300 psf
- Price from: S$1.1M
Live market data
- Resale transactions (12mo): 68
- Recent resale PSF: ~$2,530 psf
- PSF vs district resale benchmark: -31%
- Gross rental yield: 3.1%
What works in its favour
- Both anchors locked in: 793m to CATHOLIC HIGH SCHOOL [SAP·Autonomous·GEP·IP] and 327m (~4-min walk) to Marymount MRT (Exit A). Strictly within the P1 1km zone, plus walkable to the nearest MRT entrance. This is the non-negotiable demand anchor — kiasu parents AND yield-chasing investors are both your buyers.
- Popular primary inside 1km — CATHOLIC HIGH SCHOOL: CATHOLIC HIGH SCHOOL is SAP · Autonomous · GEP · IP. These primaries are heavily oversubscribed, so addresses inside the 1km P1 zone hold a durable premium — kiasu parents will pay up to keep this option open.
- Sensible price gap: PSF sits 31% below the local resale benchmark — you are buying under the established market rather than ahead of it.
- Healthy transaction liquidity: 68 resale transactions in the past 12 months — wide exit pool, easier to price-discover.
What to watch out for
- Rental demand is the relative soft spot: Rental demand scores 7/10 — the lowest mark on an otherwise strong card. Nothing here is broken; it is simply the dimension with the least headroom, and the first thing to press on during due diligence.
Who Jadescape suits
- Buyers who prioritise a central, well-connected address
- Yield investors — ~3.2% gross is workable; favour larger unit types
- Forward-looking buyers comfortable waiting for precinct transformation to deliver
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
Catholic High School at 793m — that keeps demand deep. Numbers tight on every front — just don't overpay ah.
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