Jadescape

Overview & Key Facts

Jadescape is a 1,206-unit mega-development on Shunfu Road in District 20, built on the former Shunfu Ville en-bloc site that Qingjian Realty acquired for $638 million in 2016 — a deal struck at the tail end of the post-2013 cooling measures, before the 2017–2018 en-bloc frenzy. That well-timed land purchase is one reason Jadescape offers a value proposition that newer launches in the Bishan-Marymount belt struggle to match. Completed in 2023, the development spans seven towers of 21–23 storeys across a sprawling 398,114 sq ft site.

The design is a collaboration between Japanese concept architect Paul Noritaka Tange of Tange Associates and Singapore’s Ong & Ong. Tange’s philosophy treats the development as an extension of its natural surroundings — a nod to MacRitchie Reservoir and Bishan-Ang Mo Kio Park — and this shows in the extensive landscaping that winds through 7 gardens, 5 trails, 5 lawns, and 10 water features including waterfalls and streams. The “jade” in Jadescape refers to the Asian garden concept that underpins the master plan.

With an average PSF of $2,305 and a gross rental yield of 2.95%, Jadescape occupies a sweet spot in the Bishan-Marymount market: newer and better-equipped than The Panorama and Sky Vue, yet meaningfully cheaper than the recently launched Amo Residence up the road. Its proximity to Marymount MRT (400m) and one of Singapore’s strongest school catchments makes it a perennial favourite among family upgraders.

Location & Connectivity

Jadescape’s location on Shunfu Road places it within 400 metres of Marymount MRT on the Circle Line — a comfortable 5-minute walk that ranks among the best MRT proximity in District 20. Upper Thomson MRT on the Thomson-East Coast Line is 600 metres away, giving residents dual-line access that is rare at this price point. The Circle Line connects directly to one-north, Holland Village, and Buona Vista, while the TEL provides a straight shot to Orchard, Marina Bay, and the CBD.

Daily amenities revolve around Thomson Road’s dining belt and the nearby Shunfu Market and Food Centre for affordable hawker fare. Thomson Plaza (900m) and Bishan Junction 8 (2 km, one MRT stop) offer supermarkets, retail, and cinemas. For nature access, Bishan-Ang Mo Kio Park is roughly 1.5 km away, and MacRitchie Reservoir with its treetop walk is accessible within a 10-minute drive. Healthcare facilities include Mount Alvernia Hospital (1.5 km) and Thomson Medical Centre (2 km).

Driving connectivity is strong. The CTE is accessible within 3 minutes, putting the CBD within a 15-minute off-peak drive. The PIE and SLE are also within easy reach for cross-island commutes. For residents who rely on public transport, the dual MRT lines eliminate the single-line dependency that plagues many condos in the area.

Schools & Education

6 primary schools within the 1 km Priority Phase balloting radius.

Facilities

Jadescape’s facility count is staggering: over 100 amenities spread across the 398,114 sq ft site. The headline numbers include two 50-metre pools (an infinity pool and a skyline pool), two tennis courts, two indoor gyms, a sky terrace, a movie theatrette, two karaoke rooms, two virtual golf simulators, a sauna and steam room, heated massage pools, a kids’ club, six BBQ pits, four dining pavilions, four function rooms, and a games room. The Japanese Pavilion — designed with careful attention to scale, proportion, and woody textures by Tange Associates — is a standout feature that sets Jadescape apart from the cookie-cutter facility lists of most mega-developments.

“The facilities are honestly the best I’ve seen in a 99-year leasehold condo. Two 50-metre pools, actual tennis courts, a proper theatrette, virtual golf — our kids practically live at the clubhouse on weekends. The Japanese pavilion is stunning for evening get-togethers.”

— Resident review, StackedHomes, 2024

Unit Sizes & Layout

Jadescape offers layouts from 1-bedroom (approximately 527 sq ft) to 5-bedroom and penthouse configurations (up to 2,099 sq ft). The unit mix skews toward compact formats — 1- and 2-bedroom units make up a significant share of the 1,206-unit total, reflecting the development’s dual appeal to investors (targeting professionals and CBD workers) and young couples starting out. The 3-bedroom units in the 900–1,000 sq ft range are the family workhorses, while the rarer 4- and 5-bedroom layouts serve multi-generational households looking for city-fringe space.

Pricing & Market Position

Across 389 recorded transactions (all-time), sale prices range from $905,000 to $10,150,000, averaging $2,040,747.

