Is JadeScape's Resale Price Still Defensible?

JadeScape resale sits at $2,296 psf. Thomson Reserve is expected to launch at $2,703 to $2,948 psf, 200 metres away, on a fresh 99-year lease. That looks like a 20 to 28% gap. Adjust for what you actually get to live in, and the real gap tells a different story.

Direct Answer: Adjusted for JadeScape's non-liveable ledge space, its true liveable psf runs $2,470 to $2,525, still meaningfully below Thomson Reserve's estimated $2,703 to $2,948 psf and roughly at parity with Parcel A's estimated $2,503 psf. JadeScape's resale price is defensible against both nearby launches, on a like-for-like basis.

What The Market Is Telling You

Three projects now anchor the JadeScape corridor comparison: JadeScape itself on resale, Thomson Reserve on the former Bright Hill Drive site, and Parcel A further along Upper Thomson. Springleaf Residence, on the site next to Parcel A, sold 870 of 941 units in two days at launch in August 2025 at $2,175 psf, a land cost of $905 psf per plot ratio. That benchmark tells you demand across this corridor is real, not speculative.

On quoted psf alone, JadeScape resale at $2,296 to $2,400 psf looks meaningfully cheaper than Thomson Reserve's estimated $2,703 to $2,948 psf launch range, and slightly below Parcel A's estimated $2,503 psf. That gap, 20% or more on paper, is the number most buyers anchor to when deciding between a known resale unit and a pre-launch purchase.

Parcel A's land cost came in at $1,062 psf per plot ratio, higher than Springleaf's $905, which is the direct reason its estimated launch price sits above the Springleaf benchmark.

What The Market Isn't Telling You

The 20% headline gap does not survive a liveable-space adjustment. JadeScape's pre-harmonisation strata area means its true liveable psf, once you account for the AC ledge and bay window space you cannot use, runs closer to $2,470 to $2,525. Thomson Reserve and Parcel A, both fully GFA harmonised, need no such adjustment because every psf they charge is floor you can stand on.

Once you make that adjustment, JadeScape at $2,470 to $2,525 is still comfortably below Thomson Reserve's $2,703 to $2,948, and sits roughly at parity with Parcel A's estimated $2,503. That is a materially different picture than the unadjusted 20% headline gap suggests, and it is the calculation a transaction-focused agent has no reason to walk you through.

The lease position tells a similar story if you look past the headline. JadeScape carries roughly 97 years remaining. Thomson Reserve offers a fresh 99-year lease from 2026, Parcel A a fresh 99-year lease from 2027. A 2-year difference in remaining lease is not the discount some buyers assume it should be worth, particularly against JadeScape's established, tenanted, immediately liveable status.

What James Thinks You Should Do

I think JadeScape's current resale pricing passes the defensibility test against both nearby launches, once you compare on liveable psf rather than headline psf. It is not the cheapest entry into this corridor, but it is not overpriced against what is coming either.

The honest trade-off is timing risk versus certainty. JadeScape gives you a known unit, a known building, and immediate occupancy at a defensible price today. Thomson Reserve and Parcel A give you fresh 99-year tenure and fully harmonised space, at a real premium and a multi-year wait to TOP.

If your priority is capital preservation with liquidity, JadeScape's current pricing does not look like a mistake. If your priority is maximum lease runway and you can hold through 2028 or later, the newer launches earn their premium, but only once you have run the liveable-psf math for yourself, not the headline number.

James's Note

I have shown the same liveable-psf table to two clients this year with opposite reactions. One decided JadeScape was the obvious value call. The other decided the fresh lease at Thomson Reserve was worth the multi-year wait. Both were right for their own timeline, which is exactly why this isn't a one-answer question.

FAQ

Sources