J'Den stands at the precise intersection of nostalgia and ambition. Rising 40 storeys above the site of JCube — the beloved Jurong East mall best remembered for Singapore's only Olympic-sized ice rink — this mixed-use development by CapitaLand Development is not merely a replacement for what came before. It is a statement about where Singapore's west is headed. Launched in November 2023 and recording a remarkable 88% take-up on launch day at an average of S$2,451 per square foot, J'Den's reception confirmed what property watchers had long suspected: buyers and investors recognise Jurong East not as a suburban afterthought, but as the nucleus of Singapore's most consequential urban transformation outside the Central Business District. With 368 residential units spread across 40 storeys, two levels of retail podium, and a direct underground connection to Jurong East MRT Interchange — one of only two stations in Singapore served by both the North-South Line and East-West Line, and soon to become a future interchange for the Jurong Region Line — J'Den occupies a position of extraordinary structural advantage in the city-state's long-term growth narrative.
Snapshot as of 2026-05 — figures above reflect publicly available URA/HDB data at the time of this editorial review (as of 2026-05).
The story of J'Den cannot be told without first understanding Jurong Lake District (JLD), Singapore's most ambitious planning undertaking in decades. Spanning 410 hectares across Jurong East and Boon Lay, JLD is designated by the Urban Redevelopment Authority as Singapore's largest business district outside the Central Region — a deliberate policy initiative to decentralise commercial gravity westward and reduce commuting pressure on the city centre. The URA's master planning for JLD envisions a self-sustaining precinct of offices, residences, hotels, retail, parks, and cultural institutions, all stitched together by a world-class public transport network. In practical terms, this means J'Den sits at the epicentre of a district projected to accommodate approximately 100,000 new jobs and 20,000 new homes over the coming decades.
The MRT infrastructure underpinning this vision is formidable. Jurong East station is already one of Singapore's busiest interchanges, serving the North-South Line (NSL) and East-West Line (EWL) — the two oldest and most heavily patronised rail corridors in the network. The station handles an estimated 130,000 daily boardings, connecting westside residents to Raffles Place, Orchard, and Changi Airport with single-interchange or direct journeys. The Jurong Region Line (JRL), currently under construction and opening in phases from 2027, adds a third rail corridor at the station, dramatically expanding catchment connectivity to Boon Lay, Choa Chu Kang, and the Jurong Industrial Estate. Longer-term planning studies point to potential Cross-Island Line integration in the western network, underscoring the precinct's role as a multi-generational transit anchor. Residents of J'Den can today step from their lobby directly beneath to Jurong East Interchange and reach the Orchard Road belt in under 30 minutes — a commute advantage that rivals many Core Central Region addresses at a fraction of the price premium.
The physical precinct around J'Den is equally compelling. The J-Walk elevated covered pedestrian network already links J'Den to Jem, Westgate, and IMM — three major malls representing collectively over 2 million square feet of retail and F&B. The Jurong East Integrated Transport Hub, a government amenity project housing a bus interchange, public library, community club, and sports centre, is under development within walking distance. These are not speculative amenities: they are planned public infrastructure backed by committed government capital expenditure, the sort of neighbourhood investment that has historically catalysed sustained residential price appreciation in comparable precincts such as Punggol and one-north.
We track 356 sales and 0 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the J'DEN dashboard.
- Average sale price: $2,251,399 across 356 transactions
- District 22 PSF ranking: Premium tier (top 3%)
- 99 yrs lease commencing from 2023 · OCR · D22 · 368 units
About J'DEN
J'DEN is a 99 yrs lease commencing from 2023 condominium, located at JURONG EAST CENTRAL 1 in District 22 (Jurong) (Outside Central Region), developed by Tanglin R.E. Holdings Pte Ltd, comprising 368 residential units, completed in 2023.
With approximately 96 years remaining on its 99-year lease, the property qualifies for full bank financing and CPF usage.
Unit Mix Distribution
Transaction data breakdown by bedroom type at J'DEN:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 73 | $2,514 psf | $1,446,014 |
| 2 BR | 148 | $2,539 psf | $1,970,946 |
| 3 BR | 107 | $2,381 psf | $2,848,514 |
| 4 BR | 28 | $2,391 psf | $3,551,714 |
Sales Market Overview
J'DEN has recorded 356 sale transactions with an average transaction price of $2,251,399, ranging from $1,206,000 to $3,920,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2023 | 327 | $2,474 psf | $2,167,685 | — |
| 2024 | 14 | $2,571 psf | $2,952,786 | ↑ 3.9% |
| 2025 | 14 | $2,393 psf | $3,404,429 | ↓ 6.9% |
| 2026 | 1 | $2,467 psf | $3,663,999 | ↑ 3.1% |
J'DEN ranks in the top 3% of condos in District 22 by average PSF.
Compared to the OCR average of $1,550 psf, J'DEN trades 59.7% above the segment benchmark.
Loading chart data...
