What does S$2,170 per square foot buy in District 10's embassy belt? At 38 Jervois, the answer in 2025 was a two-bedroom apartment averaging S$1,775,000 — a Core Central Region address at a price the Holland Road new launches now exceed by S$500 to S$800 per square foot. In a postcode where Skye at Holland transacts at S$2,946 psf, that gap is the entire story.
This is a 27-unit boutique block on Jervois Road, one of the quietest residential streets in central Singapore — low-rise, leafy, ringed by diplomatic compounds. Its recorded history is short: three resale transactions in total, two of them in the twelve months to November 2025. But the rental file runs deeper, with 60 lease contracts averaging S$4,398 a month, and against recent pricing that puts the gross yield at roughly 3.32% (as of 2025-11) — a genuinely healthy figure for the CCR.
The trade-offs are equally concrete: the nearest MRT is an 850m walk, the transaction record is wafer-thin, and our data cannot confirm the tenure. What follows weighs a quiet-luxury discount against those unknowns.
38 Jervois belongs to the embassy-row pocket of District 10, the Tanglin–Holland prime belt, in the Core Central Region. Its recorded average of S$2,305 psf across three sales — and S$2,170 psf on the two 2025 prints — sits around the 65th percentile of the district (as of 2025-11). The reference points are stark: Skye at Holland averages S$2,946 psf, the freehold Leedon Green S$2,786 psf, Hyll on Holland S$2,649 psf and Fourth Avenue Residences S$2,467 psf, while the ageing giant D'Leedon trades at S$1,869 psf. 38 Jervois prices closer to the old guard than the new — despite the postcode's most exclusive street address.
Overview & Key Facts
38 JERVOIS is a condominium at JERVOIS ROAD in District 10 (CCR), developed by , comprising 27 units.
Location & Connectivity
38 JERVOIS is approximately 850m from Redhill MRT station, with 6 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Redhill | East-West Line | 850m |
| Tiong Bahru | East-West Line | 1.0 km |
| Great World | Thomson-East Coast Line | 1.3 km |
| Havelock | Thomson-East Coast Line | 1.3 km |
| Orchard Boulevard | Thomson-East Coast Line | 1.3 km |
| Napier | Thomson-East Coast Line | 1.5 km |
Schools & Education
17 schools within 2 km (6 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| River Valley Primary School | Primary | 420m |
| CHIJ (Kellock) | Primary | 560m |
| Gan Eng Seng Primary School | Primary | 640m |
| Gan Eng Seng School | Secondary | 710m |
| Henderson Secondary School | Secondary | 760m |
| Tanglin Secondary School | Secondary | 990m |
| Bukit Merah Secondary School | Secondary | 1.2 km |
| Kheng Cheng School | Primary | 1.3 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| Studio | 1 | $2,576 psf | $1,220,000 |
| 2 BR | 2 | $2,170 psf | $1,775,000 |
Market Position
38 JERVOIS has recorded 3 sales at an average price of $1,590,000.
Ranks in the top 35% of condos in District 10 by average PSF.
Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 1 | $2,576 psf | — |
| 2025 | 2 | $2,170 psf | ↓ 15.8% |
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Neighbourhood Comparison
| Condo | Tenure | Avg PSF | Sales |
|---|---|---|---|
| SKYE AT HOLLAND | 99 yrs lease commencing from 2024 | $2,946 psf | 666 |
| LEEDON GREEN | Freehold | $2,786 psf | 574 |
| D'LEEDON | 99 yrs lease commencing from 2010 | $1,869 psf | 452 |
| HYLL ON HOLLAND | Freehold | $2,649 psf | 328 |
| FOURTH AVENUE RESIDENCES | 99 yrs lease commencing from 2018 | $2,467 psf | 298 |
What Could Work Against You
- With just 2 sales in the trailing year, pricing signals are indicative rather than definitive; expect wider bid-ask spreads when you negotiate.
- The 27-unit size cuts both ways: exclusivity, but thinner resale liquidity and higher per-unit maintenance contributions than larger estates.
Best suited for
Who This Actually Suits
Buyers most likely to be happy here: car-owning households, freehold / generational hold and boutique low-density (<100 units). At ~846m from the nearest MRT, this property suits households with a car who value arterial road access over transit proximity.
For foreign / absd-aware buyers, it can work — but weigh the trade-offs before committing.
Relative value within the CCR is the lead argument. The two 2025 transactions averaged S$2,169.77 psf on a S$1,775,000 quantum — a 20 to 25 per cent PSF discount to the district's freehold new-build cohort, for an address arguably quieter and more prestigious than any of them. Buyers priced out of Leedon Green's S$2.24 million average get a two-bedroom foothold on Jervois Road for less — and against Skye at Holland's S$2.71 million average quantum, the saving approaches a million dollars for an address most would judge the quieter and more exclusive of the two. Discounts of that scale in the CCR usually demand a compromised location; here the compromise is age, scale and data, not the street.
