Jui Residences – Freehold riverfront living near Potong Pasir MRT

Jui Residences River Facade
Jui Residences River Facade

Jui Residences condominium at Serangoon will be launching for sale shortly.
Located at 1177 Serangoon Road, Jui Residences will have approximately 120 units for sale. Pricing for Jui Residences at Serangoon Road will be out shortly.

Quick navigation for Jui Residences

  1. Jui Residences condominium details
  2. Jui Residences location
  3. Unit mix
  4. Floor plans
  5. Pricing
  6. Showflat location
  7. Site plan
  8. Jui Residences amenities
  9. Transport amenities
  10. Educational institutions
  11. Healthcare facilities
  12. Shopping and entertainment
  13. Outdoor/fitness amenities
  14. Government masterplans
  15. Demand
  16. Supply
  17. Rents and yields
  18. Prices
  19. District 12 information
  20. Site history
  21. Developer background
  22. Contact us

Jui Residences condominium details

Project name Jui Residences
Address 1177 Serangoon Road, Singapore 328231
Tenure Freehold
District 12 (Toa Payoh, Serangoon, Balestier)
Site area 31,705 sqft
Gross floor area 88,744 sqft
No of blocks To be advised
No of storeys To be advised
TOP To be advised
No of units Approximately 117
Developer Selangor Dredging Berhad

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Jui Residences location

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Unit mix

Unit Mix
Unit Mix
Unit Distribution
Unit Distribution

Contact us for more details about the unit mix.

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Floor plans

1 Bedroom Floorplan - 463 Sqft
1 Bedroom Floor plan – 463 Sqft.
2 Bedroom Floor Plan- 710 Sqft.
2 Bedroom Floor Plan- 710 Sqft.
3 Bedroom Floor Plan - 947 Sqft
3 Bedroom Floor Plan – 947 Sqft
3 Bedroom Floor Plan - 1001 Sqft
3 Bedroom Floor Plan – 1001 Sqft.

There will be units that have expansive views of Kallang River and for higher floor units, there could be views of the city centre. Contact us now for the full floor plans.

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Bedroom Pricing
1 $ 741.000
2 $ 1.16M
3 $ 1.479M

Contact us for more information on the pricing.

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Showflat location

Detailed information on Jui Residences’ showflat location is not out yet. Contact us and let us update you when it is out.

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Site plan

Site Plan Level 1
Site Plan Level 1
Site Plan Level 3 & 5
Site Plan Level 3 & 5.

Contact us for more information on the site plan.

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Jui Residences amenities

Artist's Impression - Pool Landscape View
Artist’s Impression – Pool Landscape View

Jui Residences is expected to have modern features to many condominiums including swimming pools, wading/baby pools, fitness corner, indoor gym, outdoor fitness corner, and reading room among others.

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Transport amenities

The bus stop right outside Jui Residences along Serangoon Road has bus services 26, 31, 857 and 985.

On Bendemerr Road, there are many bus services including 13, 23, 26, 31, 61, 64, 65, 66, 66A, 107, 107M, 125, 133, 147,853, 857 and 985.

Along Jalan Toa Payoh are bus services 23 and 966.

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With the many bus services which are only a 1-5 min walk from Jui Residences, residents staying here will have no lack of convenience travelling to different parts of the island.

PIE exit 8A and CTE exit 15A are less than 1 min away once you exit from Jui Residences. Imagine the convenience heading to different parts of the island via the expressway.

Potong Pasir MRT on the North East, Purple Line is a 5 to 7 min walk from Jui Residences.

Alternatively, you may want to walk South East to Geylang Bahru MRT station to get on the blue Downtown line.

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Educational institutions

According to OneMap, schools which are within 1km of Jui Residences are Bendemeer Primary School and St Andrews Junior School.

Schools between 1-2km of Jui Residences are Canossa Convent Primary School, Cedar Primary School, First Toa Payoh Primary School, Hong Wen School and Pei Chun Public School.

Farther afield are schools such as others in the St. Andrews Family (Primary, Secondary and JC), Bendemeer Secondary School, Cedar Girls Secondary School, Macpherson Primary School and Macpherson Secondary School.

For those willing to travel slightly further, there is Raffles Girls Secondary School and Raffles Institution towards the Bishan Area.