Over the last 12 months, transactions averaged $2,331 psf.

Rents range from $2,800 to $12,600 per month across 844 rental transactions. Current rental yield sits at approximately 2.9%.

Rental Yield by Bedroom Type

Blended yield hides the spread between unit sizes — smaller units at JADESCAPE typically rent harder per dollar of purchase price. The final column shows monthly rent per $100,000 invested, so unit sizes compare on equal capital:

Price Appreciation

From 2021 to 2026, the average PSF has appreciated by 33.5% (from $1,757 to $2,347 psf).

Neighbourhood Comparison

In the Bishan-Marymount precinct, Jadescape’s closest competitor is Amo Residence ($2,131 PSF, 372 units) just up the road. Amo offers a newer build and UOL’s premium finishes, but at a higher PSF with significantly fewer facilities and a more distant MRT walk (Mayflower, 610m). The Panorama ($1,822 PSF, 698 units) is the budget alternative — an older 2014-launched development with a $483 PSF discount, but without smart-home features or the same facility depth. Sky Vue ($1,965 PSF, 694 units) sits between them in pricing and offers its own Bishan MRT proximity advantage.

Jadescape’s value proposition is the Goldilocks position: newer than The Panorama and Sky Vue, better-equipped and cheaper per square foot than Amo Residence, and with the best MRT access of the group at 400m to Marymount. Its 1,206-unit scale is both a strength (resale liquidity, comprehensive facilities) and a weakness (density, weekend crowds). Buyers choosing between Jadescape and Amo are essentially deciding whether they prefer scale and facilities or boutique exclusivity and newer finishes.

Lease Decay Analysis

The 99-year lease runs from 2018, meaning approximately 8 years have already been consumed. Roughly 91 years remain — still comfortably within the range where most banks will offer full financing without restrictions.

For a buyer purchasing today with a 10-year horizon (exit around 2036), the lease situation is essentially a non-issue — you’d be selling a property with ~81 years remaining, which is still very bankable. The risk profile changes for longer holds.

ShiokNest Scores

Our proprietary scoring system evaluates JADESCAPE across multiple dimensions.

What Residents Say

“We moved from a 5-room flat in Bishan specifically for the CHIJ cluster. My two daughters walk to school in under 5 minutes. The dual MRT access is a bonus — I take the Circle Line to one-north for work. At $2,300 PSF, this felt like much better value than Amo Residence at $2,400+.”

— Resident review, PropertyGuru, 2024

“The smart home features sounded gimmicky at first, but the elderly-friendly unit for my mother-in-law has been genuinely useful — the ramps, the pull-down kitchen racks, the grab bars. Qingjian clearly thought about multi-generational living. The facilities are extensive but some get crowded on weekends with 1,200 units sharing them.”

— Resident review, EdgeProp, 2024

“Excellent rental demand here. I own a 2-bedder that’s been continuously tenanted since TOP. The Marymount MRT proximity and school catchment mean I never struggle to find tenants — usually professionals or young families. Yield is close to 3%, which is decent for an RCR condo.”

— Investor review, StackedHomes, 2025

Strengths & Weaknesses

Verdict

Jadescape is one of the strongest all-round propositions in the Bishan-Marymount corridor. At $2,305 PSF, it sits below the recently launched Amo Residence ($2,481) while offering vastly superior facilities, a larger unit count for resale liquidity, and better MRT proximity (400m to Marymount vs 610m to Mayflower). The 2.95% gross yield, supported by $4,698 average monthly rents, is respectable for an RCR property and significantly outperforms many newer launches in the area.

The main considerations are density and lease. With 1,206 units across seven towers, Jadescape is a large development, and peak-hour lift waits and pool congestion on weekends are realities of mega-development life. The lease started in 2018, leaving 91 years — still very comfortable, but buyers should note that 8 years have already been consumed. Certain stacks face the nearby expressway, and road noise is a factor for lower floors in those orientations.

For families with primary-school-aged daughters, Jadescape’s school catchment is arguably unbeatable: CHIJ Our Lady of Good Counsel, St Nicholas Girls’ School, and Marymount Convent within 500 metres, plus Eunoia JC at 440 metres for the secondary-to-JC pathway. This structural advantage sustains demand from a very specific, motivated buyer pool. Combined with dual MRT access, 100+ facilities, and a well-timed land acquisition that keeps pricing competitive, Jadescape remains one of the smartest buys in District 20.