JadeScape is trading at $2,296 psf average with 100% profitable resales in 2024. Rental yield sits at 3.2% — rents running $6.26 psf per month. And Thomson View Residences is about to launch in the same corridor. Here is every number an existing owner needs to make the right call.
JadeScape launched in 2018 at approximately $1,700 psf average. Every subsequent buyer who has resold a unit made money. Based on transaction data in the last 12 months, sale prices range from S$1,856 psf to S$2,620 psf at an average of S$2,296 psf. The range is significant — it reflects floor level, facing, and unit size. A 1,259 sq ft 4-bedder hitting $2,620 psf in November 2025 tells a different story than a lower-floor 3-bedder at $1,856 psf. Know where your specific unit sits before you set any price.
| Period | PSF Range | Avg PSF | Key Driver |
|---|---|---|---|
| 2018–2019 — Launch | $1,371–$1,700 | ~$1,600 | First-mover pricing; some early-phase discounts |
| 2022 — TOP / Completion | ~$1,900–$2,100 | ~$2,000 | Post-completion subsales; RCR market firm |
| 2024 — Resale Maturity | $1,955–$2,420 | ~$2,200 | 100% of resales profitable; corridor demand sustained |
| Nov 2025 — Highest Recent | — | $2,620 psf | 1,259 sqft 4-bedroom — highest per-sqft in 12 months |
| Apr 2026 — Current Market | $1,856–$2,620 | $2,296 avg | Active resale market. Thomson View launching nearby soon. |
| Unit Type | Size | Launch Entry (2018–19) | Current Market Value Est. | Paper Gain (Before Costs) | Rental Income p.a. Est. |
|---|---|---|---|---|---|
| 1-Bedroom | 527 sq ft | ~$850K–$900K | ~$1.0M–$1.1M | +$120K–$200K | ~$33,600–$38,400 |
| 2-Bedroom (std) | 646–764 sq ft | ~$1.05M–$1.25M | ~$1.35M–$1.7M | +$200K–$400K | ~$42,000–$52,800 |
| 3-Bedroom (Deluxe) | 1,012–1,055 sq ft | ~$1.6M–$1.9M | ~$2.1M–$2.5M | +$350K–$600K | ~$57,600–$75,600 |
| 4-Bedroom (Deluxe) | 1,421 sq ft | ~$2.2M–$2.5M | ~$2.8M–$3.3M | +$400K–$800K | ~$75,600–$96,000 |
| Penthouse (e.g. Dec 2019 deal) | 4,230 sq ft | $5.8M ($1,371 psf) | ~$9.5M–$10.2M est. | +$3.7M–$4.4M | Rental not typical use |
Paper gains before SSD, agent commissions (~2%), legal fees. Rental income estimates based on $6.26 psf/mth (12-month average). Actual figures vary by specific unit, floor, facing, and negotiated rent. Sources: EdgeProp, URA REALIS, 99.co — April 2026.
The average rent PSF at JadeScape is $6.22–$6.26 over the past 6–12 months, with rents ranging from $2,800 to $9,800 per month. The average rental price in the past 6 months is $4,470 per month. That average is pulled lower by 1-bedroom tenants — larger units command proportionally higher absolute rents. JadeScape's rental profile is driven primarily by families and dual-income couples who want the school catchment (Catholic High, Raffles Institution, Ai Tong School) without buying. This is a genuinely sticky tenant base with low churn.
✅ Sell Now If…
- You bought early (2018–2019) at $1,371–$1,700 psf — paper gain of $400K–$800K+ is real and SSD period has passed
- You want to redeploy equity into a new launch (Thomson View Residences, Upper Thomson Parcel A) to get a fresh 99-year lease on the next appreciation cycle
- Your unit type is 1-bedroom — thin rental demand and thin resale buyer pool; sell and upsize or redeploy
- You are financing another purchase and need the capital — exit cleanly rather than carry both
- You are at the SSD-free mark (hold ≥ 3 years from purchase) — confirm your exact purchase date
🏠 Rent Out If…
- You bought at $1,900–$2,100 psf (2022 subsale) — current resale is near breakeven; rental income while market recovers is the better play
- Your unit is a 3-bedroom or 4-bedroom with school catchment facing — this tenant profile (families targeting Catholic High, RI) is sticky and low-vacancy
- Thomson View Residences launch is coming — that event will lift the corridor ceiling and improve your 2027–2028 resale exit, rent in the interim
- You are within the SSD window — never crystallise a loss or pay SSD when rental income is available
- You want cash flow while holding the asset — 3.2% gross yield means a 3-bedroom generating ~$5,800/mth on a $2.3M asset
⏸️ Hold Vacant Only If…
- You intend to occupy the unit yourself — move in
- Do not hold vacant as an investment strategy. A vacant JadeScape unit costs you opportunity rent of $3,200–$8,500/month and generates no cash flow on a $1–$3M+ asset.
