JadeScape Review 2026: Still a Good Buy? What's Next?

Now the part owners actually want to see — what specific, dated resale transactions in each type have looked like. These are individual named transactions, not a type-wide average, so treat them as illustrative rather than a promise of what your specific unit will fetch:

2BR, 3BR and 4BR figures compare JadeScape's day-one launch average of $1,700 psf (22 September 2018, first ~300 units sold) against one named, dated 2025 resale transaction of that bedroom type — not a type-wide average, since per-type launch pricing isn't public. The 5BR/PH figure is the actual recorded purchase ($1,371 psf, Dec 2019) and resale ($2,399 psf, Dec 2024) of the same unit, netting a $4.4M gain. EdgeProp Singapore A confirmed dated 1BR resale transaction wasn't available in public data at time of writing — current 1BR asking prices sit in the $2,050–$2,430 psf range, though asking price is not a transacted price.

Percentages don't tell an owner what to expect in their bank account. Here's the same three transactions in real dollars — what each specific unit's value moved by, from JadeScape's day-one 2018 launch average to its named 2025 resale price:

+$4.4M The 5BR/PH owner's actual gain sits off this chart's scale entirely — bought Dec 2019 at $1,371 psf ($5.8M), sold Dec 2024 at $2,399 psf ($10.2M). Shown separately so it doesn't flatten the 2BR–4BR bars above.

Launch value calculated at JadeScape's day-one average of $1,700 psf (22 September 2018) applied to each unit's actual size; resale value is the named, dated 2025 transaction price for that specific unit. These are individual transactions, not type-wide averages — actual gain for any other unit of the same bedroom type depends on its stack, floor, and exact purchase date. EdgeProp Singapore

Owners weighing a sale against holding on should also know why JadeScape trades at a discount to the newer launches entering this corridor: JadeScape launched in 2018, before the URA's GFA harmonisation rule took effect for GLS sites tendered from 1 September 2022. That means JadeScape's quoted psf still includes the AC ledge, bay window and void as part of the strata area you paid for — space that isn't fully liveable. Thomson Reserve, entering the same corridor in 2026, is GFA harmonised: 100% of its quoted psf is liveable space. For an owner recycling capital out of a non-harmonised unit into a harmonised one, that's a real, structural difference in what a dollar of psf actually buys — not a reason to sell on its own, but a factor worth putting on the table alongside yield and lease position. The full Thomson Reserve: The Complete Analysis covers the harmonisation math in Part 2.

None of this is a recommendation to sell or to hold. Owners who have held JadeScape since 2018–2019 have, to date, seen both rental income and capital appreciation in this corridor — but past performance is not a guarantee of what happens next, and the right call depends on your own loan position, timeline, and what you'd do with the proceeds. Speak to a licensed financial adviser for advice specific to your situation.

You're looking at JadeScape in 2026 and asking the same question buyers have been asking since it TOPped: is it still worth buying? Or — if you already own a unit — is this the moment to think about what comes next?

Here are 3 things the 2026 data actually tells you:

1. JadeScape has delivered. Based on transaction data in the last 12 months, average psf is $2,293 — up from a launch low of $1,371 psf in 2019. EdgeProp Singapore Every single resale deal in 2024 was profitable
2. The corridor is not done. Three major new launches are entering the same District 20 / Upper Thomson ecosystem — Thomson View Residences, Upper Thomson Parcel A, and Lentor Gardens Residences. Each one will set a new pricing benchmark that affects JadeScape's own resale value
3. The question has changed. In 2019, the question was whether to buy JadeScape. In 2026, the more useful question is what your JadeScape position means for your next move

This article covers all three. No generic market commentary — just the transaction data and a clear-eyed look at where District 20 goes from here.

What JadeScape Actually Is — The Numbers First

JadeScape is a 99-year leasehold condominium on Shunfu Road, District 20, developed by Qingjian Realty. It comprises 1,206 units across seven towers of 21–23 storeys, completed in 2022.

Buyers of JadeScape are 81.2% Singaporean, 15.7% PR, and 3.1% foreigner EdgeProp Singapore — a strong owner-occupier base that supports long-term demand stability.

The Performance Story: What JadeScape Owners Made

The headline transaction says everything. A 4,230 sqft penthouse originally purchased in December 2019 for $5.8 million ($1,371 psf) was sold in December 2024 for $10.2 million ($2,399 psf) — a gross gain of $4.4 million representing 75% profit, or 11.9% annualised.

