The Jovell

The Jovell is the only development in 2018 that offers resort style living with 428 exclusive units sitting on a vast land size of 242,000 square feet (about 4 soccer fields!). Jointly developed by 3 giant developers – Hong Leong Pte Ltd, City Developments Limited & TID Pte Ltd, this project is a collection of premium homes designed by renowned architect, Ong & Ong Pte Ltd. Residents can be assured of the high quality finishing touches which the developers and architect will ensure to live up to their names.

Beach . Garden . Sanctuary

the jovell condo flora drive resort
Not just another condominium, The Jovell has plenty of chill-out areas and resort style deck chairs for those who like to relax and watch the world go by. 300 metres of pools meander within the whole condo, and residents in almost every unit here gets to enjoy the scenic pool view. Where else is suitable for the discerning parents to train their kids to be the next Joseph Schooling? The Jovell, of course! While your kids are hard at training, you can laze around at one of the 5 wet decks, or lean back on one of the 6 the wet hammocks with a book in your hand.

Can you guess how many units of Jacuzzi are shared among the 428 units of The Jovell? Definitely not just one or two units, which is typical for a similar sized condo elsewhere. The Jovell has 7 units of Jacuzzi for just 428 households… and thats not all! There is also a Stone Alcove area at a cosy corner, and within that, you will discover a bubbling mini-waterfall, and a hot and cold Jacuzzi hidden inside! Wouldn’t your guests be wowed during your housewarming?

The Jovell Location

The Jovell is located along an idyllic and exclusive neighbourhood in Flora Drive, flanked by private housing. The development is not located along any main roads, and is a haven away from the daily hustle and bustle.

The Jovell is only a 5 mins drive away from the Changi Airport, 6 mins drive to Singapore University of Design & Technology, 7 mins drive to Changi Business Park, 8 mins drive to IKEA, GIANT retail centre and 10 mins drive to Tampines MRT Regional Centre  The proximity to the major commercial hubs makes this an excellent investment choice as there is a ready pool of tenants. In addition, expect further capital appreciation once Jewel at Changi is ready in 2019. Future capital gains are also expected when the detailed plans for Changi Airport Terminal 5 are unveiled.

The Jovell condo facilities flora drive clubhouse

The Jovell Specifications

Project Name: The Jovell
Address: 11, 13 ,15, 17, 19, 21, 23, 25, 27 Flora Drive
Developer: Tripartite Developers Pte Ltd
(subsidiary of Hong Leong Holdings and CDL)
District: 18
Tenure: 99 years leasehold
No. of blocks 9 residential towers of 8 storeys each
Total no of Units: 428
No. of carpark lots: 428 + 6 handicap lots
Site area:  242, 558 sqft
TOP: Est. Mar 2022
Architect Ong & Ong Pte Ltd
Landscape Designer Ong & Ong Pte Ltd
  1. Clubhouse incorporating:
    • >A lounge
    • 2 Function rooms
    • Gymnasium
    • 2 BBQ Pits
    • Changing rooms
    • Handicapped Toilets
  2.  Leisure Pool having:
    • Beach Slope entry
    • Wet Reflexology
    • 5 Wet Decks
    • 6 Wet hammocks
    • 2 Jacuzzis
  3. Children Play Area:
    • Children’s playground
    • BBQ Pavilion
    • Wet play area
    • Kid’s pool
  4. Rope island:
    • Rope bridge
    • 3 Jacuzzis
    • Sun Deck
  5. Pool Island:
    • Sun Deck
    • 2 Lounge Pavilion
    • 2 Jacuzzis
    • Wet deck
    • 2 Chillout seating
  6. Two lounge pavillions
  7. Sun decks
  8. BBQ Pavilion
  9. Poolside boardwalk with lily pond
  10. Stone alcove with hot & cold jacuzzis
  11. 2 Outdoor fitness stations
  12. Landscape deck(3rd storey of Tower 11):
    • 2 BBQ Pavilions
    • Reading Cabana
    • Pavilion
    • Fitness stations
  13. Putting green with bio swale
  14. Hammock grove
  15. 4 Reading pods
  16. Tennis court
  17. Arrival court

Site Plan

There are no units facing expressways, main roads, or the rubbish chute. All the units are well located and facilities well planned out, thanks to the architect Ong & Ong.

