District 22 · Jurong West · OCR
Lake Grande
Jurong Lake Link · Condominium · 99 yrs lease commencing from 2015
Current PSF
$1,885
+31.3% vs district median
Gross yield
3.8%
median rent $4,100/mo
3-year gain
8.9%
Transactions · 5y
161
40 in last 12 months
Nearest MRT
Lakeside Mrt Station · 397.186m
EWL
Future MRT
Hong Kah Mrt Station
JRL · 2028
Vs local HDB
+262% premium
HDB median $521 psf
Area income
$8,500/mo median
residential zone
En-bloc potential24 / 100
11 years old · composite of plot use, age, tenure, value gap & size
Lease decay88 years left
worth 94.0%of freehold today (Bala’s Table) · loses ~4.0pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
-0.3%
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
Shuqun Primary School 287m · Phase 2C 1.9× balloted · Rulang Primary School 623m · Phase 2C 2.5× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Yuhua Secondary School · 190m
Food
Jurong West Street 52 Blk 505 · 734m - 2 hawker centres within 1km
Green
Jlg: Lakeside Garden · 244m - 2 parks within 1km
Mall
Boon Lay Shopping Centre (Car Park Entrance) · 1.2km
Health
Jurong Polyclinic And Econ Care Residence (Jurong East) (polyclinic) · 735m
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%
What the record shows
The floor premium
Over the last 3 years, units on the 10th floor and above transacted at a median $1,862 psf - 4% above units on floors 1–5 ($1,786 psf).
Price trend average PSF by year
2021
$1,557
2022
$1,627
+4.5%
2023
$1,729
+6.3%
2024
$1,818
+5.1%
2025
$1,848
+1.7%
2026
$1,883
+1.9%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $3,300/mo | $7.33 | 4.7% | 254 |
| 2BR | $4,100/mo | $5.47 | 3.5% | 669 |
| 3BR | $5,350/mo | $5.63 | 3.6% | 86 |
| 4BR | $6,500/mo | $5.65 | 3.6% | 37 |
| 5BR | $7,300/mo | $5.41 | 3.4% | 11 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jul 2026 | $900,000 | 474 | $1,900 | 11-15 |
| Jun 2026 | $2,650,000 | 1,485 | $1,784 | 01-05 |
| Jun 2026 | $1,538,000 | 818 | $1,880 | 11-15 |
| Jun 2026 | $1,530,000 | 818 | $1,870 | 16-20 |
| Jun 2026 | $1,450,000 | 861 | $1,684 | 16-20 |
| Jun 2026 | $1,438,888 | 775 | $1,857 | 06-10 |
| Jun 2026 | $1,395,000 | 721 | $1,934 | 11-15 |
| Jun 2026 | $1,195,000 | 614 | $1,948 | 06-10 |
| May 2026 | $1,900,000 | 980 | $1,940 | 01-05 |
| May 2026 | $1,840,000 | 947 | $1,943 | 06-10 |
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More in District 22
The HDB blocks next door
The entry point, measured: what the resale flats around Lake Grande actually sell for - this project trades at 3.6× the nearest block’s PSF.