District 22 · Jurong West · OCR
The Lakefront Residences
Lakeside Drive · Condominium · 99 yrs lease commencing from 2010
Current PSF
$1,710
+19.1% vs district median
Gross yield
3.7%
median rent $4,500/mo
3-year gain
14.1%
Transactions · 5y
119
17 in last 12 months
Nearest MRT
Lakeside Mrt Station · 258.5m
EWL
Future MRT
Corporation Mrt Station
JRL · 2028
Vs local HDB
+228% premium
HDB median $521 psf
Area income
$8,500/mo median
residential zone
En-bloc potential27 / 100
16 years old · composite of plot use, age, tenure, value gap & size
Lease decay83 years left
worth 92.2%of freehold today (Bala’s Table) · loses ~4.7pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
-0.1%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
9%
PSF dispersion within project
The neighbourhood
P1 ring
Rulang Primary School 418m · Phase 2C 2.5× balloted · Shuqun Primary School 513m · Phase 2C 1.9× balloted · Whee!Canopus Student Care @ Lakeside Primary School 522m · Lakeside Primary School 541m · Phase 2C 0.7× - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Yuan Ching Secondary School · 237m
Food
Boon Lay Place Blk 221a/B (Boon Lay Place Market And Food Village) · 733m - 3 hawker centres within 1km
Green
Lakeside Grove Playground · 320m - 3 parks within 1km
Mall
Boon Lay Shopping Centre (Car Park Entrance) · 737m
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 $1,708 psf - 3% above units on floors 1–5 ($1,663 psf).
Price trend average PSF by year
2021
$1,334
2022
$1,385
+3.8%
2023
$1,548
+11.8%
2024
$1,627
+5.1%
2025
$1,690
+3.9%
2026
$1,767
+4.6%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $3,100/mo | $6.89 | 4.8% | 189 |
| 2BR | $4,000/mo | $5.33 | 3.7% | 254 |
| 3BR | $5,000/mo | $4.76 | 3.3% | 394 |
| 4BR | $6,200/mo | $4.28 | 3.0% | 32 |
| 5BR | $10,000/mo | $3.51 | 2.5% | 4 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $2,200,000 | 1,216 | $1,809 | 06-10 |
| May 2026 | $825,000 | 495 | $1,666 | 01-05 |
| Apr 2026 | $2,168,888 | 1,216 | $1,783 | 11-15 |
| Apr 2026 | $1,385,000 | 721 | $1,920 | 11-15 |
| Mar 2026 | $2,345,000 | 1,410 | $1,663 | 01-05 |
| Mar 2026 | $1,818,000 | 1,012 | $1,797 | 11-15 |
| Mar 2026 | $1,330,000 | 721 | $1,844 | 16-20 |
| Mar 2026 | $860,000 | 484 | $1,775 | 01-05 |
| Mar 2026 | $828,000 | 495 | $1,672 | 06-10 |
| Jan 2026 | $1,778,888 | 1,023 | $1,740 | 16-20 |
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More in District 22
The HDB blocks next door
The entry point, measured: what the resale flats around The Lakefront Residences actually sell for - this project trades at 2.4× the nearest block’s PSF.