That is an exceptional outlier. But the broader picture is consistent. JadeScape saw 72 other resale transactions in 2024, with units sold at prices from $1,955 psf to $2,420 psf — and all of the deals were profitable, with sellers netting gains ranging from $55,000 to $1.15 million. EdgeProp.sg

The highest recorded transaction in the last 12 months hit $2,620 psf in November 2025 for a 1,259-sqft unit. EdgeProp Singapore

James's Note: JadeScape validated something important about District 20 pricing. When it launched in 2018 at $1,700 psf, the question was whether the RCR market could sustain that level north of Bishan. The resale data in 2024–2025 confirms it could — and the appreciation from launch to current average is approximately 35%. For a 99-year leasehold RCR condo, that is solid. The question now is what drives the next leg — and the answer sits in the three upcoming launches in the same corridor.

Is JadeScape Still a Good Buy in 2026?

The honest answer has two parts.

For new buyers entering at current prices ($2,200–$2,400 psf):

JadeScape is a proven, TOPped, immediately habitable RCR condo with strong school catchments, two MRT lines, and a rental yield of ~3.2%. The entry price is meaningfully below new launches in the same corridor — Thomson View Residences is expected to price from $2,300–$2,450 psf for a project that won't TOP until 2032.

The case for buying JadeScape resale today: you get immediate occupancy or rental income, established pricing, and the benefit of being priced below the incoming wave of new supply that will set higher benchmarks in the neighbourhood.

The risk: 99-year leasehold from 2018 means the lease will be approximately 91 years at purchase — still comfortable for financing, but buyers with a 15–20 year holding horizon should model the lease position at exit carefully.

For existing JadeScape owners:

Your asset has appreciated materially from launch. The more relevant question is not whether JadeScape is a good buy — you already own it. The question is whether the equity you've built is best deployed staying in JadeScape, or whether the next cycle of District 20 / Upper Thomson appreciation is better captured through a new launch in the same ecosystem.

Three projects are worth understanding in that context.

JadeScape's 67% appreciation since launch is compelling — but appreciation alone does not tell you whether it is the right entry point today. To assess that, you need to compare it against what new launches in the same corridor are now pricing at and why the gap exists. New launch vs resale condo in Singapore provides the 2026 framework for making that comparison objectively, including how to account for the SSD constraint and yield-from-day-one advantage that resale offers.

Thomson View Residences — The Biggest Launch in Upper Thomson's History

The former Thomson View Condominium on Bright Hill Drive was collectively sold for $810 million in late 2023 — the largest en bloc in Singapore since Chuan Park. The joint consortium of UOL Group, Singapore Land, and CapitaLand acquired the 5-hectare site at $1,178 psf ppr. The project is slated to launch in 2026, pending approvals.

Key facts: approximately 1,240 units, 99-year leasehold, adjacent to Upper Thomson MRT (TE8) with access to three MRT lines — TEL, Circle Line at Marymount, and future Cross Island Line at Bright Hill. Expected pricing from mid-$2,300s psf. Showflat expected to open Q3 2026.

For JadeScape owners: Thomson View Residences will be the most direct pricing benchmark for your resale value. A project of this scale, at this developer quality, launching at $2,300–$2,450 psf in the same neighbourhood, lifts the floor under JadeScape's resale market. Every $100 psf Thomson View launches above JadeScape's current average makes JadeScape look relatively more attractive to buyers.

For buyers comparing the two: JadeScape gives you a TOPped product at ~$2,293 psf today. Thomson View Residences gives you a fresh lease, three MRT lines, and a premium developer consortium — but at a higher psf and a 6-year wait to TOP. The decision depends entirely on your timeline and whether immediate occupancy or fresh lease matters more to you.

Upper Thomson Road Parcel A — The New Benchmark Setter

The Upper Thomson Road Parcel A GLS site in District 20 is part of the active supply pipeline feeding the same precinct. When launched and priced, it will provide the most direct data point for where new private supply in the Upper Thomson / Marymount corridor is heading in terms of psf.

Watch this site's launch pricing carefully — it will signal whether the corridor can sustain $2,400+ psf for new launches, which directly affects the ceiling on JadeScape's future resale trajectory.