The Jovell site plan

Unique Features

  • A condominium by Renowned Developers – Hong Leong Pte Ltd, CDL and TID
  • Established Architect since 1972 – Ong & Ong Pte Ltd
  • Located in a private housing enclave away from the main roads
  • 5 mins drive to Tampines East Mrt
  • 6 mins drive to Singapore University of Technology
  • 7 mins drive to Changi Business Park
  • 7 mins drive to Changi Airport
  • 8 mins drive to IKEA, Giant Hypermarket and Courts
  • 10 mins drive to Tampines MRT Regional Centre
  • Located in District 18, a region which has been under-priced and holds huge pricing upside potential.
  • Located near to Jewel at Changi, which is slated to open in 2019
  • Connected by major expressways like Pan Island Expressway (PIE) and Tampines Expressway (TPE).
  • One of its kind 300 metres of swimming pool meandering within the condominium, with 2 man-made islands
  • Rare hot and cold Jacuzzi tucked within a stone alcove + 7 other Jacuzzi spread across the development
  • Unique layout for the 1 and 2 bedrooms where the kitchen is not located along the hallway
  • Premium fittings provide for for kitchen and bathroom
  • Non-Prefabricated Prefinished Volumetric Construction (PPVC), which means owners have the flexibility to hack walls and make space for larger rooms

The Jovell condo showflat flora drive

Unit Mix

The Jovell Floor Plans

Contact us to receive the full set of Floor PlansThe Jovell floor plan 4br

The Jovell Official Pricing

Prices are expected start from S$5xx,xxx. Register below to receive immediate updates when the official pricing has been released.

The latest statistics point to Tampines’ median prices languishing at a 37 per cent discount from the whole island’s. Furthermore, compared with Jurong, an upcoming regional centre, residential property prices in Tampines are 29 percent lower. From an investment viewpoint, private properties in Tampines have more headroom than other regions for future capital appreciation!


The-Jovell-Condo-facilities Reading-pod flora drive

5 Things to do in the East near Flora Drive

Flora Drive offers a slice of paradise tucked away from the city but at the same time well-connected to major expressways, suburban malls, workplaces in the east and a host of recreational options.


Navigating to the Pan-Island Expressway (PIE), Tampines Expressway (TPE) and East Coast Parkway (ECP) is an absolute breeze as they are only a 2 minutes drive away from Flora Drive. Whether you are venturing to the Beach, the Airport, schools or Changi Business Park, it is easy and convenient.


Whether you’re looking to have dinner after a long day’s work with your family, buy groceries or grab daily essentials, the nearby surrounding amenities have much to offer.

Loyang Point is only a 6-minute drive away from The Jovell. Here, you can shop for groceries at Giant and Sheng Siong supermarkets, seek services from clinics, hair salons, or enjoy F&B options from food courts and fast food restaurants. In short, it is  a convenient one-stop-shop for all your daily needs.

The Jovell amenities Loyang PointLoyang point has been newly refurbished last year. PHOTO: HOUSING DEVELOPMENT BOARD

If retail therapy is what you seek, there is also no need to travel all the way to the Orchard/Marina belt. Tampines Central is less than 10-mins drive away, where there are three shopping malls – Tampines Mall, Century Square and Tampines One – to meet your shopping, dining and entertainment needs. Established stores like H&M, Uniqlo, Sephora, Charles & Keith, Daiso and Muji can also be found there.

For homeware and groceries, Ikea Tampines is also within a 10-minute drive. In the same compound, you can also shop at Giant Hypermarket and Courts Megastore.

The Jovell is within walking distance to an international school – The Japanese School and close to tertiary education choices such as Tampines Junior College and Singapore University of Technology and Design (SUTD). Primary schools within 2km of the Jovell include the following:

  • The Japanese School (300m)
  • East Spring Secondary School (560m)
  • East Spring Primary School (700m)
  • White Sands Primary School (1km)
  • Pasir Ris Primary School (1.8km)
  • Tampines North Primary School (1.9km)
  • Gongshang Primary School (1.8km)
  • Yumin Primary School (1.7km)
  • Chongzheng Primary School (1.7km)
  • Angsana Primary School (1.8km)

SUTD Campus

The campus of Singapore University of Technology and Design (SUTD). PHOTO: ST FILE


Save time on your daily commute to your workplace!

