JERVOIS GROVE
Jervois Road · D10 Tanglin
ApartmentFreehold
—
median $psf
$3.93
median rent · psf/mo
~2.5%
gross rental yield
4
highest floor
17
total units
—
TOP / completion
Median rent from 9 URA rental contracts (last 12 mo).
30
/ 100
How is this worked out? — this project’s 5 sub-scores, from its own data
Each sub-score is 0–100 (higher = better), built from this project’s actual figures — here are the exact drivers behind each one.
Capital growth · 65
Nearest growth node: Greater Southern Waterfront — ~2.8 km away (under construction) → 72 · Nearest MRT ~619 m (Redhill) → 58 · Price momentum — too few recent sales to score = average
Rental yield · 22
Gross rental yield 2.5% on a 2.0–4.5% band → 22
Cashflow · 0
Est. net $-3397/mo at 75% LTV, floating rate, rented out → 0
Exit liquidity · 3
17 units → 0 · 0 sales in 12 mo → 0 · 9 rental contracts → 10 = average
Family demand · 62
Oversubscribed school within 1 km (Alexandra Primary School, 1.1× demand) → 62
Overall · 30
The average of the 5 sub-scores above.
Risk flags
Small project — 17 units, thinner resale & rental liquidity · Thin transactions — 0 sales in 12 months, so the price signal is noisy · Limited rental data — 9 rental contracts, so the yield estimate is soft · Deep negative cashflow — ~$3397/mo top-up at 75% LTV
Note: risk flags are screening signals from the data — not confirmed defects; check each against the actual unit, title & MCST.
A screening heuristic — not financial advice; verify every figure and your own budget before transacting.
Investor verdict
Jervois Grove is a freehold project in D10 Tanglin with 2.5% gross yield, thin liquidity and strong school demand (Alexandra Primary School within 1 km). It sits ~2.8 km from the Greater Southern Waterfront growth node (under construction). Expect to top up ~$3,397/mo at 75% LTV.
Best suited for
- Capital growth buyers
- Family demand buyers
Less suited for
- pure rental-yield investors
- buyers needing positive monthly cashflow
Key due-diligence
- Confirm the exact unit stack, facing and floor — our figures are project medians.
- Stress-test cashflow at +1–2% interest in the calculator below.
- Verify the school 1 km boundary & current MOE rules — priority is not a guarantee.
Investment report
A plain-language read on Jervois Grove — genuine strengths, honest risks, an independent fair-value range and a Buy / Watch / Avoid position, all from the data above.
Why this may work
- In the Greater Southern Waterfront URA growth precinct — a corridor earmarked for new jobs, transport and amenities.
- Oversubscribed primary school (Alexandra Primary School) within 1 km — a durable family-demand anchor.
- Freehold — no lease decay, so strong long-horizon holding power.
Why this may fail / what to watch
- Negative monthly cashflow (~$3,397/mo top-up at 75% LTV, rented out) — and ABSD on a 2nd+ home makes the net return thinner still.
- Thin liquidity (0 sales/12 mo · 17-unit project) — a slower, choppier exit and a softer price signal.
- Check nearby new-launch & upcoming TOP supply — a fresh project within walking distance can cap rents and resale for a few years.
Signals screened from the data — strengths and risks, not confirmed facts. For educational purposes only — not financial advice.
Fair-value range
Several independent value bases — more informative than a single median. The combined range weights the project-specific bases most.
| Recent project median $psfexcludes ground & top-floor units | $1,853 psf |
| Nearby projectsmedian $psf of projects within ~2.0 km | $2,302 psf |
| Rental-yield-supportedrent $psf × 12 ÷ 3.0% target gross yield | $1,572 psf |
| HomeVestor fair range | $1,636–$2,125 psf ≈ $1,145,200–$1,487,500 for a ~700 sqft unit |
See the D10 comparables behind that district base on the map below — switch on “District condos by $psf” in the layers (this project vs cheaper/pricier neighbours).
How is this worked out? — the value bases & combined range
Project median
Recency-filtered median $psf of this project’s own resale caveats (ground & top-floor units excluded).
Same-size comps
Recency-weighted median $psf of caveats within ±25% of the typical unit size (6-mo full, 6–12-mo 70%, 12–24-mo 40%) — the comparable-sales method used in our Valuation tool.
District-comparable
Median $psf across all projects in the same district — a market-level sanity check (a genuinely superior project can sit above it).
Yield-supported
The $psf at which today’s median rent would return a 3.0% target gross yield for a CCR project — anchors price to rental fundamentals.
Combined range
A weighted blend (comps 28%, yield 28%, project median 22%, district 22%); the band width (±5–13%) reflects how far the independent bases disagree, so a genuinely over- or under-priced project sits outside it.
Note: a project-level estimate — a specific unit’s floor, facing and size shift its fair value. Check a specific unit’s price ›
For educational purposes only — not financial advice.
Buy · Watch · Avoid
Where the project’s current median $psf sits against its fair range, overlaid with the risk signals. An educational classification — not a recommendation.
Watch zoneCurrent median $1,853 psf is around fair value — whether it’s a good buy comes down to the specific unit and price.
Pressure-test one unit before you decide: check if it’s fairly priced › · work out what to offer › · download a one-page memo ›
Compares project medians to a computed fair range — individual units vary. For educational purposes only — not financial advice.