Lentor Gardens Residences — The District 26 Comparable

Developed by Kingsford Development, Lentor Gardens Residences comprises approximately 499 units along Lentor Gardens in District 26, with a showflat open since 3 March 2026 and an official launch expected in the coming weeks. Expected pricing: above $2,150 psf based on Kingsford's land cost of $920 psf ppr.

For buyers comparing Lentor Gardens Residences to JadeScape resale: Lentor offers a lower-rise, quieter estate environment and a fresh lease — but is 26 minutes to Orchard versus JadeScape's more central RCR positioning. The school catchment story is similar — CHIJ St. Nicholas Girls' School features in both corridors' 1–2km radius.

For JadeScape owners thinking about the next move: Lentor Gardens Residences represents the OCR equivalent of the same upgrader journey you completed when you bought JadeScape. The families currently in HDB estates around AMK and Thomson who are watching the Lentor launches are the same profile as buyers who bought into JadeScape in 2018.

✅ The JadeScape Case That Holds / ❌ What to Watch

✅ School catchment remains strong. Catholic High School, Raffles Institution, and CHIJ St. Nicholas Girls' School all sit within the catchment zone. For families, this anchor does not diminish over time.

✅ Two MRT lines operational. Marymount (Circle Line) and Upper Thomson (TEL) are both accessible. The TEL extension has further enhanced connectivity since JadeScape launched.

✅ 100% profitable resale track record. Every single resale transaction in 2024 was profitable. That is a strong signal of structural demand in the precinct.

✅ Unit sizes remain competitive. At 527–2,099 sqft, JadeScape's unit sizing is larger than most comparable new launches. For families needing genuine living space, this remains a tangible advantage.

❌ 99-year leasehold from 2018 — the clock is running. Buyers entering now at ~$2,293 psf should model the remaining ~91 years carefully. At the 60-year remaining mark (approximately 2079), LTV haircuts from banks will start affecting your future buyer pool.

❌ Upcoming supply will intensify competition. Thomson View Residences at 1,240 units, Upper Thomson Parcel A, and Lentor Gardens Residences will collectively add significant new private supply to the same buyer pool over the next 2–3 years. This does not suppress JadeScape's value, but it does mean your future buyers have more choices at launch time.

❌ Rental yield of 3.2% is modest. Against current mortgage rates, net yield is thin. JadeScape is better positioned as a capital appreciation play than a cash-flow rental investment.

The 3 Questions Worth Asking in 2026

Question 1: If you already own JadeScape — what is your current equity position?

Calculate: current market value at $2,293 psf average minus your outstanding loan. For a 3-bedroom (958 sqft) bought at $1,600 psf in 2019 ($1.53M), current market value is approximately $2.2M. That is roughly $670K in paper gain before transaction costs. Is that equity better deployed staying in JadeScape, or redirected into a new launch with a longer lease runway?

Question 2: If you're buying JadeScape resale today — how does the psf compare to incoming new launches?

JadeScape at ~$2,293 psf versus Thomson View Residences at an expected ~$2,350–$2,450 psf. The gap is narrowing. Historically, the resale discount to new launch is what makes established condos attractive. If that gap closes further, the JadeScape resale thesis weakens relative to a new launch in the same corridor.

Question 3: What does your school timeline look like?

If you have children aged 2–4 targeting Ai Tong School (within 1km of Thomson View Residences) or CHIJ St. Nicholas Girls' (within 1–2km of both JadeScape and Lentor Gardens Residences), your P1 registration timeline should drive your purchase and address decision — not the other way around.

Bottom Line: JadeScape Has Proven Its Worth — The Next Question Is What's Next

JadeScape has delivered everything it promised in 2018. Strong location, quality developer, good unit sizing, and a corridor that appreciated materially from launch to current resale levels. The 100% profitable resale record speaks for itself.

For new buyers in 2026, JadeScape remains a credible resale purchase — but only if entered with clear-eyed awareness of the new supply pipeline arriving in the same neighbourhood and its impact on your future exit.

For existing owners, the gains are real and the question deserves a proper look: not whether JadeScape was a good decision — it was — but whether the next property decision captures the next cycle as effectively as JadeScape captured this one.

The reframe: Thomson View Residences, Upper Thomson Parcel A, and Lentor Gardens Residences are not competition for JadeScape — they are the signal that the corridor you bet on in 2018 is still being validated by developers and buyers in 2026. The question is whether you want to ride that validation in a TOPped resale, or get ahead of the next appreciation cycle in a new launch.