Overview & Key Facts
JULUCA is a freehold condominium at PASIR PANJANG ROAD in District 5 (RCR), developed by HEETON RESIDENCE PTE LTD, comprising 17 units, completed in 2010.
Location & Connectivity
JULUCA is approximately 1350m from Kent Ridge MRT station, with 2 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Kent Ridge | Circle Line | 1.4 km |
| Haw Par Villa | Circle Line | 1.5 km |
Schools & Education
7 schools within 2 km (1 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| National University of Singapore | Tertiary | 700m |
| Kent Ridge Secondary School | Secondary | 1.4 km |
| NUS High School of Mathematics and Science | Jc | 1.7 km |
| Dover Court International School | International | 1.8 km |
| United World College of South East Asia (Dover) | International | 1.8 km |
| Anglo-Chinese School (Independent) | Secondary | 1.8 km |
| Dulwich College (Singapore) | International | 1.9 km |
Market Position
JULUCA has recorded 2 sales at an average price of $2,434,400.
Neighbourhood Comparison
| Condo | Tenure | Avg PSF | Sales |
|---|---|---|---|
| LANDED HOUSING DEVELOPMENT | Freehold | $1,856 psf | 6215 |
| NORMANTON PARK | 99 yrs lease commencing from 2019 | $1,868 psf | 1431 |
| PARC CLEMATIS | 99 yrs lease commencing from 2019 | $1,896 psf | 1426 |
| ELTA | 99 yrs lease commencing from 2024 | $2,558 psf | 412 |
| FABER RESIDENCE | 99 yrs lease commencing from 2025 | $2,159 psf | 383 |
What Could Work Against You
- Only 0 transactions were recorded in the past 12 months, so the price figures here rest on a thin sample — a single outlier deal can move the averages.
- At 17 units, this is a boutique development — fewer comparable sales to anchor valuations, and maintenance costs spread across a smaller fee base.
Best suited for
Who This Actually Suits
The profile fits international school families, tertiary student housing, long-term hold (10+ yr) and freehold / generational hold best. Reasonable access to one or more international school clusters via car or school bus.
car-owning households and yield-focused investors should treat this as a shortlist candidate, not a default choice.
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
JULUCA is a freehold development in District 5 (RCR), with 17 units, offering a gross yield of 3.5%.
Explore the full JULUCA dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing JULUCA against staying public? These HDB towns sit within walking or short-drive distance:
- Clementi — 4-room average $838,557 (1.3 km away), an upgrader gap of about $1,600,000
- Queenstown — 4-room average $1,002,705 (1.7 km away), an upgrader gap of about $1,450,000
FAQ
What is the average PSF for JULUCA?
Is JULUCA freehold?
What is the rental yield for JULUCA?
Which MRT is nearest to JULUCA?
Sources & Next Steps
- JULUCA Dashboard — Live charts and analytics
- URA REALIS — Official transaction data
- District 5 (Pasir Panjang, Hong Leong Garden, Clementi New Town) — District 5 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: 2 transactions
- Rental data: 8 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: May 2021 · 2 records analysed · Source: URA private-sale caveats