District 22 · Jurong East · OCR
J Gateway
Gateway Drive · Condominium · 99 yrs lease commencing from 2012
Current PSF
$2,118
+47.5% vs district median
Gross yield
3.9%
median rent $4,500/mo
3-year gain
8.6%
Transactions · 5y
171
29 in last 12 months
Nearest MRT
Jurong East Mrt Station · 279.78m
EWL,NSL
Future MRT
Jurong East Mrt Station
JRL · 2028
Vs local HDB
+288% premium
HDB median $546 psf
Area income
$7,500/mo median
residential zone
En-bloc potential26 / 100
14 years old · composite of plot use, age, tenure, value gap & size
Lease decay85 years left
worth 92.9%of freehold today (Bala’s Table) · loses ~4.4pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
-1.4%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
8%
PSF dispersion within project
The neighbourhood
P1 ring
Fuhua Primary School 713m · Phase 2C 0.3× · Amp-Mercu Student Care Centre @ Fuhua Primary School 713m · Yuhua Primary School 832m · Phase 2C 0.1× - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Crest Secondary School · 837m
Food
Jurong East Street 24 Blk 254 (Yuhua Village Market And Food Centre) · 1.0km
Green
Chinese Gardens · 1.2km
Mall
The Furniture Mall · 738m
Health
Jurong Community Hospital (hospital) · 420m
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%
What the record shows
The floor premium
Over the last 3 years, units on the 10th floor and above transacted at a median $2,108 psf - 5% above units on floors 1–5 ($2,006 psf).
Price trend average PSF by year
2021
$1,763
2022
$1,806
+2.4%
2023
$1,929
+6.8%
2024
$1,998
+3.6%
2025
$2,067
+3.5%
2026
$2,094
+1.3%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $3,500/mo | $7.78 | 4.4% | 542 |
| 2BR | $4,400/mo | $6.77 | 3.8% | 500 |
| 3BR | $5,600/mo | $5.89 | 3.3% | 303 |
| 4BR | $6,850/mo | $5.48 | 3.1% | 68 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $1,995,000 | 947 | $2,106 | 11-15 |
| Jun 2026 | $1,950,000 | 947 | $2,059 | 01-05 |
| Jun 2026 | $1,100,000 | 517 | $2,129 | 16-20 |
| Jun 2026 | $1,060,000 | 527 | $2,010 | 16-20 |
| Jun 2026 | $1,030,000 | 474 | $2,175 | 16-20 |
| May 2026 | $2,650,500 | 1,238 | $2,141 | 36-40 |
| May 2026 | $1,590,000 | 958 | $1,660 | 01-05 |
| Apr 2026 | $2,350,000 | 1,163 | $2,022 | 26-30 |
| Apr 2026 | $1,520,000 | 678 | $2,241 | 11-15 |
| Apr 2026 | $1,008,888 | 474 | $2,130 | 16-20 |
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More in District 22
The HDB blocks next door
The entry point, measured: what the resale flats around J Gateway actually sell for - this project trades at 4.0× the nearest block’s PSF.