Jadescape

347 filed transactions · District 20 · RCR

Median, per square foot

2,178 psf

Observed range

$1,561 — $2,653 psf
S$1,725k median price

99 yrs lease commencing from 2018 · 347 filed transactions

▼ 2.7% vs 12 months ago

S$1,725k

Median price

347

Filed transactions

50%

Spread, low to high

URA Data Service — PMI_Resi_Transaction · 2021-09 to 2026-09 · accessed 2026-09-10

Which of these are you

I’m considering buying this

What it costs on the day, at $1,725,000Loan, downpayment, the cash CPF cannot cover, and both stamp duties
Run six checks before you commitThe asking price, nearby MOP supply, land coming, and what could be built next door
What a higher floor is worth hereMeasured within this building, not across the country
What is within reach of itSchools, stations and shops, at straight-line distance
Put it beside another blockTwo or three side by side, in a link you can send to whoever else is deciding

I own this

Median price by month24 months with a sale

Sep '24 · S$1,618kAug '26 · S$1,730k

The transactions behind those figures20 of 347

Nothing modelled — these are the filed sales.

71 sqm · floor 11-15Condominium · Resale · 2026-08

S$1,730,000$2264 psf

107 sqm · floor 16-20Condominium · Resale · 2026-08

S$3,030,000$2631 psf

49 sqm · floor 16-20Condominium · Resale · 2026-08

S$1,050,000$1991 psf

153 sqm · floor 11-15Condominium · Resale · 2026-08

S$4,000,000$2429 psf

71 sqm · floor 01-05Condominium · Resale · 2026-08

S$1,658,888$2171 psf

49 sqm · floor 16-20Condominium · Resale · 2026-07

S$1,050,000$1991 psf

71 sqm · floor 01-05Condominium · Resale · 2026-07

S$1,755,000$2296 psf

72 sqm · floor 21-25Condominium · Resale · 2026-07

S$1,900,000$2452 psf

Why a range, not one number. Valuation tools routinely disagree by S$15,000–S$80,000 on the same home, because none can see your floor, facing, renovation or lease. The spread above is the real one — the cheapest and dearest psf actually filed here over the period. Where your unit sits inside it depends on the things the data cannot see.

Contains information from HDB Resale Flat Prices (data.gov.sg) accessed on 2026-09-10 from data.gov.sg, made available under the Singapore Open Data Licence v1.0Contains information from URA Data Service — PMI_Resi_Transaction accessed on 2026-09-10, made available under the Singapore Open Data Licence v1.0

What the floor is worth

This project+7.2%

Floors 16+ against floors 1–5, Jadescape only. Median S$2,223 psf up top from 121 sales, S$2,074 psf low down from 66.

District 20, typical project+7.2%

Middle of 13 projects in District 20 that clear the bar — half fall between +3.9% and +11.6%. 2 came out negative — high floors sold for less in 2 of them.

Every band in District 20, for reference. This pools all buildings in the town, so it carries the estates as well as the storeys — a town whose tall blocks are its newest ones will show a steeper climb than height alone buys. The two figures above are the ones that hold a building constant.

Storeys	Median psf	Filed sales
01-05	S$1,613	380
06-10	S$1,765	393
11-15	S$1,823	324
16-20	S$1,843	290
21-25	S$1,982	119
26-30	S$1,892	86
31-35	S$1,991	53
36-40	S$1,899	12

URA Data Service — PMI_Resi_Transaction · accessed 2026-09-10T21:15:39.110Z. Storey bands are the source's own — no floor number is inferred from them. A premium is a median of filed transactions, not a valuation of any home.

What's around

Straight-line distance from the building — the walk is longer, and how much longer depends on what is in the way.

Nearest station

Marymount

327m

Primary schools within 1km

nearest 793m

Primary schools · straight-line distance

Catholic High School793m

6 more between 1km and 2km

Ai Tong School1.1km
Marymount Convent School1.3km
Kuo Chuan Presbyterian Primary School1.9km
Kheng Cheng School1.9km
Ang Mo Kio Primary School2.0km
Townsville Primary School2.0km

A band is priority, not a place — and this is an indication, not MOE's answer. MOE measures home to school in a straight line, which is what is measured here. But it measures to the school's land boundary and this measures to the school's single registered coordinate, so a large campus reads as further away than MOE would find it. It also measures from the address on your child's registration, not from the block. A school near the line can fall either side of it once MOE measures it, and an oversubscribed school still ballots within a band. For the official category for a specific address, use OneMap's SchoolQuery.