The income supports the thesis rather than merely decorating it. Sixty recorded lease contracts average S$4,398 a month within a S$2,400 to S$5,600 band, and against recent pricing the gross yield computes to about 3.32% (as of 2025-11) — strong for a segment where sub-3% is routine. Benchmark the street against the island on our rental yield map, then pressure-test your own entry price with the ROI calculator.
The neighbourhood package is quietly complete. River Valley Primary School sits about 0.42km away and CHIJ (Kellock) 0.56km — two established names within the 1km radius. A park registers within 770m and a clinic within 620m, feeding a respectable walkability score of 68 for a low-density enclave. Redhill station on the East-West Line is 0.85km, with Tiong Bahru at about 1km and three Thomson-East Coast Line stations — Great World, Havelock and Orchard Boulevard — arrayed between 1.27km and 1.34km, plus Napier at 1.46km on the Tanglin side. None is a doorstep station, but six stations across three lines within 1.5km gives residents genuine routing choice when they do go rail. Gan Eng Seng Primary at 0.64km and its affiliated secondary school at 0.71km deepen the local school bench beyond the two headline names.
And the scale is the point, not a compromise: 27 units on a street of embassies and low-rise blocks delivers the discretion that buyers in this segment are actually shopping for.
Three transactions is not a market. The entire recorded resale history of 38 Jervois consists of one 2021 studio print at S$2,575.96 psf and two 2025 two-bedder sales at an average of S$2,169.77 psf — a PSF sequence that superficially reads as a decline but really reflects different unit types in a tiny sample. Bank valuers face the same ambiguity, so expect conservative valuations and be prepared to bridge a gap with cash.
Tenure is unverified in our records. One of our screening pills treats the property as a generational-hold candidate on freehold-style assumptions, but the digest carries no recorded tenure — and in the CCR the freehold-versus-leasehold question can move value by hundreds of dollars per square foot. Establish the title position through your lawyer before any offer; it is the single highest-leverage piece of due diligence available here.
Transit is honest-to-goodness average. At 846m to Redhill, the MRT is a twelve-minute walk rather than a doorstep amenity, and daily conveniences show gaps — the nearest mall registers at about 1.5km and the nearest supermarket 2.1km. This is a car-first address wearing a walkable district's postcode. Competitive pressure deserves a line too: Skye at Holland moved 666 units at S$2,946 psf on its 2025 completion, and that volume of fresh CCR stock nearby competes directly for the tenants and future buyers a small block like this depends on.
Finally, cost of entry for non-citizens is material: at a S$1.78 million average quantum, ABSD reshapes the arithmetic for PR and foreign buyers entirely. Compute the full tax stack with our stamp duty calculator before falling in love with the street.
- ✅ Car-owning households
- ✅ Freehold / generational hold
- ✅ Boutique low-density (<100 units)
- ⚠️ Foreign / ABSD-aware buyers
38 Jervois offers something the District 10 new launches structurally cannot: entry to the embassy belt at S$2,170 psf, roughly a quarter below the freehold new-build tier, with a 3.32% gross yield doing quiet work in the background (as of 2025-11). For the right buyer, that is a rare combination of prestige address and defensible income.
The right buyer, specifically: a car-owning household or discreet investor who values Jervois Road's calm over MRT convenience, negotiates comfortably in a three-comparable market, and will not sign anything until the tenure question is answered from the title. Families get a bonus in River Valley Primary and CHIJ (Kellock) inside the 1km radius. Buyers needing liquidity, facilities or valuation certainty should redirect to the larger Holland corridor projects — our comparison tool puts Leedon Green and Fourth Avenue Residences alongside for a fair fight.
Hold thinking: this is a decade-plus asset. Thin markets punish forced sellers and reward patient ones, and if the tenure verifies favourably, the case for simply never selling — the generational-hold play our screening suggests — becomes the strongest version of ownership here.
At roughly $2,170 psf (as of 2025-11), a District 10 entry of this size warrants a full cost workup — the total cost calculator captures stamp duties, legal fees and financing costs that a psf figure conceals, and on two trailing-year transactions the margin for overpaying is real.
FAQ
What is the average PSF for 38 JERVOIS?
Is 38 JERVOIS freehold?
What is the rental yield for 38 JERVOIS?
Which MRT is nearest to 38 JERVOIS?
Sources & Next Steps
- 38 JERVOIS Dashboard — Live charts and analytics
- URA REALIS — Official transaction data
- District 10 (Ardmore, Bukit Timah, Holland Road, Tanglin) — District 10 neighbourhood guide
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 3 transactions
- Rental data: 60 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Nov 2025 · 3 records analysed · Source: URA private-sale caveats
Price Index Check
The ShiokNest Price Index for District 10 reads 116.8 as of June 2026 — down 3.6% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
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HDB Alternatives Nearby
Weighing 38 JERVOIS against staying public? These HDB towns sit within walking or short-drive distance:
- Bukit Merah — 4-room average $894,787 (390m away), an upgrader gap of about $700,000
- Queenstown — 4-room average $1,002,705 (850m away), an upgrader gap of about $600,000
- Central Area — 4-room average $1,088,814 (1.8 km away), an upgrader gap of about $500,000