We track 55 sales and 486 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the IVORY HEIGHTS dashboard.
- Average sale price: $1,763,356 across 55 transactions
- Estimated gross rental yield: 2.8%
- District 22 PSF ranking: Value tier (top 83%)
- 100 yrs lease commencing from 1986 · OCR · D22 · 654 units
About IVORY HEIGHTS
IVORY HEIGHTS is a 100 yrs lease commencing from 1986 condominium, located at JURONG EAST STREET 13 in District 22 (Jurong) (Outside Central Region), comprising 654 residential units, completed in 1993.
With approximately 59 years remaining on its 99-year lease, CPF usage and maximum loan tenure may be restricted.
Unit Mix Distribution
Transaction data breakdown by bedroom type at IVORY HEIGHTS:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 4 BR | 51 | $1,032 psf | $1,758,266 |
| 5+ BR | 4 | $938 psf | $1,828,250 |
Sales Market Overview
IVORY HEIGHTS has recorded 55 sale transactions with an average transaction price of $1,763,356, ranging from $1,500,000 to $2,000,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 6 | $931 psf | $1,601,333 | — |
| 2022 | 16 | $1,023 psf | $1,726,688 | ↑ 9.8% |
| 2023 | 14 | $1,029 psf | $1,804,198 | ↑ 0.7% |
| 2024 | 12 | $1,057 psf | $1,840,750 | ↑ 2.7% |
| 2025 | 4 | $1,062 psf | $1,797,200 | ↑ 0.5% |
| 2026 | 3 | $1,035 psf | $1,737,667 | ↓ 2.6% |
IVORY HEIGHTS ranks in the top 83% of condos in District 22 by average PSF.
Compared to the OCR average of $1,550 psf, IVORY HEIGHTS trades 33.8% below the segment benchmark.
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Rental Market Overview
IVORY HEIGHTS has recorded 486 rental transactions with monthly rents averaging $4,067/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 486 | $4,067/mo | $1,050/mo | $6,800/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 93 | $2,932/mo |
| 2022 | 98 | $3,364/mo |
| 2023 | 111 | $4,634/mo |
| 2024 | 79 | $4,591/mo |
| 2025 | 84 | $4,746/mo |
| 2026 | 21 | $4,695/mo |
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Investment Analysis
Based on average rents and sale prices, IVORY HEIGHTS delivers an estimated gross rental yield of 2.8%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
Competing Condos in District 22
Side-by-side comparison against the most actively traded condos in District 22 (Jurong):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| J'DEN | 99 yrs lease commencing from 2023 | 368 | $2,475 psf | 356 |
| THE LAKEGARDEN RESIDENCES | 99 yrs lease commencing from 2023 | 306 | $2,159 psf | 301 |
| SORA | 99 years leasehold | 440 | $2,218 psf | 216 |
| J GATEWAY | 99 yrs lease commencing from 2012 | 738 | $1,896 psf | 179 |
| THE LAKESHORE | 99 yrs lease commencing from 2002 | 848 | $1,311 psf | 171 |
Location Map
Map shows IVORY HEIGHTS (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- IVORY HEIGHTS
- Jurong East MRT
- Jurong East MRT
- Chinese Garden MRT
- Yuhua Primary School
- South View Primary School
- Jurongville Secondary School
Nearby MRT Stations
IVORY HEIGHTS is 660m from Jurong East MRT (North-South Line), with 3 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Jurong East | NS1 | North-South Line | 660m |
| Jurong East | EW24 | East-West Line | 660m |
| Chinese Garden | EW25 | East-West Line | 890m |
Nearby Schools
There are 20 schools within 2 km of IVORY HEIGHTS, including 7 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Yuhua Primary School | Primary | 250m |
| South View Primary School | Primary | 300m |
| Jurongville Secondary School | Secondary | 460m |
| CHIJ Our Lady of the Nativity | Primary | 600m |
| Dunearn Secondary School | Secondary | 610m |
| Dazhong Primary School | Primary | 810m |
| Jurong Primary School | Primary | 980m |
| Fuhua Primary School | Primary | 1.0 km |
| Jurong Secondary School | Secondary | 1.0 km |
| Rulang Primary School | Primary | 1.3 km |
| Concord Primary School | Primary | 1.3 km |
| Lianhua Primary School | Primary | 1.4 km |
Ivory Heights is a thoughtful buy for a narrow profile: a Singaporean couple in their early-to-mid 30s with strong CPF balances, an intended holding period of 8–12 years, and a willingness to underwrite the JLD upside thesis while accepting that the lease-decay drag will compress the future buyer pool. For that buyer, the larger floor plates, the precinct re-rating story, and the en-bloc optionality combine into a credible total-return story that newer 99-LH stock in the same district cannot easily replicate.
