District 22 · Jurong West · OCR
Lakeholmz
Corporation Road · Condominium · 99 yrs lease commencing from 2001
Current PSF
$1,314
-8.5% vs district median
Gross yield
3.5%
median rent $4,900/mo
3-year gain
15.0%
Transactions · 5y
53
10 in last 12 months
Nearest MRT
Lakeside Mrt Station · 490.155m
EWL
Future MRT
Jurong West Mrt Station
JRL · 2028
Vs local HDB
+152% premium
HDB median $521 psf
Area income
$8,500/mo median
residential zone
En-bloc potential35 / 100
25 years old · composite of plot use, age, tenure, value gap & size
Lease decay74 years left
worth 88.0%of freehold today (Bala’s Table) · loses ~5.6pts 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
5%
PSF dispersion within project
The neighbourhood
P1 ring
Whee!Canopus Student Care @ Lakeside Primary School 434m · Lakeside Primary School 452m · Phase 2C 0.7× · Boon Lay Garden Primary School 476m · Phase 2C 0.3× · Rulang Primary School 528m · Phase 2C 2.5× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Yuan Ching Secondary School · 425m
Food
Boon Lay Place Blk 221a/B (Boon Lay Place Market And Food Village) · 585m - 3 hawker centres within 1km
Green
Lakeside Grove Fitness Corner · 270m - 3 parks within 1km
Mall
Boon Lay Shopping Centre (Car Park Entrance) · 620m
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 $1,271 psf - 3% above units on floors 1–5 ($1,229 psf).
Price trend average PSF by year
2021
$924
2022
$1,084
+17.3%
2023
$1,163
+7.3%
2024
$1,236
+6.3%
2025
$1,289
+4.3%
2026
$1,337
+3.7%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $4,000/mo | $3.81 | 3.5% | 53 |
| 3BR | $4,500/mo | $3.60 | 3.3% | 81 |
| 4BR | $5,500/mo | $3.55 | 3.2% | 39 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| May 2026 | $2,050,000 | 1,518 | $1,351 | 06-10 |
| Apr 2026 | $2,093,800 | 1,507 | $1,389 | 06-10 |
| Apr 2026 | $1,710,000 | 1,313 | $1,302 | 11-15 |
| Apr 2026 | $1,628,888 | 1,249 | $1,305 | 01-05 |
| Oct 2025 | $1,300,000 | 1,023 | $1,271 | 11-15 |
| Sept 2025 | $1,600,000 | 1,249 | $1,281 | 06-10 |
| Sept 2025 | $1,590,000 | 1,238 | $1,284 | 11-15 |
| Aug 2025 | $2,100,000 | 1,507 | $1,394 | 16-20 |
| Aug 2025 | $1,700,000 | 1,313 | $1,295 | 11-15 |
| Apr 2025 | $2,050,000 | 1,507 | $1,360 | 06-10 |
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More in District 22
The HDB blocks next door
The entry point, measured: what the resale flats around Lakeholmz actually sell for - this project trades at 3.1× the nearest block’s PSF.