District 22 · Jurong West · OCR
The Lakeshore
Jurong West Street 41 · Condominium · 99 yrs lease commencing from 2002
Current PSF
$1,501
+4.6% vs district median
Gross yield
3.6%
median rent $4,800/mo
3-year gain
10.6%
Transactions · 5y
153
34 in last 12 months
Nearest MRT
Lakeside Mrt Station · 232.45m
EWL
Future MRT
Corporation Mrt Station
JRL · 2028
Vs local HDB
+188% premium
HDB median $521 psf
Area income
$8,500/mo median
residential zone
En-bloc potential31 / 100
24 years old · composite of plot use, age, tenure, value gap & size
Lease decay75 years left
worth 88.5%of freehold today (Bala’s Table) · loses ~5.5pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
+2.7%
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
Shuqun Primary School 187m · Phase 2C 1.9× balloted · Rulang Primary School 480m · Phase 2C 2.5× balloted · Whee!Canopus Student Care @ Lakeside Primary School 940m · Lakeside Primary School 956m · Phase 2C 0.7× - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Yuhua Secondary School · 180m
Food
Jurong West Street 52 Blk 505 · 649m
Green
Jlg: Lakeside Garden · 251m - 3 parks within 1km
Mall
Boon Lay Shopping Centre (Car Park Entrance) · 1.1km
Health
Jurong Polyclinic And Econ Care Residence (Jurong East) (polyclinic) · 895m
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 $1,508 psf - 8% above units on floors 1–5 ($1,400 psf).
Price trend average PSF by year
2021
$1,078
2022
$1,191
+10.5%
2023
$1,350
+13.4%
2024
$1,439
+6.6%
2025
$1,498
+4.1%
2026
$1,493
-0.3%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $4,000/mo | $4.21 | 3.4% | 336 |
| 3BR | $5,000/mo | $4.35 | 3.5% | 415 |
| 4BR | $6,500/mo | $4.19 | 3.4% | 22 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $2,015,000 | 1,184 | $1,702 | 11-15 |
| Jun 2026 | $1,670,000 | 1,109 | $1,506 | 01-05 |
| May 2026 | $1,650,000 | 1,109 | $1,488 | 06-10 |
| Apr 2026 | $2,100,000 | 1,593 | $1,318 | 01-05 |
| Apr 2026 | $1,800,000 | 1,163 | $1,548 | 16-20 |
| Apr 2026 | $1,770,000 | 1,270 | $1,394 | 01-05 |
| Apr 2026 | $1,700,000 | 1,109 | $1,533 | 11-15 |
| Apr 2026 | $1,408,000 | 1,044 | $1,349 | 06-10 |
| Mar 2026 | $1,633,888 | 1,109 | $1,474 | 06-10 |
| Mar 2026 | $1,365,888 | 936 | $1,459 | 06-10 |
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More in District 22
The HDB blocks next door
The entry point, measured: what the resale flats around The Lakeshore actually sell for - this project trades at 2.4× the nearest block’s PSF.