District 22 · Jurong West · OCR
Caspian
Lakeside Drive · Condominium · 99 yrs lease commencing from 2008
Current PSF
$1,583
+10.3% vs district median
Gross yield
3.5%
median rent $5,000/mo
3-year gain
12.8%
Transactions · 5y
119
16 in last 12 months
Nearest MRT
Lakeside Mrt Station · 357.818m
EWL
Future MRT
Corporation Mrt Station
JRL · 2028
Vs local HDB
+204% premium
HDB median $521 psf
Area income
$8,500/mo median
residential zone
En-bloc potential28 / 100
18 years old · composite of plot use, age, tenure, value gap & size
Lease decay81 years left
worth 91.4%of freehold today (Bala’s Table) · loses ~4.9pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
+4.9%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
6%
PSF dispersion within project
The neighbourhood
P1 ring
Rulang Primary School 452m · Phase 2C 2.5× balloted · Whee!Canopus Student Care @ Lakeside Primary School 474m · Lakeside Primary School 493m · Phase 2C 0.7× · Boon Lay Garden Primary School 592m · Phase 2C 0.3× - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Yuan Ching Secondary School · 312m
Food
Boon Lay Place Blk 221a/B (Boon Lay Place Market And Food Village) · 662m - 3 hawker centres within 1km
Green
Lakeside Grove Playground · 283m - 3 parks within 1km
Mall
Boon Lay Shopping Centre (Car Park Entrance) · 678m
Health
Taman Jurong Polyclinic (polyclinic) · 1.4km
Who lives in Jurong West
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
Residents
262,730
Median age
40 yrs
49% under 40 · getting older
Children 0–9
23,580
▼ 20% since 2015 · future P1 demand
Household size
3.4 avg
Homes
91% HDB
7% condo · 2% landed
Degree holders
24%
residents 15+
Commute
57% transit
17% drive
45 min+ to work
31%
The neighbourhood, photographed
freely-licensed photographs taken within ~450 m · Wikimedia Commons
What the record shows
The floor premium
Over the last 3 years, units on the 10th floor and above transacted at a median $1,559 psf - 5% above units on floors 1–5 ($1,481 psf).
Price trend average PSF by year
2021
$1,175
2022
$1,259
+7.1%
2023
$1,410
+12%
2024
$1,477
+4.8%
2025
$1,538
+4.1%
2026
$1,590
+3.4%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $4,200/mo | $4.42 | 3.4% | 289 |
| 3BR | $5,000/mo | $4.00 | 3.0% | 226 |
| 4BR | $6,450/mo | $4.16 | 3.2% | 101 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jul 2026 | $1,950,000 | 1,238 | $1,575 | 01-05 |
| Jun 2026 | $2,060,000 | 1,302 | $1,582 | 01-05 |
| Jun 2026 | $2,055,000 | 1,485 | $1,383 | 01-05 |
| Jun 2026 | $1,635,000 | 1,001 | $1,633 | 06-10 |
| May 2026 | $2,000,000 | 1,238 | $1,616 | 16-20 |
| Mar 2026 | $2,850,000 | 1,776 | $1,605 | 16-20 |
| Mar 2026 | $2,338,000 | 1,399 | $1,671 | 11-15 |
| Mar 2026 | $1,975,000 | 1,216 | $1,624 | 11-15 |
| Mar 2026 | $1,560,000 | 1,001 | $1,558 | 11-15 |
| Feb 2026 | $2,315,000 | 1,399 | $1,654 | 06-10 |
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More in District 22
The HDB blocks next door
The entry point, measured: what the resale flats around Caspian actually sell for - this project trades at 2.9× the nearest block’s PSF.