In the vicinity of Jui Residences are international schools and unviersities such as the Stamford American International School, Global Indian International School, James Cook  University and Curtin Singapore.

There are no lack of good educational institutions and choices for residents of Jui Residences.

If you’re looking to give your child a headstart in life look no further than Jui Residences.

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Healthcare facilities

In the immediate area are healthcare facilities such as Pariqua Clinic, Choo-Ng & Ho Clinic & Surgery, Tham Clinic, Lee Clinic, Low Medical Clinic among many others.

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Shopping and entertainment

Malls near Jui Residences include Nex at Serangoon, Kallang Wave Mall, City Square Mall near Farrer Park MRT, Junction 8 at Bishan, Bugis Junction, Bugis+, Bugis Village, Singpost Centre at Paya Lebar and the upcoming Paya Lebar Quarter.

All these shoping malls are within a few MRT stations from Jui Residences.

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Outdoor/fitness amenities

Artist's Impression - Aqua Gym
Artist’s Impression – Aqua Gym

For fitness lovers living at Jui Residences, the Kallang Park Connector provides a convenient method to get to Sports Hub precinct which has many outdoor spaces and facilities to work out a sweat.

Kallang Wave Mall has an indoor rock climbing wall and which is not far from Jui Residences.

Those interested in Table Tennis can head to Toa Payoh Sports Hall which houses the Singapore Table Tennis Association.

In addition, the sports area around Toa Payoh offers a football field, a swimming complex, the SAFRA club house, and the sports hall.

The following screenshots show the amenities around Jui Residences within a 500m radius.

Jui residences serangoon national aerated water amenities 1 Jui residences serangoon national aerated water amenities 2 Jui residences serangoon national aerated water amenities 3Link 1) Jui Residences quick navigation 2) Contact us

Government masterplans

The government has a masterplan for the Kallang area which is not far from Jui Residences.

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Execution of the masterplan will bring vibrancy and life to the area South of Jui Residences, and is also expected to have a positive impact on the development itself.

According to the government, there are 4 prongs to the Kallang Masterplan.

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Housing: Better living environment for Singaporeans

Kallang comprises a good variety of public and private housing options, with accompanying amenities and services.

The rejuvenation of Kallang will include fresh housing options, people-centric community facilities and schools located close to homes.

Upcoming housing developments include:

  • New public housing within existing estates in Boon Keng, Bendemeer and around Kallang MRT station
  • New private residences in Kampong Bugis along the Kallang River, built for green living and within easy reach of Kallang and Lavender MRT stations.

New community facilities include:

  • Redevelopment of Kwong Wai Shiu Hospital to provide additional nursing home beds and other supporting medical facilities
  • Relocation of NorthLight School to the former ITE Balestier site
  • Establishment of PA Water Venture at Rhu Cross to offer water sports facilities to the public.

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Leisure: New reasons to be outdoors

Over the next few years, new green spaces will bring most residents in Kallang to within 400m of a park or park connector.

Residents can expect:

  • The rejuvenation of Rochor Canal from Jalan Besar to Crawford Street, as part of the PUB’s Active, Beautiful, Clean (ABC) Waters programme. New features will include lookout decks and seating, thus bringing people closer to the water and forging new walking routes.
  • The upcoming Singapore Sports Hub, which will include a 55,000-seat National Stadium, an Aquatic Centre and a Water Sports Centre. It will host a dynamic range of sports, entertainment and community events throughout the year.
  • The Old Kallang Airport site, which will be put up for interim mixed-uses such as sports, the arts, entertainment, F&B and retail
  • New neighbourhood parks, and the upgrading of the Pelton Canal park connector along Kallang River

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Transport: Smoother, shorter journeys

Travel within Kallang and to other parts of the island will be enhanced with the following road and public transport projects, including:

  • Two new Downtown Line MRT stations (Bendemeer and Geylang Bahru) to be opened by 2017, serving nearby residents and workers at Kallang Industrial Estate
  • Road improvement and widening works along Kallang Road, Sims Way, Mountbatten Road, Geylang Road and Nicoll Highway, expected to be completed by 2014
  • A vehicular underpass at the junction of Sims Way and Mountbatten Road to facilitate the flow of traffic exiting Kallang-Paya Lebar Expressway (KPE) towards the city and the Sports Hub
  • The North-South Expressway (NSE)

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Economy: More jobs closer to home

New commercial and industrial developments will provide fresh employment and business opportunities, as well as retail options and amenities for residents.

