JadeScape: Is $2,293 PSF Still Your Floor?

$1,371 psf in 2019. $2,620 psf in November 2025. Same tower, same lease. The question isn't whether JadeScape has run, it's whether today's $2,293 psf average is still ground floor or the ceiling with a view.

Direct Answer: JadeScape's 12-month resale average sits at $2,293 psf ($1,856–$2,620 range), up 67% from a 2018 launch average near $1,700 psf. Every 2024 resale was profitable. The floor question now depends on what Thomson View Residences, 200 metres away, prices at when it launches in 2026.

What The Market Is Telling You

JadeScape launched in 2018 at an average of roughly $1,700 psf, on a site that Qingjian Realty won via a $638 million en bloc purchase of the former Shunfu Ville in 2016, working out to about $747 psf per plot ratio once lease top-up costs are included.

The clearest single data point on where that bet landed: a 5-bedroom penthouse unit bought in December 2019 at $1,371 psf ($5.8 million) sold in December 2024 at $2,399 psf ($10.2 million), a $4.4 million gain over five years. That is one named, dated transaction, not a market average, but it brackets the outer edge of what early buyers captured.

By any headline measure, JadeScape has delivered. The open question for anyone buying at today's $2,293 psf average is not whether the project has performed, it is whether that performance is now priced in.

What The Market Isn't Telling You

Here is the part a psf chart does not show you: JadeScape's quoted floor area was set in 2018, before URA's GFA harmonisation rules took effect on all Government Land Sales from 2023 onward. That means JadeScape's strata area, and every psf figure quoted against it, includes air-con ledges and bay windows you are paying for but cannot furnish or stand in, roughly 4 to 5% of the unit.

Adjust for that, and the real floor is higher than the headline $2,293 psf suggests, because you are paying that rate across a smaller genuinely usable area than a post-2023 harmonised project would quote at the same price. I cover the unit-by-unit dollar cost of this in the next layer, but the short version for the Price Floor question: the $2,293 psf you see quoted is not the $2,293 psf you actually get to live in.

This is the gap a transaction-focused agent will not flag, because it does not affect their commission either way. It affects what you are actually paying per square foot of floor you can put furniture on, which is the number that matters when you compare JadeScape against a freshly harmonised launch like Thomson Reserve two stops down the line.

What James Thinks You Should Do

I would not call $2,293 psf a floor in the sense of "this is as low as it goes." I would call it a fair-value midpoint that has already absorbed JadeScape's scarcity premium as the only completed, tenanted, dual-MRT-served project in this specific stretch of the corridor.

The real pressure on that number is not downward from JadeScape's own fundamentals, it is sideways from Thomson View Residences, the $810 million en bloc redevelopment 200 metres away, expected to launch roughly 1,240 units at an estimated $2,300 to $2,450 psf with a Q3 2026 showflat. Every $100 psf Thomson View prices above JadeScape's current average makes JadeScape look more attractively priced to the same buyer pool, which is a floor built by a competitor's pricing decision, not by JadeScape's own resale strength.

If you are buying now for retirement capital or legacy transfer, that is a defensible entry, not a bargain and not a top. If you are buying purely for a repeat of the 2018 to 2025 run, you are buying seven years too late for that specific trade.

James's Note

I sat through a JadeScape resale viewing in 2025 where the agent led with the $2,620 psf November print as if it were the going rate. It was one unit, one floor, one facing. The 12-month average three streets over told a steadier, more useful story, and that is the number I would anchor a decision to, not the headline print.

FAQ

Sources