Stations

Marymount327m
Upper Thomson535m
Bishan1.1km

Also nearby

Hawker centreShunfu Road Blk 320 (Shunfu Mart)150m
ParkTaman Permata PK416m
Other schoolsWhitley Secondary School594m

Coordinates from OneMap, © Singapore Land Authority. Distances are straight-line.
Station exit locations — LTA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
School addresses — MOE School Directory and Information (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
Hawker centre locations — NEA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
Park locations — NParks (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.

What has sold nearby300m

Distance from JadescapeStraight-line, not walking — what sits between two points is in no dataset here.

5projects within 300m

$1,520–$2,414the middle half, per sq ft

$1,758median of those sales

From 65 filed sales — the 20 most recent at each project, which is all this index keeps. 2 of them are at that limit, so they have sold more than is counted here.

Project	Away	Filed	Floor	Size	PSF
Thomson Garden Estate	161m	2026-08	—	106 sqm	$3,522
Thomson Garden Estate	161m	2026-08	—	83 sqm	$3,134
Thomson Garden Estate	161m	2026-08	—	95 sqm	$3,524
Thomson Garden Estate	161m	2026-08	—	223 sqm	$2,914
Thomson Garden Estate	161m	2026-07	—	224 sqm	$2,319
Thomson Garden Estate	161m	2026-07	—	186 sqm	$2,273
Thomson Garden Estate	161m	2026-07	—	82 sqm	$4,272
Thomson Garden Estate	161m	2026-07	—	85 sqm	$3,585
Thomson Garden Estate	161m	2026-06	—	154 sqm	$2,619
Tresalveo	293m	2026-06	16-20	93 sqm	$2,148
Thomson Garden Estate	161m	2026-05	—	179 sqm	$3,090
Thomson Garden Estate	161m	2026-05	—	160 sqm	$2,043
Thomson Garden Estate	161m	2026-04	—	100 sqm	$3,057

The 13 most recent are listed, out of 65 in the index at this radius. The floor band is what URA and HDB publish; neither feed carries a unit number.

The afternoon sun, and what is approved in it247°–293°

Seen from here, the sun sets at 247° (WSW) in December and 293° (WNW) in June — a swing of 47° across the year. A window on one of those bearings takes the low sun for part of the year and none of it for the rest.

Today the sun drops below 15° at 06:04 pm and sets at 07:00 pm, arriving from 273° (W). Above that angle it is over the roof rather than through the window; near the equator the midday sun is almost overhead, which is why this is only ever about the last hour.

Which way does the unit face?

Nothing published says which way a unit points — not URA, not HDB. You are the one standing in it, or holding the plan. If the floor plan carries a north arrow, the plan reader will read it off and say so when it cannot.

4 permitted planning decisions sit on those bearings within 400m. What it means depends entirely on which:

Approved	Away	Bearing	Height	What
2024-11-18	231m	253° WSW	4 storeys	Amendment to the approved: proposed reconstruction of existing 4-storey community centre development to 3-storey commu…
2025-02-25	231m	253° WSW	4 storeys	Proposed reconstruction of existing 4-storey community centre development to 3-storey community centre development on …
2025-09-12	389m	251° WSW	2 storeys	Proposed reconstruction of the existing 2-storey intermediate terrace dwelling house to a 2-storey envelope control in…
2026-03-18	394m	292° WNW	—	Proposed reconstruction and change of use of existing 2nd storey and attic office to hotel use to existing corner shop…

This does not tell you whether anything is blocked. A shadow needs the height and footprint of every building between you and the sun, and no public dataset here carries them — so none is drawn. What is above is the bearing the sun arrives on, which is astronomy, and what has been permitted along it, which is a filed decision with a reference number. Joining the two is yours. Bearings and distances are straight-line. A decision is permission to build, not a building: some are never started, and heights come from URA’s own wording, which states one about four times in five.

Where the money actually goes

Drag the sale price. Everything moves.

Cash

Loan

CPF principal

CPF interest

Fees

Sale price · S$1,725,000

Outstanding loan

CPF principal used

Years held

Agent fee %

Sale priceS$1,725,000

Outstanding loan−S$180,000

CPF principal refundBack into your CPF, not lost−S$150,000

CPF accrued interestCPF OA rate, compounded over 12 years−S$52,416

Agent fee (2% + GST) and legal−S$40,405

Cash in handS$1,302,179

S$202,416 returns to your CPF, not your pocket — still yours, and it can fund the next purchase. The accrued interest alone is S$52,416, and it grows every year you hold. HDB concessionary loan interest is 2.6% p.a.; CPF Ordinary Account accrues at 2.5%.

Look up somewhere else

Any HDB block or private project in Singapore.