The Jovell is near Tampines, a mature estate highly sought after by many upgraders and investors and is a top pick among workers. The east is a major employment hub outside of the CBD, with more than 1 million sq m of existing commercial space. The main employment clusters include Tampines Regional Centre, Changi Airport and Changi Business Park. The strategic location holds high upside potential as Tampines continues to develop further as a Regional Centre, which furthers job creation in the vicinity. Upcoming commercial developments under construction include T-Space, Wafer Park and High Tech Park.

At Changi Business Park, which is just a stone’s throw away from The Jovell, the sprawling business cluster is home to various international finance and technology companies such as DBS Bank, Standard Chartered, J.P. Morgan, Honeywell and IBM. Within the same area, there are also plenty of dining and shopping options at Changi City Point and Singapore Expo.

More Jobs from Changi Airport Expansion

The opening of Project Jewel and Terminal 4 in Changi Airport will provide thousands of attractive new job opportunities. Project Jewel will be the next exciting new addition to Changi Airport since Terminal 3. It will allow the expansion of Terminal 1 while also introducing new attractions and exciting retail choices to travellers transiting at Changi Airport, thereby anchoring Changi Airport as a global air-hub. The attractions will also be open to the public and bring new leisure, retail and F&B choices for residents in the East and the rest of Singapore. The new Terminal 4, like the other existing terminals, will be a full service terminal, offering attractive aviation related jobs to Singaporeans while expanding Changi Airport’s passenger handling capacity.

The jovell flora drive jewel changi

Changi Airport is a mere 7 minutes away by car. When the hotly anticipated Jewel Changi Airport is ready next year, work and travel won’t be the only reasons to visit Changi Airport.

With a floor size of 134,000 sq m — roughly the same size as VivoCity (Singapore’s largest shopping mall at the moment), the upcoming Jewel will host 300 shops and eateries spread across 10 storeys of a massive retail and entertainment complex.


At the new Pasir Ris Central Hawker Centre, traditional hawker delights meets hipster cuisine. At this two-storey hawker centre, you can find old-school regular hawker fare such as carrot cake and ayam penyet on the 1st floor. If you would like something refreshing, head to the 2nd floor where you can enjoy contemporary fare such as burgers, healthy grain bowls and Korean army stew.

the jovell condo flora drive pasir ris hawker food

Another nearby dining locale is Changi Village. Head for the famous nasi lemak stall, chicken chop hor fun and hokkien mee, and get your caffeine fix at one of the many charming cafés, such as Chock Full of Beans. Relax over a mug of beer in the evenings at The Bark Cafe, The Coastal Settlement, or Little Island Brewing Co which houses a microbrewery.


After a working long and hard for the week, fill your weekend with fun activities for the whole family.

The Jovell is located three beaches, which are all within cycling distance. Take your pick from the fun-filled Pasir Ris Beach, idyllic Changi Beach, or family-friendly East Coast Park.

If you need to unwind, visit the historic Changi Village, where you can either stroll along the Changi Boardwalk, or take a boat to Pulau Ubin to explore its bicycle trails and Chek Jawa.

the jovell flora drive changi beach pasir ris park

You won’t have to wait for the weekend to head to the beach either. At The Jovell, the beach resort feel is at your doorstep. Walk along a 300m meandering waterscape which is lined with ground textures that make you feel like you are walking on sand.

For more thrills and excitement, make a stop at Downtown East, where you can spend the day at the Wild Wild Wet water adventure park. For more regular choices, you can watch a movie, or head for a game at the bowling alley or indoor laser tag.The jovell downtown east wild wet

About the Developer

City Developments Limited (CDL) is listed developer in Singapore that has a global presence located in 26 countries. As a leading developer in Singapore, CDL has developed a wide variety of properties which include service residences, residential properties, offices hotels, integrated developments and shopping mall. CDL continues to be a premier developer for residential properties in Singapore and has one of the largest land banks till date. CDL’s track record for residential properties include Coco Palms, The BrownstoneForest Woods, and Gramercy Park.

Register Interest Now

The Jovell is expected to launch in September 2018.

REGISTER NOW to receive launch updates and enjoy direct discounts from the developer!