It is a poor buy for buyers in their late 40s and 50s who will hit the CPF and bank-LTV cliffs head-on, for investors hunting yield in isolation without modelling exit-price compression, and for anyone treating it as a default OCR family upgrade without doing the lease-decay math. The honest framing: Ivory Heights is one of the more interesting risk-reward propositions in D22, but the “interesting” descriptor cuts both ways. Pair this review with a personal-circumstances run on our affordability calculator, the D22 price heatmap, and a hard look at recent transaction prints before committing.
Ivory Heights sits at one of the most consequential crossroads in Singapore’s OCR map: a 654-unit, 100-year leasehold estate in District 22 (Jurong East) that turned 33 this year — meaning the lease clock reads roughly 60 years remaining as of 2026. That number matters more than any single transaction print. CPF’s lease-decay rules begin biting hard once the youngest buyer’s age plus remaining lease drops below 95, and Ivory Heights is now within touching distance of that threshold for buyers in their late 30s and beyond. At the same time, the Jurong Lake District (JLD) masterplan is reshaping the surrounding catchment with the Cross Island Line interchange, an expanded Jurong Lake Gardens, and a second CBD designation that the URA has confirmed will anchor 100,000 jobs by the mid-2030s. The collision of a steepening lease-decay curve and a once-in-a-generation precinct upgrade is what makes Ivory Heights a genuinely difficult call — not a default buy, not a default avoid.
This review treats the estate the way an analyst would treat any large 1990s leasehold sitting on prime transformation land: lease-decay math first, en-bloc optionality second, lifestyle and connectivity third. We’ll walk through what the 60-year mark actually does to your financing options, how the JLD halo has trickled through to nearby resale prints, and where Ivory Heights screens on yield versus comparable OCR large-developments. Readers planning to short-list the estate should pair this piece with our lease-decay calculator, the D22 price heatmap, and a side-by-side run on /compare against newer 99-LH stock in the same postal sector.
The estate’s address — bounded by Jurong East Street 13 and Toh Guan Road — places it in the soft middle of the JLD catchment rather than at its commercial core. Chinese Garden MRT on the East-West Line is the nearest station at roughly a 7-minute walk, while Jurong East interchange (EWL/NSL, and the future Cross Island Line interchange from 2032) sits one stop east, putting JEM, Westgate, IMM, and the Ng Teng Fong General Hospital cluster inside a 10-minute commute door-to-door. For families, Jurong Lake Gardens — Singapore’s third national garden after the Botanic Gardens and Gardens by the Bay — is a 6-minute drive and a credible weekend anchor.
School-wise the estate falls within the 1-km radius of Yuhua Primary and the 1-2 km band of Fuhua Primary and Crest Secondary, which is workable but not exceptional by D22 standards (Rulang Primary remains the prized affiliated option in the wider Jurong belt). The honest summary: Ivory Heights is convenient rather than central, and its connectivity story improves materially only when the CRL interchange opens. Until then it competes head-on with newer 99-LH launches like J’den and Lakegarden Residences which are physically closer to the lake and the future CBD core.
This is the section that should drive the buy-or-skip decision. Ivory Heights is a 100-year leasehold from 1986 — an unusual tenure, longer than the typical 99-LH but materially shorter than freehold — which leaves approximately 60 years remaining as of mid-2026. The relevant cliffs to understand:
- CPF withdrawal: Under CPF rules, full CPF use requires the remaining lease to cover the youngest buyer to age 95. A 35-year-old buyer in 2026 needs 60 years of lease — right at the edge. A 45-year-old needs 50 years — comfortable today but tightening every year. Above 50 the pro-rated CPF formula kicks in and meaningfully reduces deployable cash.
- Bank LTV: Most banks cap LTV at 55% (instead of 75%) once the lease at the end of the loan tenure drops below 35 years. For a 30-year loan that’s the 65-year-lease mark — Ivory Heights is comfortably past it today, but a 2030 buyer taking a 30-year loan would land at 56 years of lease and face the lower LTV.
- HDB grant eligibility: Resale grants are unavailable here (private property), so this cliff doesn’t apply, but it does matter for the buyer pool — downgraders from HDB cannot bring grants across.
