Mon Jervois Review — Jervois · D10
HuatScore: 46/100 — Conditional Buy
Is Mon Jervois a good buy?
HuatScore rates Mon Jervois 46/100 — a "Conditional Buy" verdict. That makes it a speculative play for value-focused buyers comfortable with the location tradeoff and investors chasing a workable ~3.2% yield. Strongest card: Both anchors locked in. Main watch-out: Thin transaction volume. Pricing is reasonable for the location at current market.
Last updated 2026-08-20 · scored against URA caveat data.
Key facts
- Verdict: Conditional Buy
- Region: Core Central Region
- Tenure: Freehold
- Completed: 2004
- Units: 120
- Developer: Singapore Land
- Avg PSF: ~$2,000 psf
- Price from: S$1.6M
Live market data
- Resale transactions (12mo): 4
- Recent resale PSF: ~$1,890 psf
- Gross rental yield: 3.0%
What works in its favour
- Both anchors locked in: 390m to ALEXANDRA PRIMARY SCHOOL and 748m (~9-min walk) to Redhill MRT (Exit B). Strictly within the P1 1km zone, plus walkable to the nearest MRT entrance. This is the non-negotiable demand anchor — kiasu parents AND yield-chasing investors are both your buyers.
- 3-bedder × investment — appreciation sweet spot: Sells into the deepest pool — owner-occupier families. That demand floor drives durable capital appreciation. The investor default for total return, not just headline yield.
What to watch out for
- Thin transaction volume: Only 4 resale deals in the past year. Equity trap risk — when you want to exit, very few buyers to anchor against.
- Quiet resale demand: Demand pulse 13/100 — only 4 resales in the last 12 months. Thin secondary-market activity; exits can be slow.
- Thin future upgrader pool: Live count: 0 HDB blocks within 2km cross the 5-year MOP between 2025 and 2028 (of 497 HDB blocks total within 2km). Narrow pool to absorb your resale — demand leans more on private-market churn here.
Who Mon Jervois suits
- Value-focused buyers comfortable with the location tradeoff
- Yield investors — ~3.2% gross is workable; favour larger unit types
- Buyers who value a stable, established neighbourhood over speculative upside
Who should look elsewhere
- Buyers hunting deep relative value — the market has already priced in most of the story
- Short-term flippers — stamp duty + agent fees demand a 5-year minimum hold
- Buyers wanting a guaranteed top-tier primary within 1km walking distance
Huat Kueh says
Redhill MRT 9-min walk — can, not slippers-can. Only 4 deals the whole year — sell also must queue.