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Nearby Condominiums: Alps Residences, Qbay Residences, The Tapestry

Exclusive Neighbourhood
  • Location
  • Affordability


The Jovell is located within an exclusive neighbourhood at Flora Drive, and is at the final plot of land that has yet to be developed. This will be the final opportunity for buyers who have missed out on prior launches within the vicinity. The Jovell is designed in such a way that residents will feel as if they are staying permanently in a holiday resort away from the hustle and bustle from everyday life.


Property News and Updates

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William Chen • Powerhaus
William Chen • Powerhaus

We are barely into the new year and developers decided to launch all 3 projects for preview at the same time!

Most people would have expected property prices to moderate by now, but it only gets higher! Sounds familiar? Didn't we all expect prices to drop after North Korea bombarded Yeonpyeong, after the Eurozone debt crisis, after Grexit, after Brexit, after the US-China trade war? But prices have climbed 50% on average since the Yeonpyeong incident back in 2010.

So here we are in 2020 and the prices of these 3 new projects continue to set the benchmark:

1) Van Holland (FH next to Holland Village MRT) - ave $3000psf
2) Leedon Green (FH within 7mins walk to Farrer Road MRT) - ave $2,700psf
3) The Avenir (FH within 3mins walk to Great World MRT) - ave $3,200psf

If I have $2m to spare, which one will you buy? I will buy The Avenir for sure! Not only because it offers better value for money in terms of the price/location consideration, its layout is beautifully done! Come see all 3 projects for yourself with me!
William Chen • Powerhaus
William Chen • Powerhaus

2 new long awaited projects are opening for public preview this weekend. Here's a quick introduction for you:

This is the rebirth of Tulip Garden, which is right beside D'Leedon and mins walk from Farrer MRT station. With 638 units at a GCB enclave, Leedon Green is one of the biggest new launch in the vicinity. It's freehold, yet expected to launch cheaper than One Holland Village! It is definitely a magnet for diehard freehold fans who cannot bring themselves to buy the likes of D'Leedon. The developer is a JV between MCL Land and Yanlord. If One Holland Village can sell 30% of its units on its first weekend of launch, how do you think Leedon Green will fare?

This is a little more upmarket at River Valley, where we find another condo reborn from the former Pacific Mansion. Avenir, another freehold condo with 376 units, is 3mins walk from the future Great World MRT station which is just 1 stop away from Orchard. It is also around 10mins walk to the current Somerset MRT. I love Martin Modern's layout. From 3.2m ceiling height and very spacious living rooms, we can easily spot how GuocoLand has incorporated the brilliance of Martin Modern into Avenir. The developer is a JV between GuocoLand and Hong Leong. Oh, and can you believe the kitchens come with air conditioning too?

Official prices for both condos will be released closer to this weekend. If you would like to find out more or have a look at the showflat, let me know. Early bird discounts are available for units booked on launch date.
William Chen • Powerhaus
William Chen • Powerhaus

If HDB prices can depreciate to zero, shouldn't condo be the same? Shouldn't a 99Y lease HDB and a 99Y lease condo both depreciate at 1%pa?

We know that based on real world behaviour, this doesnt happen. But why? To answer that, we gotta have a better understanding of the concept of depreciation. Let's use a Singapore registered car as an example where its useful life is 10 years. Simply, if you bought the car at $100k, its depreciation should be $10k per annum right? Actually, that's incorrect as we have not taken into account its residual value at the end of its useful life. At the end of 10 years when COE expires, if the car still has scrap value of $20k the annual depreciation is only be $8k per annum.

Now back to the topic of real estate. Private leasehold properties tend to get sold en bloc before the end of the 99 years. In the last enbloc cycle, most of those which went enbloc were around their 40th year mark. And the owners were rewarded handsomely above market value. This would fall under the definition of "residual value". Though it's impossible to quantify the residual value at the time of purchasing a property, this gets factored into the depreciation one way or another. With a high residual value, inflation can easily overtake the rate of depreciation and therefore, nominal prices can still rise.

