District 22 · Jurong East · OCR
Ivory Heights
Jurong East Street 13 · Condominium · 100 yrs lease commencing from 1986
Current PSF
$1,049
-26.9% vs district median
Gross yield
3.3%
median rent $4,800/mo
3-year gain
3.0%
Transactions · 5y
52
5 in last 12 months
Nearest MRT
Jurong East Mrt Station · 662.931m
EWL,NSL
Future MRT
Jurong Lake District Mrt Station
CRL · 2032
Vs local HDB
+92% premium
HDB median $546 psf
Area income
$7,500/mo median
residential zone
En-bloc potential52 / 100
40 years old · composite of plot use, age, tenure, value gap & size
Lease decay60 years left
worth 80.0%of freehold today (Bala’s Table) · loses ~5.3pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
-
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
5%
PSF dispersion within project
The neighbourhood
P1 ring
Fuhua Primary School 145m · Phase 2C 0.3× · Amp-Mercu Student Care Centre @ Fuhua Primary School 145m · Yuhua Primary School 906m · Phase 2C 0.1× - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Crest Secondary School · 1.0km
Food
Jurong East Street 24 Blk 254 (Yuhua Village Market And Food Centre) · 866m
Green
Japanese Gardens · 650m - 3 parks within 1km
Mall
The Furniture Mall · 1.3km
Health
Jurong Community Hospital (hospital) · 981m
Who lives in Jurong East
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
Residents
78,600
Median age
45 yrs
43% under 40 · getting older
Children 0–9
5,410
▼ 25% since 2015 · future P1 demand
Household size
3.1 avg
Homes
90% HDB
9% condo · 0% landed
Degree holders
26%
residents 15+
Commute
60% transit
16% drive
45 min+ to work
32%
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 $1,073 psf - 6% above units on floors 1–5 ($1,013 psf).
Price trend average PSF by year
2021
$931
2022
$1,021
+9.7%
2023
$1,030
+0.9%
2024
$1,057
+2.6%
2025
$1,062
+0.5%
2026
$1,061
-0.1%
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Apr 2026 | $1,940,000 | 1,701 | $1,141 | 21-25 |
| Apr 2026 | $1,825,000 | 1,701 | $1,073 | 16-20 |
| Feb 2026 | $1,700,000 | 1,668 | $1,019 | 01-05 |
| Feb 2026 | $1,688,000 | 1,668 | $1,012 | 11-15 |
| Dec 2025 | $1,700,000 | 1,701 | $1,000 | 21-25 |
| Jul 2025 | $1,838,800 | 1,701 | $1,081 | 11-15 |
| Jun 2025 | $1,850,000 | 1,668 | $1,109 | 11-15 |
| Feb 2025 | $1,800,000 | 1,701 | $1,058 | 16-20 |
| Dec 2024 | $1,800,000 | 1,701 | $1,058 | 16-20 |
| Oct 2024 | $1,880,000 | 1,701 | $1,105 | 16-20 |
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More in District 22
The HDB blocks next door
The entry point, measured: what the resale flats around Ivory Heights actually sell for - this project trades at 1.8× the nearest block’s PSF.