| Scenario | Entry PSF | Current Avg | Net Position (700sqft 2BR) | Annual Rental (2BR est.) | Recommended Action |
|---|---|---|---|---|---|
| Early launch buyer 2018 | ~$1,600 | $2,296 | ~+$487K paper gain | ~$52,800 | Both sell and rent are strong options |
| Mid-launch buyer 2019 | ~$1,800 | $2,296 | ~+$347K paper gain | ~$52,800 | Rent or sell — evaluate next move first |
| Post-TOP subsale buyer 2022 | ~$2,100 | $2,296 | ~+$137K paper gain | ~$52,800 | Rent — modest gain, let market recover to 2028 |
| High-floor / school-facing 3BR | Any | $2,300–$2,620 | Strong premium asset | ~$72,000–$84,000 | Rent at premium — school catchment commands it |
Thomson View Residences is the former Thomson View Condominium on Bright Hill Drive, sold en bloc for $810 million. The UOL / SingLand / CapitaLand consortium is expected to launch approximately 1,240 units at an estimated $2,300–$2,450 psf, with a showflat opening projected for Q3 2026. When this project launches, it becomes the direct pricing benchmark for JadeScape resale. Every $100 psf Thomson View launches above JadeScape's current average makes JadeScape look more attractively priced to the same buyer pool.
| Development | District | Tenure | Current / Indicative PSF | Nearest MRT | School Catchment | Status |
|---|---|---|---|---|---|---|
| JadeScape ★ | D20 | 99yr (2018) | $2,296 avg | Marymount CC16 / Upper Thomson TE8 | Catholic High, RI, Ai Tong | Completed 2022 — immediate |
| Thomson View Residences | D20 | 99yr (new) | ~$2,300–$2,450 est. | Upper Thomson TE8 / Bright Hill CRL-2030 | Ai Tong (1km), CHIJ SNGS | Launching Q3 2026 — TOP ~2031 |
| Upper Thomson Parcel A | D26 | 99yr (new) | ~$2,400–$2,600 est. | Upper Thomson TE8 | CHIJ SNGS (1km) | Expected launch 2026/27 |
| Lentor Gardens Residences | D26 | 99yr (new) | ~$2,150–$2,350 est. | Lentor TE5 | CHIJ SNGS (~1.2km) | Launched Q2 2026 |
Confirm your SSD position exactly
SSD is 0% if held ≥ 3 years from the purchase date. JadeScape launched in 2018 — most buyers are well past the SSD window. But 2021–2022 subsale buyers must check their specific purchase date. SSD at 4% or 8% on a $2.5M unit is $100,000–$200,000. Do not assume.
Check outstanding loan balance vs current market value
Your net equity is current market value minus outstanding loan. For a 2-bedroom bought at $1.2M in 2019 with a 75% loan ($900K), after ~7 years of repayments your outstanding loan may be ~$750K. At current market of ~$1.55M, your net equity is ~$800K. Know this number before deciding whether to sell or rent.
Document unit condition before listing for rent
JadeScape completed in 2022. Units are 3–4 years old. Before any tenancy, conduct a condition documentation exercise with dated photographs of all surfaces, appliances, fixtures. JadeScape's typical tenant profile (families, dual-income professionals) will have professional representation at move-out. Be prepared.
Review your MCST standing and sinking fund position
With 1,206 units and 7 blocks, JadeScape's MCST has had time to establish its governance and reserve fund. Before renting or selling, confirm: are there any outstanding special levies proposed? Is the sinking fund healthy? A buyer or tenant's due diligence will include these questions — know the answers first.
Understand whether you are buying another property simultaneously
If you intend to buy another property while retaining JadeScape as a rental, ABSD on the second property is 20% (Singapore citizen). At $2M purchase price, that is $400,000. The decoupling option (if jointly owned with a spouse) may reduce this — but the rules changed in 2023. Verify with a qualified conveyancing lawyer before committing.
JadeScape is now in its "estate maturity" phase — three years post-TOP, the development has stabilised its MCST governance and facility operations. This is actually the sweet spot for landlords: the building is settled, the management team knows the estate, and tenants can see exactly what they are getting. The school catchment story at JadeScape is real and not going away — Catholic High School and Raffles Institution have waiting lists, and the families who chase these schools are the best tenants you will find. Low vacancy, long lease terms, and minimal maintenance calls. For investors who have a 3-bedroom with school facing, this is a hold-and-rent asset until at least 2028 — when Thomson View Residences TOPs and creates a new pricing ceiling in the same corridor.
How James Helps JadeScape Owners — Right Now
As a CEA-licensed PropNex consultant with over 10 years of Managing Agent experience, James gives you what generic agents cannot: your unit's actual equity position, the honest rental market for your specific type, and the strategic context of what Thomson View Residences launching means for your 2027–2028 exit.
📊 Equity Analysis
Your specific unit, floor, facing, and purchase price — mapped against current market transactions to give you a precise paper gain figure, not a range.
🏠 Rental Strategy
Optimal rent price, lease term structure, and which tenant profile (family vs professional) pays more and stays longer at your specific unit type.
🔄 Sell Strategy
Timing your resale around the Thomson View Residences launch, positioning your unit against the competitive set, and reaching the right buyer profile.
🏗️ Next Move Planning
If your equity is best redeployed into a new launch — Thomson View, Upper Thomson Parcel A, or Lentor — James maps the corridor options against your timeline and budget.
Read Next
Sources: EdgeProp — JadeScape market trends April 2026; URA REALIS transaction data; 99.co — JadeScape rental PSF $6.26/mth (12-month avg); PropertyGuru listings; JJ Property Advisory — RCR rental market Q1 2026 ($5.40 psf/mth); URA — SSD and ABSD rates 2025; mychoicehomez.com — JadeScape Resale Review 2026
This article is for informational and educational purposes only. All transaction data, rental figures, and yield calculations are indicative based on published market data as at April 2026. Paper gains are gross figures before stamp duties, agent commissions, legal fees, and financing costs. SSD, ABSD, and decoupling positions must be verified with a qualified legal or tax professional. Past transaction prices are not indicative of future values. Property investments involve risk.