Upcoming developments include:

  • A retail mall at the Singapore Sports Hub
  • A mixed-use industrial development near the junction of Crawford Street and Lavender Street
  • A hotel development with a unique public plaza integrated with the waterfront promenade along Rochor Canal
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For investors interested in Jui Residences, a potential source of renters are likely to come from those working in the clusters of Bishan, Tai Seng, Paya Lebar and to a certain extent, the city centre.

Given the Potong Pasir MRT where Jui Residences is closest to, is only 4 train stops from Dhoby Ghaut MRT stations, some of the white collar professionals working in the city may want to consider something just outside the core central area.

In this regard, Jui Residences is likely to do well.

Workers in the Bishan area may find that rental rates may be on the high side in the immediate neighbourhood and turn just South East from Bishan which may offer slightly better rental rates.

In addition, the Paya Lebar Quarter that will be completing in the next couple of years will results in a substantial number of working professionals in the area.

Some rental demand may then spill over to the area where Jui Residences is.

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Within 500m of Jui Residences, there are no known upcoming completions of condominiums or apartments.

This will be beneficial for Jui Residences in that investors will own one of the newest developments in the area in a few years time.

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This is definitely positive as Jui Residences will be able to command a ‘newness’ rental premium against neighbouring developments.

Presently, the 10 main competitors against Jui Residences are

  • Moonstone Residences
  • The Aberdeen
  • Moonstone View
  • St Michael’s Place
  • Moonstone Royale
  • Opal Suites
  • Rio Gardens
  • Riverside Melodies
  • One St Michael’s and The Richmond

Of these developments, Riverside Melodies is the newest (completed in 2014), followed by Opal Suites (completed in 2012) and One St Michael’s (completed in 2009).

These projects are on the smaller side (Riverside Melodies has 41 units and Opal Suites has 19 units) save for One St Michael’s which has 131 units.

Bottom line, there is no expected new completions of residential units in the vicinity which should allow Jui Residences to command a ‘newness’ rental premium when it is complete.

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Rents and yields

Yields for developments around Jui Residences are coming in between 2.7% and 3.6%.

This is based on transactions in the last 3 years.

Development Rental yield
Moonstone Residences 2.8%
The Aberdeen 2.7%
Moonstone View 2.9%
St Michael’s Place 2.7%
Moonstone Royale 3.1%
Opal Suites 3.6%
Rio Gardens 2.8%
One St Michael’s 2.7%

Using the above as a guide, it can be anticipated that rental yields for Jui Residences would be in the range of 3% to 3.5%.

While yields are on the lower side, one must remember that the location is fantastic (leading to a lower yield), and there is potential for capital gains in future because of the freehold nature of the development.

The lower yield may also be a reflection of the lower risk profile of the development and area compared to suburban or far flung locations.

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Developments in the area has registered resale prices of between S$996 psf to S$1,270 psf.

Development Average price ($psf)
Moonstone Residences 1,043
The Aberdeen 1,027
Moonstone View 1,063
St Michael’s Place 996
Moonstone Royale 1,176
Opal Suites 1,299
Rio Gardens 996
Riverside Melodies 1,270
One St Michael’s 1,225
The Richmond 1,004

As a new condominium, Jui Residences is likely to command a slightly higher price than the above mentioned prices.

Given the freehold nature of Jui Residences, the values will be likely able to continue on an upward trend because there is no depreciation effect that impacts leasehold properties.

The following report from Squarefoot provides a snapshot of the developments and their corresponding pricing and rental details around Jui residences.

Jui Residences serangoon national aerated water surrounding scan 1 Jui Residences serangoon national aerated water surrounding scan 2 Jui Residences serangoon national aerated water surrounding scan 3Link 1) Jui Residences quick navigation 2) Contact us

District 12 information

Based on information from Squarefoot, district 12 new sale condominium prices were last recorded at S$1,724 psf in Feb 2018.

This is in contrast to S$905 psf in Feb 2010.

