What JadeScape Actually Rents For in 2026

JadeScape rents range from $2,800 for a 1-bedroom to $9,800 for a 5-bedroom suite. The gross yield sits at 3.2%, in line with the broader Rest of Central Region market, not exceptional against it. The number that actually moves the needle is which unit type you own, not the estate average.

Direct Answer: JadeScape's 12-month average rental psf is $6.26, against a District 9/10/11/15/19/20/21/26 RCR reference of $5.40 psf (URA Q1 2026). Gross yield runs 3.2%. Three-bedroom units in the Catholic High and Raffles Institution school catchment command an 8 to 12% premium over the estate average.

What The Market Is Telling You

JadeScape's indicative monthly rent scales cleanly with unit type: roughly $3,200 for a 1-bedroom, $4,400 for a 2-bedroom, $5,800 for a 3-bedroom, $7,000 for a 4-bedroom, and $8,500 for a 5-bedroom, based on the $6.26 psf/mth average applied across unit sizes from 527 to 2,099 sq ft. That $6.26 psf/mth sits above the broader RCR reference of $5.40 psf/mth from URA's Q1 2026 data.

Three demand pools drive that premium. School-catchment families paying $5,500 to $7,000/mth for a 3-bedroom Deluxe or Premium unit, drawn by Catholic High, Raffles Institution, and Ai Tong all within registration distance. CBD commuter professionals paying $2,800 to $5,000/mth for a 1 or 2-bedroom, high floor, reservoir or greenery facing. And relocating expat families paying $6,500 to $11,000/mth for a 4 or 5-bedroom Suite, often backed by a $5,000 to $12,000/month employer housing allowance.

On the transport side, Marymount MRT is 200 metres away with 6 stops to Dhoby Ghaut, and Upper Thomson MRT is roughly 700 metres away with 5 stops to Orchard. MacRitchie Reservoir is a 10-minute walk. That combination is genuinely rare in District 20 and is the structural reason JadeScape rents above the RCR average at all.

What The Market Isn't Telling You

A 3.2% gross yield, on its own, is not an exceptional number. It is in line with the broader RCR market, not ahead of it. The estate-wide average obscures a meaningful spread: 3-bedroom units in the confirmed Catholic High and Raffles Institution catchment command an 8 to 12% premium over JadeScape's own average rent, purely from the P1 school registration cycle each year.

This is the number a generic listing will not surface, because "JadeScape rents well" is true on average and misleading at the unit level. If you own or are buying a unit outside the confirmed 1km school radius, or a stack facing the North-South Corridor construction, you should not expect the same premium the estate-wide figure implies.

The other underappreciated factor: JadeScape's 96 facilities, including 5 pools, are a genuine tenant draw today, but they are also an 8-year-old shared asset with ongoing maintenance obligations that flow through to management fees, not just marketing copy. I cover what that actually costs an owner in the Management Reality layer.

What James Thinks You Should Do

If you are buying JadeScape purely for yield, 3.2% gross should not be the headline reason. It is a reasonable, not exceptional, number, and rental income alone does not make the investment case on its own against a broader RCR average within striking distance.

Where the case is genuinely strong is unit selection within the estate. A 3-bedroom in the confirmed school catchment, high floor, reservoir or park facing, is a materially different rental asset than a lower-floor 1-bedroom facing the North-South Corridor construction, even though both sit under the same "JadeScape" listing.

My advice: do not anchor your yield expectation to the estate average. Anchor it to your specific unit's stack, facing, and school-radius position, and check the North-South Corridor construction timeline for that specific facing before you commit, because that is a real, near-term factor that a headline yield number will not show you.

James's Note

I managed a JadeScape rental handover in 2024 where the owner was convinced their unit would command the school-catchment premium. It faced the North-South Corridor construction and sat just outside the confirmed 1km radius. The honest number was 9% below what they expected, and it was better to know that before signing a 24-month lease, not after.

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