District 22 · Jurong East · OCR
Westmere
Jurong East Street 13 · Executive Condominium · 99 yrs lease commencing from 1996
Current PSF
$1,167
-18.7% vs district median
Gross yield
4.0%
median rent $4,500/mo
3-year gain
12.5%
Transactions · 5y
36
4 in last 12 months
Nearest MRT
Chinese Garden Mrt Station · 669.217m
EWL
Future MRT
Jurong Lake District Mrt Station
CRL · 2032
Vs local HDB
+114% premium
HDB median $546 psf
Area income
$7,500/mo median
residential zone
En-bloc potential43 / 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
-
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
7%
PSF dispersion within project
The neighbourhood
P1 ring
Fuhua Primary School 128m · Phase 2C 0.3× · Amp-Mercu Student Care Centre @ Fuhua Primary School 128m · Yuhua Primary School 751m · Phase 2C 0.1× - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Crest Secondary School · 901m
Food
Jurong East Street 24 Blk 254 (Yuhua Village Market And Food Centre) · 663m
Green
Chinese Gardens · 575m - 3 parks within 1km
Mall
The Furniture Mall · 1.4km
Health
Jurong Community Hospital (hospital) · 1.1km
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%
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 $1,169 psf - 9% above units on floors 1–5 ($1,068 psf).
Price trend average PSF by year
2021
$869
2022
$903
+3.9%
2023
$1,032
+14.3%
2024
$1,065
+3.2%
2025
$1,176
+10.4%
2026
$1,161
-1.3%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 3BR | $4,000/mo | $3.20 | 3.3% | 163 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Feb 2026 | $1,488,888 | 1,292 | $1,153 | 11-15 |
| Jan 2026 | $1,420,000 | 1,249 | $1,137 | 11-15 |
| Jan 2026 | $1,310,000 | 1,098 | $1,193 | 01-05 |
| Oct 2025 | $1,428,000 | 1,206 | $1,185 | 11-15 |
| Jul 2025 | $1,450,000 | 1,249 | $1,161 | 06-10 |
| Jul 2025 | $1,328,000 | 1,098 | $1,210 | 16-20 |
| Jul 2025 | $1,300,000 | 1,109 | $1,173 | 01-05 |
| Jun 2025 | $1,350,000 | 1,292 | $1,045 | 01-05 |
| Jun 2025 | $1,328,000 | 1,098 | $1,210 | 16-20 |
| May 2025 | $1,180,000 | 1,098 | $1,075 | 01-05 |
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More in District 22
The HDB blocks next door
The entry point, measured: what the resale flats around Westmere actually sell for - this project trades at 2.3× the nearest block’s PSF.