District 22 · Jurong West · OCR
The Floravale
Westwood Avenue · Executive Condominium · 99 yrs lease commencing from 1997
Current PSF
$1,099
-23.4% vs district median
Gross yield
3.8%
median rent $4,650/mo
3-year gain
18.1%
Transactions · 5y
124
14 in last 12 months
Nearest MRT
Boon Lay Mrt Station · 1,636.716m
EWL
Future MRT
Tawas Mrt Station
JRL · 2028
Vs local HDB
+111% premium
HDB median $521 psf
Area income
$8,500/mo median
residential zone
En-bloc potential45 / 100
29 years old · composite of plot use, age, tenure, value gap & size
Lease decay70 years left
worth 86.0%of freehold today (Bala’s Table) · loses ~6.0pts 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
6%
PSF dispersion within project
The neighbourhood
P1 ring
Westwood Primary School 463m · Phase 2C 1.4× balloted · West Grove Primary School 673m · Phase 2C 0.3× - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Westwood Secondary School · 591m
Food
Jurong West Hawker Centre · 1.0km
Green
Westville Playground · 375m - 2 parks within 1km
Mall
Gek Poh Shopping Centre · 209m
Health
Pioneer Polyclinic (polyclinic) · 1.3km
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 $1,048 psf - 1% above units on floors 1–5 ($1,033 psf).
Price trend average PSF by year
2021
$723
2022
$786
+8.7%
2023
$929
+18.2%
2024
$1,028
+10.7%
2025
$1,090
+6%
2026
$1,097
+0.6%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 3BR | $4,380/mo | $3.24 | 3.5% | 369 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $1,460,000 | 1,324 | $1,103 | 06-10 |
| Jun 2026 | $1,450,000 | 1,238 | $1,171 | 01-05 |
| Jun 2026 | $1,420,000 | 1,238 | $1,147 | 01-05 |
| May 2026 | $2,070,000 | 2,303 | $899 | 11-15 |
| May 2026 | $1,438,888 | 1,302 | $1,105 | 06-10 |
| Apr 2026 | $1,478,000 | 1,324 | $1,116 | 11-15 |
| Apr 2026 | $1,450,000 | 1,249 | $1,161 | 06-10 |
| Mar 2026 | $1,481,888 | 1,335 | $1,110 | 11-15 |
| Jan 2026 | $1,408,888 | 1,324 | $1,064 | 01-05 |
| Nov 2025 | $1,396,800 | 1,259 | $1,109 | 01-05 |
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More in District 22
The HDB blocks next door
The entry point, measured: what the resale flats around The Floravale actually sell for - this project trades at 2.4× the nearest block’s PSF.