District 22 · Jurong West · OCR
Lakeside Grove
Corporation Walk · Terrace · 99 yrs lease commencing from 1996
Current PSF
$1,549
+7.9% vs district median
Gross yield
2.5%
median rent $7,200/mo
3-year gain
22.0%
Transactions · 5y
33
9 in last 12 months
Nearest MRT
Lakeside Mrt Station · 711.252m
EWL
Future MRT
Enterprise Mrt Station
JRL · 2028
Vs local HDB
-
Area income
$8,500/mo median
residential zone
En-bloc potential34 / 100
30 years old · composite of plot use, age, tenure, value gap & size
Lease decay69 years left
worth 85.4%of freehold today (Bala’s Table) · loses ~5.9pts 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
Whee!Canopus Student Care @ Lakeside Primary School 141m · Lakeside Primary School 153m · Phase 2C 0.7× · Boon Lay Garden Primary School 623m · Phase 2C 0.3× · Rulang Primary School 852m · 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 · 528m
Food
Taman Jurong Market And Food Centre · 700m - 2 hawker centres within 1km
Green
Lakeside Grove Fitness Corner · 63m - 3 parks within 1km
Mall
Taman Jurong Shopping Centre · 607m
Health
Taman Jurong Polyclinic (polyclinic) · 1.1km
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%
Price trend average PSF by year
2021
$976
2022
$1,275
+30.6%
2023
$1,276
+0.1%
2024
$1,496
+17.2%
2025
$1,523
+1.8%
2026
$1,557
+2.2%
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jul 2026 | $2,605,000 | 1,618 | $1,610 | - |
| Jun 2026 | $2,638,000 | 1,618 | $1,631 | - |
| Jun 2026 | $2,490,000 | 1,619 | $1,538 | - |
| May 2026 | $2,450,000 | 1,617 | $1,515 | - |
| Apr 2026 | $2,580,000 | 1,619 | $1,594 | - |
| Mar 2026 | $3,280,000 | 2,256 | $1,454 | - |
| Oct 2025 | $2,628,000 | 1,620 | $1,622 | - |
| Sept 2025 | $2,480,000 | 1,615 | $1,536 | - |
| Aug 2025 | $3,088,000 | 2,150 | $1,437 | - |
| Jan 2025 | $2,600,000 | 1,609 | $1,616 | - |
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More in District 22
The HDB blocks next door
The entry point, measured: what the resale flats around Lakeside Grove actually sell for - this project trades at 3.3× the nearest block’s PSF.