The increase of 90% on an absolute basis translates into an annualized growth of approximately 8.4%.

Evidently, the rebound post the global financial crisis has been healthy.

Jui residences new sale prices

Ranked by rental yields, St Francis Court comes in the highest at 4.5% followed by Vetro at 4.2% and Suites @ Topas at 4.2%.

The following table from Squarefoot Research shows the top 5 projects by gross rental yield (for transactions in the last 6 months).

Jui Residences distrct 12 top rental yieldLink 1) Jui Residences quick navigation 2) Contact us

Site history

On Dec 9, 2016, the Straits Times broke news that Selangor Dredging bought 1177 Serangoon Road.

The following extracted from their website.

National Aerated Water sells Serangoon Road site to Malaysia developer

Malaysia-listed developer Selangor Dredging is buying a freehold site in Serangoon Road from National Aerated Water Company for $47 million.

The plot at 1177 Serangoon Road has a two-storey art-deco-styled industrial building on the site.

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National Aerated Water Company, which was known for its distributorship of soda pops such as Sinalco and Kickapoo Joy Juice, operated a bottled soft drinks factory there until operations ceased in the 1990s.

Selangor Dredging told Bursa Malaysia in a Wednesday filing that the acquisition was made via Tiara Land, a unit of Champsworth Development, which is a 50 per cent-owned associate company of its subsidiary SDB International.

Savills Singapore, the property’s exclusive marketing agent, told The Straits Times that the tender attracted “healthy interest from both local and foreign developers”.

Apart from the $47 million land cost, there would be an additional $22.66 million payable in estimated development charges to intensify land use from an industrial to residential purpose, Savills added.

The total outlay translates to $785 psf per plot ratio. Selangor Dredging said the acquisition will be funded by a mix of “internally generated funds and/or bank borrowings by Tiara Land”.

The site, which is along the Kallang River, has a land area of 31,705 sq ft and an allowable gross floor area of 88,775 sq ft based on a plot ratio of 2.8.

It could potentially yield 117 apartments averaging 70 sq m (about 754 sq ft) each, Savills added.

Selangor Dredging noted that the property is in the “prime District 12” and in an established city-fringe residential location, near commercial and recreational amenities.

Savills noted that the site is also near the Potong Pasir MRT station.

“In view of the strategic location of the property, Selangor Dredging is optimistic on the prospects of the proposed development to be undertaken on the land,” it said in the stock exchange filing.

It added that the acquisition is subject to risks inherent in Singapore’s property development industry, including adverse changes in real estate market prices, changes in demand and competition from other developers.

Source: Straits Times

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Jui Residences sits on the site of the Former National Aerated Water Company building.

Ths building is a testament to Singapore’s industrial and manufacturing history, in that the city manufactured the iconic Sinalco and Kickapoo soft drinks in the past.

The building was set up by three brothers – Ching Kwong Yew, Ching Kwong Kuen and Ching Kwong Lum and has been sitting at the location since the 1950s.

Commanding a good view of the Kallang River, the production volume of the building was about 48,000 bottles of soft drinks daily.

As a testament to the strong management capability, National Aerated Water Company opened other outlets in Malaysia to supply drinks to the country.

Within a few years of setting up, by the mid-1960s, 1.3 million bottles of Sinalco were being produced annually in Malaysia and Singapore.

For those concerned about the heritage value of the building, Selangor Dredging, the developer, has given their undertaking to ensure the development conserves the character of the factory.

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Developer background

For over two decades, Selangor Dredging’s sole business was tin mining.

It was the first Malaysian company to construct and operate a dredge.

It operated two dredges in Dengkil, Selangor and the second dredge, constructed in 1971 was the largest and most advanced dredge in the world.

In the early 1980s, Selangor Dredging began to put in motion a plan for diversification.

This led to the company’s involvement various activities including hardware manufacturing and retail manufacturing of tyre rims.

After a period of consolidation which completed in 2004, SDB is now a company focused fully on property activities – hotel, property management and leasing and its main business activity of property development.

SDB is now known as an award winning developer who produces niche property developments with innovative concepts and designs.

Source: Selangor Dredging

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More information on Jui Residences will be released in due course.

In the meantime, the following contact form will get you on our radar and we will update you once there is further information.

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