Overview & Key Facts
JADE RESIDENCES is a freehold condominium at LEW LIAN VALE in District 19 (OCR), developed by ROXY RESIDENTIAL PTE LTD, comprising 171 units, completed in 2017.
Location & Connectivity
JADE RESIDENCES is approximately 510m from Serangoon MRT station, with 5 stations within 1.5 km.
Schools & Education
17 schools within 2 km (5 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Cedar Girls' Secondary School | Secondary | 720m |
| Zhonghua Secondary School | Secondary | 740m |
| Cedar Primary School | Primary | 800m |
| Bartley Secondary School | Secondary | 800m |
| Zhonghua Primary School | Primary | 820m |
| Montfort Junior School | Primary | 1.2 km |
| Serangoon Secondary School | Secondary | 1.2 km |
| Montfort Secondary School | Secondary | 1.3 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 12 | $1,703 psf | $958,167 |
| 2 BR | 16 | $1,777 psf | $1,427,486 |
| 3 BR | 12 | $1,397 psf | $1,592,907 |
| 4 BR | 5 | $1,219 psf | $2,048,000 |
| 5+ BR | 1 | $1,191 psf | $2,270,000 |
Market Position
JADE RESIDENCES has recorded 46 sales at an average price of $1,433,971.
Rental Yield by Bedroom Type
Blended yield hides the spread between unit sizes — smaller units at JADE RESIDENCES typically rent harder per dollar of purchase price:
| Type | Avg Rent | Avg Price | Gross Yield |
|---|---|---|---|
| 2 BR | $2,915/mo | $1,427,486 | 2.45% |
| 3 BR | $3,350/mo | $1,592,907 | 2.52% |
| 4 BR | $4,775/mo | $2,048,000 | 2.80% |
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Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 5 | $1,368 psf | — |
| 2022 | 15 | $1,552 psf | ↑ 13.4% |
| 2023 | 13 | $1,613 psf | ↑ 3.9% |
| 2024 | 4 | $1,631 psf | ↑ 1.2% |
| 2025 | 8 | $1,737 psf | ↑ 6.5% |
| 2026 | 1 | $1,411 psf | ↓ 18.7% |
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From the 2025 high, JADE RESIDENCES prices have given back 18.7% — still 3.1% above the 2021 baseline.
Price Index Check
The ShiokNest Price Index for District 19 reads 137.0 as of June 2026 — up 2.0% 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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Neighbourhood Comparison
| Condo | Tenure | Avg PSF | Sales |
|---|---|---|---|
| CHUAN PARK | 99 yrs lease commencing from 2024 | $2,596 psf | 883 |
| THE FLORENCE RESIDENCES | 99 yrs lease commencing from 2018 | $1,751 psf | 869 |
| RIVERFRONT RESIDENCES | 99 yrs lease commencing from 2018 | $1,595 psf | 642 |
| AFFINITY AT SERANGOON | 99 yrs lease commencing from 2018 | $1,699 psf | 602 |
| SERANGOON GARDEN ESTATE | Freehold | $1,757 psf | 487 |
What Could Work Against You
- With just 6 sales in the trailing year, pricing signals are indicative rather than definitive; expect wider bid-ask spreads when you negotiate.
Best suited for
Who This Actually Suits
Buyers most likely to be happy here: families with young children, car-owning households, yield-focused investors and long-term hold (10+ yr). Family-suitable layout and OCR (Outside Central Region) location with established school catchments nearby.
resort facilities should probably look elsewhere. Resort-grade amenity stack including multiple pools, clubhouse, and recreational facilities.
One caution flagged here: avoid if mrt-dependent — MRT access is meaningfully constrained — transit-dependent buyers should consider better-connected alternatives.
Verdict
JADE RESIDENCES is a freehold development in District 19 (OCR), with 171 units, offering a gross yield of 2.7%.
At ~$1,701 psf, it represents a competitive entry point in the OCR segment.
Explore the full JADE RESIDENCES dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing JADE RESIDENCES against staying public? These HDB towns sit within walking or short-drive distance:
FAQ
What is the average PSF for JADE RESIDENCES?
Is JADE RESIDENCES freehold?
What is the rental yield for JADE RESIDENCES?
Which MRT is nearest to JADE RESIDENCES?
Sources & Next Steps
- JADE RESIDENCES Dashboard — Live charts and analytics
- URA REALIS — Official transaction data
- District 19 (Punggol, Hougang, Serangoon Gardens) — District 19 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: 46 transactions
- Rental data: 276 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Feb 2026 · 46 records analysed · Source: URA private-sale caveats