Investment calculator
Estimated cashflow, property tax & yield by unit type — owner-occupied or rented, adjust the terms below · all $ columns are per month
Simple mode assumes 75% LTV · 30-yr loan · CPF $1,840/mo · 1 buyer — switch to Advanced to change these.
or
%
Tap a preset — or type your own rate| Unit | Size | Est. price | Rent | Instalment | CPF OA | Prop. tax? | Maint. | Net cash | Yield |
|---|
Stress test
Monthly net cash for the representative unit — . Colour bands: green ≥ $0 · amber −$800 to $0 · red below −$800.
How is this worked out? — assumptions, property tax, CPF & maintenance
Est. priceProject median $psf × the typical size for that bedroom type.
RentMedian URA rental contract for that bedroom type.
InstalmentPrincipal + interest at the LTV, interest rate and loan tenure you pick.
Property taxIRAS 2025/26 residential rates on the property’s Annual Value — owner-occupied is lower (0% on the first $12k, then 4–32%); rented out / non-owner-occupier is higher (12–36%). We estimate AV at ~80% of the gross rent, because IRAS excludes furniture, furnishings and maintenance fees, so the real AV sits below the rent you collect. Check the exact figure with the IRAS Annual Value tool or tax-rate table.
Net cashRented out: rent − cash instalment − tax (before maintenance, insurance, income tax on rent and vacancy). Owner-occupied: no rent, so it’s −(cash instalment + tax) — your monthly holding cost.
CPF OAYour CPF Ordinary Account can pay part of the instalment, which lifts your monthly cash position (it’s still your own savings funding the loan, not extra profit). The $1,840 / month per buyer default is the normal monthly OA contribution (23% of the $8,000 2026 wage ceiling). If you have savings already sitting in your OA, you can put in more — up to the full instalment — so just type the amount you’ll actually draw into the CPF OA box.
Loan rateTap the Floating or Fixed preset, or type your own exact rate into the box.
Maintenance (MCST)An estimate (~$0.72–$1.00 psf/month by region) — Singapore has no central per-project MCST fee dataset, so confirm the real figure with the managing agent.
Tip: CPF OA is capped at the instalment — once it covers the whole instalment, your cash outlay is $0, and changing LTV or tenure just moves how much CPF you draw, not your net cash. Set CPF lower to see the full effect of the loan terms.
For educational purposes only — not financial advice.
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Profit & ROI projection
Buy to rent out, hold, then sell — estimated total profit and annualised return by unit type. Reuses the loan terms above, plus capital growth & your holding period · $ figures are for the whole holding period
%
Default 2% — type higher or loweryrs
Default 4 — the SSD period (sell after = 0% SSD)| Unit | Est. price | Cash in? | Rental (4y) | Appreciation (4y)? | Total profit | Ann. ROI |
|---|
How is this worked out? — leverage, stamp duties & SSD
Cash inYour upfront equity: down-payment (price × (1−LTV)) + Buyer’s Stamp Duty + ABSD for your profile. Uses the LTV, rate & tenure set in the calculator above.
RentalRent over the holding period minus loan interest, property tax and maintenance (rented-out rates). Loan principal isn’t counted as a cost — it builds equity you get back at sale.
AppreciationSale price = today’s price compounded at your growth rate, minus ~1% selling cost and any Seller’s Stamp Duty. SSD (from 4 Jul 2025) is 16/12/8/4% for selling within 1/2/3/4 years and 0% after 4 years — hence the 4-year default.
Total profit & ROIRental + appreciation, minus the upfront BSD & ABSD. Ann. ROI = the compound annual return on your cash-in over the holding period.
Stamp dutiesBSD marginal tiers 1–6% (from 15 Feb 2023). ABSD (Singapore Citizen): 0% first home, 20% second, 30% third+; 60% for foreigners — pick your profile above.
Note: a leveraged buy-to-let estimate. If rent doesn’t cover the monthly instalment (see the cashflow table above), you top up cash monthly — those top-ups aren’t added to the cash-in base, so treat ROI as indicative. Excludes rental income tax, vacancy and renovation.
For educational purposes only — not financial advice. Confirm stamp duties with IRAS before transacting.
Zeroing in on one unit? Check if it’s fairly priced › · Work out what to offer ›
Location & neighbourhood
Tap any label below the map to show or hide that layer, or use Show / hide all. On by default: primary schools, MRT stations within 2 km (nearest highlighted), and hawker / malls / supermarkets. Off by default (tap to switch on): Secondary / JC / Poly, international schools, bus stops, healthcare and childcare.
Nearest MRT: Redhill MRT Station · ~619 m. Amenities © OpenStreetMap contributors (ODbL), tiles © CARTO.
About this project
| Project Name | JERVOIS GROVE |
| Street Name | Jervois Road |
| Property Type | Apartment |
| Tenure | Freehold |
| District / Planning Area | D10 / Tanglin |
| Completion | — |
| Number of units | 17 units |
| Highest floor in the project | 4 |
| Developer | — |
| Land Area (sqm) | 2,546 |
| Master Plan Plot Ratio | 1.4 |
All transactions (1)
Newest first. Click any column heading to sort. Ground & top-floor units are excluded from the median above.
e.g. 20-07 · 20- = storey 20 · -07 = stack 07
–both optional
| Date ↕ | Address ↕ | Size (sqft) ↕ | $psf ↕ | Price ↕ |
|---|
Show
Rental transactions (39)
Individual private-residential lease contracts, newest first — official URA Data Service. Size is URA’s banded floor area (sqft); the unit number and floor are not disclosed. Click any column heading to sort.
6-month rolling median $psf/month · from individual URA rental contracts
URA records the size band & bedroom count, not the unit number.
| Lease date ↕ | Size (sqft) ↕ | Beds ↕ | Monthly rent ↕ | $psf/mo ↕ |
|---|
Show