District 22 · Jurong West · OCR
Lakeville
Jurong Lake Link · Condominium · 99 yrs lease commencing from 2013
Current PSF
$1,803
+25.6% vs district median
Gross yield
3.7%
median rent $4,425/mo
3-year gain
11.4%
Transactions · 5y
165
32 in last 12 months
Nearest MRT
Lakeside Mrt Station · 526.777m
EWL
Future MRT
Hong Kah Mrt Station
JRL · 2028
Vs local HDB
+246% 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
-2.5%
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
Shuqun Primary School 436m · Phase 2C 1.9× balloted · Rulang Primary School 775m · Phase 2C 2.5× balloted · Jurong Primary School 907m · Phase 2C 0.4× - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Fuhua Secondary School · 171m
Food
Jurong East Ave 1 Blk 347 (Yuhua Market And Hawker Centre) · 707m - 2 hawker centres within 1km
Green
Jlg: Lakeside Garden · 265m - 3 parks within 1km
Mall
Taman Jurong Shopping Centre · 1.3km
Health
Jurong Polyclinic And Econ Care Residence (Jurong East) (polyclinic) · 644m
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 $1,786 psf - 10% above units on floors 1–5 ($1,621 psf).
Price trend average PSF by year
2021
$1,479
2022
$1,542
+4.3%
2023
$1,636
+6.1%
2024
$1,687
+3.1%
2025
$1,784
+5.7%
2026
$1,823
+2.2%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $3,300/mo | $6.00 | 4.0% | 72 |
| 2BR | $3,950/mo | $5.27 | 3.5% | 508 |
| 3BR | $5,500/mo | $4.78 | 3.2% | 243 |
| 4BR | $7,200/mo | $5.33 | 3.5% | 96 |
| 5BR | $7,600/mo | $4.90 | 3.3% | 9 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $2,300,000 | 1,464 | $1,571 | 01-05 |
| Jun 2026 | $2,300,000 | 1,141 | $2,016 | 06-10 |
| Jun 2026 | $1,320,000 | 764 | $1,727 | 06-10 |
| May 2026 | $2,520,000 | 1,302 | $1,935 | 01-05 |
| May 2026 | $2,338,000 | 1,163 | $2,011 | 11-15 |
| May 2026 | $2,188,888 | 1,141 | $1,918 | 06-10 |
| May 2026 | $1,780,000 | 947 | $1,879 | 16-20 |
| Apr 2026 | $1,358,000 | 775 | $1,752 | 06-10 |
| Mar 2026 | $2,630,000 | 1,475 | $1,783 | 01-05 |
| Mar 2026 | $1,900,000 | 990 | $1,919 | 06-10 |
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More in District 22
The HDB blocks next door
The entry point, measured: what the resale flats around Lakeville actually sell for - this project trades at 3.3× the nearest block’s PSF.