JadeScape rents from $2,800 to $9,800 per month. Two MRT lines, 96 facilities, a school catchment that includes Catholic High and Raffles Institution, and the greenery of MacRitchie Reservoir literally next door. Is it worth the rent over nearby alternatives — and what should you negotiate before you sign?
JadeScape's 50m infinity pool — one of the largest pool complexes in District 20. Photo: Unsplash
Green estate living — JadeScape's landscaped grounds adjoin MacRitchie Reservoir Park. Photo: Unsplash
JadeScape occupies the site of the former Shunfu Ville — a 408,927 sq ft mega-plot on Shunfu Road in District 20, between Marymount and Upper Thomson. Completed in 2022 by Qingjian Realty, it comprises 1,206 units across 7 blocks of 21–23 storeys, with unit types from 527 sq ft (1-bedroom) to 2,099 sq ft (5-bedroom Suite). It was designed by award-winning architect Paul Noritaka Tange and won the Propertyguru Asia Property Awards for Best Smart Building Development in 2018 for its smart home integration.
The development is 200 metres from Marymount MRT (Circle Line, CC16) and within walking distance of Upper Thomson MRT (Thomson-East Coast Line, TE8). The TEL gives direct access south to Orchard and Marina Bay; the Circle Line gives lateral access to Bishan, Dhoby Ghaut, and one-transfer access to most of the island.
| Feature | Detail | Why It Matters for Tenants |
|---|---|---|
| Marymount MRT (CC16) | 200m from main gate — 3 min walk | Orchard in 6 stops, Bishan in 2 stops, Serangoon in 5 |
| Upper Thomson MRT (TE8) | ~700m — 8–10 min walk | Direct TEL south to Caldecott, Stevens, Newton, Orchard, Marina Bay |
| 50m Infinity Pool | Merges with 50m Skyline Pool | One of the largest pool complexes in any D20 condo |
| 5 Total Pools | Lap, family, kids, jets, spa | Multiple pools reduce congestion — rare in this district |
| Tennis Courts | 2 full courts | Hard to find in large developments — families value this |
| MacRitchie Reservoir | ~1km from main gate | Morning runs, nature trails, Treetop Walk — permanent green amenity |
| Shunfu Wet Market | Across the road | Daily fresh produce, hawker food within 3 min walk |
| School Catchment | Catholic High (1km), Raffles Institution (~1.5km), Ai Tong Primary (~1km) | Primary driver of family rental demand — these schools have waitlists |
| Unit Type | Size | Monthly Rent Est. | PSF/Month | Best For | Value Rating |
|---|---|---|---|---|---|
| 1-Bedroom | 527 sq ft | $2,800–$3,500/mth | ~$5.3–$6.6 | Single professional, young couple | Entry point — good value for MRT + facilities |
| 2-Bedroom (std/deluxe) | 646–764 sq ft | $3,800–$5,000/mth | ~$5.5–$7.0 | Couple, young family, expat professional | Best overall value — most available, deepest market |
| 3-Bedroom (Deluxe/Premium) | 1,012–1,152 sq ft | $5,200–$7,000/mth | ~$5.4–$6.8 | Family with children — Catholic High / RI catchment | Best value for families targeting school catchment |
| 4-Bedroom | 1,259–1,647 sq ft | $6,500–$9,500/mth | ~$5.4–$7.0 | Larger family, multi-gen household | Good value vs landed; competes with comparable D20 options |
| 5-Bedroom Suite | 2,099 sq ft | $8,000–$11,000/mth | ~$3.8–$5.2 | Large family, employer-funded relocation | Best absolute space per dollar in the development |
Indicative rents based on $6.26 psf/mth 12-month average (99.co) applied to unit sizes, adjusted for supply/demand by type. Overall range: $2,800–$9,800/mth (PropertyGuru, April 2026). Actual rents negotiated between landlord and tenant.
🏫 The School-Catchment Family
Profile: Singapore citizen or PR family with children aged 4–10. Primary goal: 1km proximity to Catholic High, Raffles Institution, or Ai Tong for P1 registration. Dual-income household.
Best unit: 3-bedroom Deluxe or Premium (1,012–1,152 sq ft). School-facing block if available.
This is JadeScape's dominant tenant type. High renewal rate. Landlords prefer this profile for lease stability. Be ready to commit to 24 months.
💼 The CBD Commuter Professional
Profile: Single or couple working in the CBD or Orchard Belt. Wants clean dual-MRT commute, green surroundings, and an upgrade from HDB or older RCR resale without paying CCR prices.
Best unit: 1-bedroom or 2-bedroom, high floor, reservoir/greenery facing.
Marymount (CC) to Dhoby Ghaut: 6 stops. Upper Thomson (TEL) to Orchard: 5 stops. MacRitchie Reservoir 10 min walk. Good lifestyle-to-cost ratio vs CCR equivalents.
🌏 The Relocating Expat Family
Profile: Corporate relocation, 2–3 year secondment. International school nearby (Australian International School ~3km, SAS ~6km). Employer housing allowance $5,000–$12,000/month. Values space, pools, and quiet residential feel.
Best unit: 4-bedroom or 5-bedroom Suite (1,421–2,099 sq ft).
JadeScape delivers genuine space at these rents — compare with CCR equivalents that deliver smaller floor plates at higher cost. Request diplomatic clause if on fixed-term secondment.
