J@63 is a freehold development along LORONG J TELOK KURAU in District 15 (Katong / Joo Chiat), part of the OCR segment of Singapore's private residential market. The project comprises 14 units and is TOP 2021.
This profile draws on 17 recorded transactions from URA REALIS to frame the project's character: who actually lives here, who buys here, and where the pricing sits relative to immediate alternatives. For the broader district context, see the Singapore price-heatmap map.
At roughly 5 years from TOP, J@63 is in the early-mature phase: facilities are well-broken-in, strata operations are stable, and pricing has been through one or two market cycles — making comparable-sales analysis meaningful.
Within District 15 (Katong / Joo Chiat), the immediate context for J@63 is shaped by the broader URA Master Plan zoning for the area, ongoing or planned infrastructure (MRT extensions, expressway changes, school relocations), and the supply pipeline of nearby launches. See the URA Master Plan 2019 for the precinct-specific land-use overlay before underwriting medium-term capital appreciation.
We track 17 sales and 0 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the J@63 dashboard.
- Average sale price: $1,913,101 across 17 transactions
- District 15 PSF ranking: Above average (top 34%)
- Freehold tenure · OCR · D15 · 14 units
About J@63
J@63 is a freehold condominium, located at LORONG J TELOK KURAU in District 15 (Joo Chiat, Amber Road, Katong) (Outside Central Region), comprising 14 residential units, completed in 2021.
As a freehold property, J@63 does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at J@63:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 3 | $1,722 psf | $1,557,422 |
| 3 BR | 12 | $1,640 psf | $1,902,955 |
| 4 BR | 2 | $1,739 psf | $2,507,500 |
Sales Market Overview
J@63 has recorded 17 sale transactions with an average transaction price of $1,913,101, ranging from $1,523,080 to $2,515,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 11 | $1,592 psf | $1,713,349 | — |
| 2023 | 1 | $1,720 psf | $2,500,000 | ↑ 8.1% |
| 2024 | 2 | $1,877 psf | $2,200,000 | ↑ 9.1% |
| 2025 | 2 | $1,763 psf | $2,437,944 | ↓ 6.1% |
| 2026 | 1 | $1,820 psf | $1,900,000 | ↑ 3.2% |
J@63 ranks in the top 34% of condos in District 15 by average PSF.
Compared to the OCR average of $1,550 psf, J@63 trades 7.5% above the segment benchmark.
Loading chart data...
Competing Condos in District 15
Side-by-side comparison against the most actively traded condos in District 15 (Joo Chiat, Amber Road, Katong):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| GRAND DUNMAN | 99 yrs lease commencing from 2022 | 1008 | $2,537 psf | 909 |
| EMERALD OF KATONG | 99 yrs lease commencing from 2023 | 846 | $2,640 psf | 844 |
| THE CONTINUUM | Freehold | 816 | $2,790 psf | 754 |
| TEMBUSU GRAND | 99 yrs lease commencing from 2022 | 638 | $2,462 psf | 634 |
| AMBER PARK | Freehold | 592 | $2,544 psf | 392 |
Location Map
Map shows J@63 (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- J@63
- Kembangan MRT
- Eunos MRT
- Marine Terrace MRT
- Marine Parade MRT
- Telok Kurau Primary School
- Canossa Catholic Primary School
- Tanjong Katong Girls'
Nearby MRT Stations
J@63 is 870m from Kembangan MRT (East-West Line), with 4 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Kembangan | EW6 | East-West Line | 870m |
| Eunos | EW7 | East-West Line | 930m |
| Marine Terrace | TE27 | Thomson-East Coast Line | 960m |
| Marine Parade | TE26 | Thomson-East Coast Line | 1.3 km |
Nearby Schools
There are 13 schools within 2 km of J@63, including 2 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Telok Kurau Primary School | Primary | 500m |
| Canossa Catholic Primary School | Primary | 900m |
| Tanjong Katong Girls' School | Secondary | 1.1 km |
| Canadian International School (Tanjong Katong) | International | 1.1 km |
| Broadrick Secondary School | Secondary | 1.2 km |
| EtonHouse International School (Broadrick) | International | 1.2 km |
| CHIJ (Katong) Primary | Primary | 1.3 km |
| Tao Nan School | Primary | 1.4 km |
| Chung Cheng High School (Main) | Secondary | 1.5 km |
| Haig Girls' School | Primary | 1.6 km |
| Tanjong Katong Primary School | Primary | 1.6 km |
| East Coast Primary School | Primary | 1.7 km |
Tenure resilience. Freehold tenure removes the lease-decay headwind that affects 99-year leasehold stock from ~year 60 onward. CPF eligibility, loan-tenure caps, and resale buyer pool are all preserved without the time-decay clock. For long holds (15+ years), this matters meaningfully more than headline PSF.
Boutique character. With 14 units, J@63 keeps a low-density character — fewer residents per facility, quieter corridors, more curated common spaces. Suits buyers prioritising unit-interior quality and neighbour proximity over deep facilities breadth.
School-belt proximity. Telok Kurau Primary School sits about 0.50km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Moderate MRT walk. At 0.87km from the nearest station, the project sits just outside the 800m comfort threshold. Rental tenants notice — yield typically trails truly walkable comparables by 30-50bps in similar segments.
Thin transaction history. With only 17 recorded sales, comparable-sales analysis is fragile — a single outlier transaction can skew the apparent price level by 5-10%. Triangulate with nearby district comparables rather than rely on within-project averages alone.
District supply pipeline. Non-prime districts are more sensitive to GLS pipeline additions; check the URA Master Plan 2019 confirmed and provisional land sales schedule for the immediate 5-year window. New launches at 10-20% lower PSF can compress secondary-market resale velocity for 18-24 months around their launch dates.
[
{
"persona": "Young couple, first home",
"fit_color": "green",
"reason": "Long balance lease + likely sub-CCR pricing"
},
{
"persona": "Family with school-age kids",
"fit_color": "green",
"reason": "Nearby schools support MOE registration priority"
},
{
"persona": "CBD commuter",
"fit_color": "amber",
"reason": "Bus or own-vehicle commute likely required"
},
{
"persona": "Rental investor (yield-focused)",
"fit_color": "red",
"reason": "Thin transaction history makes underwriting fragile"
},
{
"persona": "Foreign professional (expat)",
"fit_color": "amber",
"reason": "Verify tenant-pool depth in immediate catchment"
},
{
"persona": "Long-term hold (10+ yr)",
"fit_color": "green",
"reason": "Tenure supports CPF + buyer-pool through hold"
}
]
Composite assessment: J@63 sits in an off-MRT-spine pocket where own-vehicle commuting and a narrower tenant pool define the economics. Suits owner-occupiers who prioritise the specific neighbourhood and lifestyle fit over capital-market efficiency. 17 transactions in URA REALIS provide the data foundation for this view.
Suggested holding period for most buyer profiles: 7-12 years with realistic vacancy and re-let cost assumptions. Cross-reference per-bedroom net yield against district comparables via the compare-tool, model monthly cash-flow with the mortgage calculator, and confirm your effective BSD+ABSD cost using the stamp-duty calculator before finalising. This profile is informational; not a personal investment recommendation.
FAQ
What is the average price for J@63?
What is the rental yield for J@63?
Is J@63 freehold or leasehold?
How far is the nearest MRT from J@63?
What is the tenure of J@63?
How does J@63 compare to other projects in the district?
What stamp duty applies for a foreign buyer of J@63?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 17 transactions 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 J@63
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.