What about HDBs? Question is - can a private developer buy a HDB block and redevelop it? In the past, some HUDCs have privatised and subsequently sold enbloc to developers. A prominent example is Eunosville which eventually became Parc Esta, and the prior owners walked away millions richer. But this is a very rare example because the owners of Eunosville have to agree to pay a huge sum to the government to buy over the carpark space and other common areas before they could privatise. Not many residents are willing or able to fork out this huge sum, but the residents of Eunosville eventually did so and it paid off handsomely!

Judging by the total number of HDB flats in Singapore and the number of them that eventually privatised and went enbloc, the chances of reaping the benefits of former Eunosville owners are virtually zero. At best, HDB owners have a 4-5% chance of VERS or SERS, which just means you get compensated at market price and get priority to book a new BTO in a nearby location.

That explains why when we compare HDB prices vs condo prices over the past 20 years, condo prices (even those with 99 years) rose much faster. Do you think this trend will continue?
William Chen • Powerhaus
William Chen • Powerhaus
Sometimes, real estate analysts have vested interest and may make biased projections about property price outlook.

When a non-real estate player like Fitch makes a forecast, I guess it is more believable 😄
William Chen • Powerhaus
William Chen • Powerhaus

There's growing awareness about HDB lease decay and how that will impact property prices. This is especially so after Lawrence Wong mentioned that HDB prices will depreciate to zero eventually.

Recently, there were suggestions to implement a one-time lease top up of ageing HDBs back to 99 years to tackle the lease decay issue. It's a radical idea, and let's take an IMAGINARY journey if this were to be implemented:


Tommy recently paid $600k for a 10 year old 5-room flat in Hougang. Overnight, HDB announced that the 40-year-old flat next door's lease is topped up back to 99 years! His "newer" flat immediately lost value because his neighbour's flat instantly became more desirable than his. He was also unhappy that his neighbour paid less to buy an older flat and was rewarded for it by automatically qualifying for the one-time lease top up. Tommy rants on social media, and he's not alone. He gathers his friends to meet the MPs and demand that the remaining lease of his flat gets topped up to 139 years to be fair. After all, if his neighbour can enjoy additional 50 years for nothing, why shouldn't he?

As elections approach, HDB is forced to concede to such demands, and decides to automatically add 50 years lease across all HDB flats in Singapore. Consequently, it created an expectation that the remaining leases of all HDB flats will continue in perpetuity. HDB flat owners start adjusting their asking prices as if they are selling freehold properties. Resale HDB flats become increasingly out of reach for 1st time property buyers, and it becomes harder for retirees to cash out by downgrading to a smaller and older HDB flat.


Do you think the government will allow this to happen? 🤔
William Chen • Powerhaus
William Chen • Powerhaus

I have a few clients who compare these 2 projects and are undecided which is a better buy. In terms of pricing, both are rather similar priced around $1900-$2000psf. Both are quite near to town and are located towards the west side of Singapore. Both are high rise projects with about 1000 units, and even the exterior design is quite similar. While Stirling is nearer to an MRT station, Stirling is nearer to town as the crow flies, and rides on the Greater Southern Waterfront Transformation. Stirling's developer is Logan, whereas Avenue South's developer is a more established one - UOL.

The above-mentioned factors are what most buyers will consider. Given the various trade offs, there is no obvious winner unless one feels very strongly about staying near MRT station, or believes strongly in the future transformation at the Greater Southern Waterfront.

But one very important consideration that many buyers miss out on is this ===> TIME! What do I mean?

These will be my typical questions to buyers considering between these 2 properties:
1) Let's say you are buying this unit for investment. When are you intending to cash out?
2) If you're buying this for own stay, do you foresee any life events that require you to move out to another place within the next 6-7 years? e.g. get married, have more children, etc?

Why are these questions important? Let me illustrate this with an example. I have a single buyer in his late 20s who would like to buy a 1 bedroom unit for own stay. So quite likely, he will get married and settle down within the next 5 years or so. If he has kids, he will definitely need to upgrade within the next 10 years. Here is the golden question => if he intends to buy Avenue South for capital appreciation, will he get to enjoy it within the next 10 years before he needs to move elsewhere? If Keppel port will be moving to Tuas only in 2027, can he wait for this area to be redeveloped before realising the profits from his investment? If not for the current publicity around Avenue South, will he consider buying a property in that area?

Buying is easy. Selling may not be. I can help you think ahead to avoid buyer remorse in the years ahead! 😄