JadeScape's address on Shunfu Road places it within or near the 1km registration zone for several of Singapore's most sought-after schools. This is not a generic marketing point — it is the primary reason 3-bedroom units at JadeScape command a rental premium over equivalent units in comparable buildings.
| School | Type | Est. Distance from JadeScape | Registration Relevance |
|---|---|---|---|
| Catholic High School | Primary + Secondary (SAP) | ~500–700m | Within 1km radius — Phase 2B advantage for Catholics and those within 1km |
| Raffles Institution | Secondary + JC | ~1.0–1.5km | Secondary school — PSLE students enter via COPS; proximity for daily commute |
| Ai Tong School | Primary | ~800m–1.1km | Within/near 1km zone — popular feeder to Catholic High |
| Whitley Secondary | Secondary | ~600m | Walking distance from main gate |
| Kuo Chuan Presbyterian Primary | Primary | ~1.2km | Near 1km — check exact address for registration phase |
| Marymount Convent School | Primary | ~1km | Girls' school — near 1km boundary |
JadeScape completed in 2022. The units you are viewing are 3–4 years old — well maintained but not brand new. The development is large (1,206 units, 7 blocks) which means facilities are shared across a significant resident population. Check occupancy levels and facility booking procedures before committing, especially if pool access at peak hours is important to your family.
| Question to Ask | Why It Matters |
|---|---|
| Which block and stack is this unit on? | Reservoir/park view vs road-facing determines ambient noise and natural light — significant quality of life difference in a 1,206-unit development |
| Is the unit furnished or unfurnished? | Many JadeScape landlords offer furnished units for the expat tenant profile — agree on the appliances list in writing before signing |
| What floor is the unit on? | Higher floors get reservoir/park views and better cross-ventilation. Lower floors have easier pool/facility access. There's a genuine trade-off. |
| What are the MCST maintenance hours and noise restrictions? | Large developments have rules on facility booking, renovation hours, and common area use. Confirm these are compatible with your household's lifestyle before committing. |
| Is there a diplomatic clause available? | For expatriates on fixed-term secondments, a 12-month diplomatic clause in a 24-month lease is standard. Insist on this before signing — it is much harder to negotiate after. |
| What is the aircon model and servicing schedule? | Daikin aircon units are specified — but 3–4-year-old units need quarterly servicing. Confirm whether the landlord covers servicing cost or passes it to you. Include in the tenancy agreement explicitly. |
JadeScape is a mature rental market — landlords know their price. But there is still room for qualified tenants to negotiate meaningfully.
📅 Lease Term Flexibility
Most landlords prefer 24 months. Offer 24 months at a slightly lower monthly rent vs 12 months at market rate. For school-catchment families planning a 2-year stay, this works in your favour.
🔧 Appliance Upgrades
If the unit needs a new washer-dryer or dishwasher, negotiate landlord provision before signing. Easier to get pre-tenancy than mid-lease.
💰 One Month Goodwill Discount
For units that have been vacant >6 weeks, landlords are open to one month's rent-free or a reduced first month. Ask — the worst answer is no.
🛂 Diplomatic Clause (expats)
Non-negotiable for secondment employees. If your employer's relocation policy changes, you need the exit. Confirm in writing before the Letter of Intent is signed.
The genuine upsides are material. The 50m infinity pool and poolscape is exceptional for a District 20 condo — it genuinely competes with CCR developments. MacRitchie Reservoir a 10-minute walk away is a permanent, uncongested green amenity. The Shunfu wet market directly opposite is one of the best everyday conveniences you will find adjacent to any private condo in Singapore. The dual-MRT access means you are rarely more than 20 minutes from anywhere you need to be, without a car.
The honest trade-offs. JadeScape is a 1,206-unit development. Pool facilities and tennis courts serve all residents — on weekends and public holidays, the pools are busy. The estate's size also means the Shunfu Road frontage and car park area have significant traffic in the morning school run period. If you are renting for the school catchment, you will be one of many families doing the same thing — the school run on Shunfu Road is real. And the Upper Thomson MRT walk (700m) is not covered — in Singapore's rain, this matters.
| JadeScape | Thomson Grand (older) | The Panorama (D26) | Sky Vue/Habitat (Bishan) |
|---|---|---|---|
| $2,800–$9,800/mth | ~$3,000–$7,000/mth | ~$3,200–$7,500/mth | ~$3,500–$7,000/mth |
| 1,206 units, 7 blocks | 339 units | 698 units | 509 + 509 units |
| Marymount CC16 (200m) + Upper Thomson TE8 (~700m) | Upper Thomson TE8 (500m) | Lentor TE5 (~600m) | Bishan NS17/CC15 (~300m) |
| Catholic High / RI catchment ✅ | Upper Thomson TE catchment ✅ | CHIJ SNGS catchment ✅ | Bishan schools catchment ✅ |
| MacRitchie Reservoir 1km | Upper Thomson greenway | Lentor/Springleaf green | Bishan Park / AMK Park |
| 96 facilities, 5 pools, tennis | Full condo facilities | Full facilities | Full facilities each tower |
Looking for a JadeScape Rental Unit?
James can identify the right block, stack, and unit type for your household needs — school catchment verification, lease negotiation, and representation at no cost to tenants (commission paid by landlord).
WhatsApp James: 91111173 — Tenant Enquiry →Read Next
Sources: EdgeProp — JadeScape rental data April 2026; 99.co — JadeScape rental PSF $6.26/mth (12-month); PropertyGuru — rental listings $2,800–$9,800/mth; JJ Property Advisory — RCR rental Q1 2026; URA Q1 2026 rental PSF data; MOE Singapore — school distance-based registration; Qingjian Realty — JadeScape development facts
This article is for informational purposes only. All rental figures are indicative market estimates as at April 2026 based on published data. School distances and catchment zones are indicative — please verify with MOE or the specific school's registration office using your exact unit address before making any tenancy decision. James Ong does not guarantee availability, rental rates, or school registration outcomes. Please conduct your own due diligence before entering any tenancy agreement.