What this means practically: a Singaporean couple in their early 30s with strong CPF balances can still transact here cleanly today. A couple in their 40s should run the math carefully — our lease-decay calculator outputs the exact CPF-usable amount and bank-financed shortfall for your age cohort. A buyer in their 50s should treat Ivory Heights as a largely cash purchase. The asymmetry is what compresses the buyer pool over time, and that compression is the single biggest drag on resale upside — independent of any JLD narrative.
The bull case for Ivory Heights rests almost entirely on the Jurong Lake District transformation. URA’s plan is to deliver Singapore’s largest commercial node outside the CBD — a mixed-use district anchored by the future Cross Island Line interchange at Jurong Lake, a tourism cluster around the expanded gardens, and an estimated 20,000 new homes plus 100,000 jobs by the mid-2030s. The first major private launch tied to that narrative, J’den at the former JCube site, transacted in 2023–24 at average prices in the SGD 2,400–2,500 psf band — roughly double the prevailing Ivory Heights resale psf and a useful ceiling marker for the precinct.
For Ivory Heights specifically, the spillover thesis works through three channels: (1) rental demand from the new commercial workforce, which favours the estate’s larger 3- and 4-bedroom layouts that newer 99-LH launches don’t replicate; (2) en-bloc speculation, given the 654-unit count, sub-3-storey plot ratio leftover, and the lease-decay pressure that historically pushes owners toward collective sale; and (3) general district re-rating, where the rising tide lifts even older stock. The bear case is that lease decay outruns the JLD timeline — the CRL interchange opens in 2032, by which point Ivory Heights will be 46 years into its 100-year lease and the CPF/LTV cliffs will have tightened further. Whether the JLD halo offsets the decay curve is the central question, and reasonable people land on different sides of it.
On rental, Ivory Heights screens reasonably well for OCR. The estate’s larger floor plates (the 3-bedroom units commonly run 1,300–1,500 sqft, versus 900–1,100 sqft for comparable new-build 3-bedders) appeal to expatriate families working in Jurong’s industrial and healthcare clusters, including the Ng Teng Fong General Hospital staff catchment and the broader Jurong Innovation District workforce. Recent URA rental prints in the 22-postal sector suggest 3-bedroom contracts in the SGD 4,800–5,500/month range for comparable older stock, which on a SGD 1.4–1.6M entry price translates to a gross yield in the 3.6–4.0% band — a clear premium over the 2.8–3.2% you’d get from a newer 99-LH unit at SGD 2,400 psf.
That yield premium is the structural compensation for taking on lease-decay risk, and for investors with no plans to exit before the lease drops past the 50-year mark it is genuinely attractive. The arithmetic breaks down once you assume any meaningful capital depreciation over the holding period — which is why the lease-decay drag must be modelled against the JLD upside on a total-return basis, not on yield alone. Run the scenarios on our rental yield calculator and stress-test exit assumptions at the 50-year-lease mark.
En-bloc is the wildcard. Ivory Heights ticks several of the structural boxes that historically precede a successful collective sale: a 654-unit count (large enough that developers see scale, but not so large that consent becomes unmanageable), a 1986 vintage (now past the 30-year mark where owners begin weighing exit), and a leasehold that’s heading toward the lease-decay cliff which traditionally accelerates seller motivation. The site also sits within the JLD planning boundary, which means any redevelopment proposal could benefit from the precinct’s upward zoning trajectory.
Against that, several factors temper the speculation: collective sales above the SGD 1B mark have a poor strike rate in the current ABSD regime (developers face the 35% remission clock and 5-year build-out requirement), the 100-year leasehold means a lease top-up from SLA would be required to make the redevelopment financially viable for the developer, and the estate’s sheer size means achieving the 80% consent threshold is a real coordination problem. Our base case is that Ivory Heights becomes a serious en-bloc candidate sometime between 2030 and 2035, but base case is not certainty — do not pay an en-bloc premium today. If it happens, treat it as upside; underwrite the investment on the rental and lease-decay math as if it will not. Run a side-by-side comparison against fresh launches in the same precinct on /compare to see how the underwriting differs.
FAQ
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Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 55 transactions analysed
- Rental data: 486 lease records analysed
- Gross yield = (avg monthly rent × 12) / avg sale price
Median values used to minimise outlier impact. PSF = price per square foot.
View Live Data for IVORY HEIGHTS
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