District 22 · Jurong East · OCR
The Mayfair
Jurong East Street 32 · Condominium · 99 yrs lease commencing from 1996
Current PSF
$1,218
-15.2% vs district median
Gross yield
4.0%
median rent $4,375/mo
3-year gain
7.9%
Transactions · 5y
70
13 in last 12 months
Nearest MRT
Chinese Garden Mrt Station · 326.099m
EWL
Future MRT
Bukit Batok West Mrt Station
JRL · 2028
Vs local HDB
+123% premium
HDB median $546 psf
Area income
$7,500/mo median
residential zone
En-bloc potential41 / 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
+6.1%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
4%
PSF dispersion within project
The neighbourhood
P1 ring
Jurong Primary School 377m · Phase 2C 0.4× · Yuhua Primary School 861m · Phase 2C 0.1× · Princess Elizabeth Primary School 933m · Phase 2C 5.7× balloted · Big Heart Student Care (Princess Elizabeth Primary School) 933m - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Fuhua Secondary School · 798m
Food
Jurong East Ave 1 Blk 347 (Yuhua Market And Hawker Centre) · 196m - 2 hawker centres within 1km
Green
Jlg: Cg Mrt Tol Linkway · 438m - 2 parks within 1km
Mall
Taman Jurong Shopping Centre · 1.8km
Health
Jurong Polyclinic (polyclinic) · 598m
Who lives in Jurong East
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
Residents
78,600
Median age
45 yrs
43% under 40 · getting older
Children 0–9
5,410
▼ 25% since 2015 · future P1 demand
Household size
3.1 avg
Homes
90% HDB
9% condo · 0% landed
Degree holders
26%
residents 15+
Commute
60% transit
16% drive
45 min+ to work
32%
What the record shows
The floor premium
Over the last 3 years, units on the 10th floor and above transacted at a median $1,198 psf - 1% below units on floors 1–5 ($1,205 psf).
Price trend average PSF by year
2021
$932
2022
$1,020
+9.4%
2023
$1,119
+9.7%
2024
$1,197
+7%
2025
$1,240
+3.6%
2026
$1,207
-2.7%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $3,000/mo | $4.62 | 4.5% | 62 |
| 2BR | $3,600/mo | $3.79 | 3.7% | 106 |
| 3BR | $4,300/mo | $3.74 | 3.7% | 235 |
| 4BR | $4,900/mo | $3.63 | 3.6% | 13 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $1,360,000 | 1,163 | $1,170 | 06-10 |
| May 2026 | $1,465,000 | 1,163 | $1,260 | 06-10 |
| May 2026 | $1,455,000 | 1,184 | $1,229 | 01-05 |
| May 2026 | $890,000 | 753 | $1,181 | 16-20 |
| Feb 2026 | $1,520,000 | 1,206 | $1,261 | 16-20 |
| Feb 2026 | $1,420,000 | 1,173 | $1,210 | 01-05 |
| Feb 2026 | $1,366,000 | 1,195 | $1,143 | 06-10 |
| Jan 2026 | $1,420,000 | 1,184 | $1,199 | 11-15 |
| Dec 2025 | $1,585,000 | 1,227 | $1,292 | 16-20 |
| Dec 2025 | $1,470,000 | 1,206 | $1,219 | 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 Mayfair actually sell for - this project trades at 2.3× the nearest block’s PSF.