District 22 · Jurong West · OCR
Lake Life
Tao Ching Road · Executive Condominium · 99 yrs lease commencing from 2013
Current PSF
$1,469
+2.3% vs district median
Gross yield
3.5%
median rent $5,125/mo
3-year gain
12.8%
Transactions · 5y
156
18 in last 12 months
Nearest MRT
Lakeside Mrt Station · 1,426.241m
EWL
Future MRT
Enterprise Mrt Station
JRL · 2028
Vs local HDB
+182% premium
HDB median $521 psf
Area income
$8,500/mo median
residential zone
En-bloc potential25 / 100
13 years old · composite of plot use, age, tenure, value gap & size
Lease decay86 years left
worth 93.3%of freehold today (Bala’s Table) · loses ~4.3pts 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
4%
PSF dispersion within project
The neighbourhood
P1 ring
Lakeside Primary School 983m · Phase 2C 0.7× · Whee!Canopus Student Care @ Lakeside Primary School 996m - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Jurong Secondary School · 198m
Food
Taman Jurong Market And Food Centre · 436m
Green
Japanese Gardens · 851m
Mall
Taman Jurong Shopping Centre · 536m
Health
National University Polyclinics (Taman Jurong Polyclinic) (polyclinic) · 145m
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 $1,466 psf - 12% above units on floors 1–5 ($1,310 psf).
Price trend average PSF by year
2022
$1,165
2023
$1,306
+12.1%
2024
$1,430
+9.5%
2025
$1,446
+1.1%
2026
$1,473
+1.9%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $3,700/mo | $4.93 | 4.0% | 12 |
| 3BR | $4,600/mo | $4.38 | 3.6% | 66 |
| 4BR | $5,450/mo | $4.36 | 3.6% | 70 |
| 5BR | $6,300/mo | $3.82 | 3.1% | 5 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $1,550,000 | 1,033 | $1,500 | 11-15 |
| Apr 2026 | $1,860,000 | 1,249 | $1,490 | 16-20 |
| Apr 2026 | $1,852,000 | 1,249 | $1,483 | 11-15 |
| Apr 2026 | $1,725,000 | 1,195 | $1,444 | 06-10 |
| Apr 2026 | $1,470,000 | 1,023 | $1,438 | 11-15 |
| Mar 2026 | $1,850,000 | 1,259 | $1,469 | 11-15 |
| Mar 2026 | $1,530,000 | 1,033 | $1,481 | 11-15 |
| Feb 2026 | $1,850,000 | 1,238 | $1,495 | 06-10 |
| Feb 2026 | $1,667,388 | 1,119 | $1,489 | 06-10 |
| Feb 2026 | $1,630,000 | 1,087 | $1,499 | 11-15 |
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More in District 22
The HDB blocks next door
The entry point, measured: what the resale flats around Lake Life actually sell for - this project trades at 3.3× the nearest block’s PSF.