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 |
|---|---|---|---|---|
| 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 |
| LAKEVILLE | 99 yrs lease commencing from 2013 | 696 | $1,633 psf | 169 |
Location Map
Map shows J'DEN (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- J'
- Jurong East MRT
- Jurong East MRT
- Chinese Garden MRT
- South View Primary School
- Yuhua Primary School
- Dazhong Primary School
Nearby MRT Stations
J'DEN is 230m from Jurong East MRT (North-South Line), with 3 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Jurong East | NS1 | North-South Line | 230m |
| Jurong East | EW24 | East-West Line | 230m |
| Chinese Garden | EW25 | East-West Line | 1.3 km |
Nearby Schools
There are 17 schools within 2 km of J'DEN, including 6 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| South View Primary School | Primary | 410m |
| Yuhua Primary School | Primary | 680m |
| Dazhong Primary School | Primary | 740m |
| Jurongville Secondary School | Secondary | 870m |
| CHIJ Our Lady of the Nativity | Primary | 920m |
| Dunearn Secondary School | Secondary | 950m |
| Fuhua Primary School | Primary | 1.3 km |
| Jurong Primary School | Primary | 1.4 km |
| Jurong Secondary School | Secondary | 1.4 km |
| Lianhua Primary School | Primary | 1.7 km |
| Rulang Primary School | Primary | 1.7 km |
| Concord Primary School | Primary | 1.7 km |
J'Den's investment thesis rests on several compounding strengths, each meaningful on its own and collectively unusually powerful for an Outside Central Region (OCR) address.
Direct MRT interchange access. The development sits directly above Jurong East MRT Interchange, connected via an underground link that keeps residents dry and shielded from heat regardless of weather. In Singapore's climate, this is not a minor amenity — it translates into genuine daily quality-of-life benefit that buyers will pay a premium to retain. The interchange's multi-line status means residents have redundant routing options to virtually every part of the island, and the imminent JRL overlay will further compress effective travel times to the Jurong industrial cluster, Nanyang Technological University, and the evolving western residential belts.
JLD demand multiplier. Unlike a standard residential development whose price prospects depend largely on general market sentiment, J'Den benefits from a named, master-planned demand catalyst. The URA white site in Town Hall Link — capable of yielding at least 40,000 sqm of Grade A office space plus approximately 1,200 residential units and substantial retail and hotel uses — is expected to draw major corporate tenants and their associated workforce. When offices fill in JLD, professionals working there will compete for the limited stock of quality residential addresses within walking or one-stop commuting distance. J'Den, with its scarcity of just 368 units, is structurally well-placed to absorb that demand.
Site scarcity and mixed-use premium. The former JCube site is unlikely to be replicated: integrated mixed-use developments directly above MRT interchanges are exceptionally rare in Singapore's land-constrained market. The two-storey retail podium generates commercial activity at street level, supporting activated frontages that enhance liveability and sustain footfall, while the residential tower above benefits from the noise insulation and view corridors that height affords. At approximately 368 units, the development's small scale means that future secondary market supply will remain tight — an important consideration for investors seeking rental and resale liquidity without being diluted by a sea of identical units.
Established launch velocity as price signal. The 88% launch-day take-up rate at an average S$2,451 psf, with subsequent transacted prices ranging between S$2,269 and S$2,566 psf, represents a clean price-discovery event. This was not a result of artificially suppressed launch pricing or a slow-moving market: buyers competed in full knowledge of the site's leasehold structure and OCR designation, pricing in the JLD premium explicitly. For subsequent buyers, the transaction history provides a reliable floor and establishes a credible capital gain narrative as JLD milestones are delivered.
Heritage resonance. The JCube ice rink — home of The Rink, Singapore's only Olympic-sized ice facility from 2012 to 2023 — was a genuine cultural landmark for generations of Jurong residents. The emotional connection that western Singapore residents have to this address creates a sense of community identity that purely commercial locations rarely generate. J'Den has leaned into this narrative, and the intangible dividend of owning in a building with civic memory should not be dismissed by analytically-minded investors.
Leasehold tenure decay. J'Den is held on a 99-year lease commencing 2023, meaning the lease expires in 2122. While this is standard for Singapore new launches, buyers with a multi-generational holding horizon should model the lease decay effect carefully. Beyond the 70-year mark, resale values and financing options begin to narrow materially — a concern that is more relevant for buyers treating J'Den as a legacy asset than for those targeting a 10-to-15-year investment window. Use the lease decay calculator to model how remaining tenure affects future valuation at different holding periods.
JLD execution timeline risk. The JLD transformation is a multi-decade project subject to government policy continuity, global economic cycles, and corporate leasing appetite. The first major tender for the JLD master developer site was not awarded in September 2024 after the sole bid of approximately S$2.5 billion was deemed insufficient, and the URA subsequently revised planning parameters before relaunching the white site on the 2026 government land sales reserve list. This is a reminder that mega-district timelines can slip and that some of the price premium embedded in J'Den's psf reflects anticipated rather than realised supply. Buyers should hold adequate financial buffer and not underwrite their affordability calculation on speculative near-term rental uplift.
OCR price ceiling and competing new supply. Despite its structural advantages, J'Den remains an OCR development. The District 22 OCR price ceiling has historically constrained resale psf relative to RCR and CCR addresses, and future government land sales within the broader Jurong East precinct could introduce competing new supply that tempers appreciation. Investors targeting aggressive near-term capital gain should note that significant price outperformance relative to the OCR index would require sustained and accelerated JLD delivery.
Retail podium risk. Mixed-use developments derive part of their value from activated retail bases, but Singapore's retail sector has faced structural headwinds from e-commerce adoption. If the J'Den retail podium experiences prolonged vacancies, the building's street-level vibrancy — an important element of the liveability narrative — could be diminished. CapitaLand's track record as a major retail REIT manager provides some comfort that curation will be professionally managed, but this risk remains non-zero.
Construction completion and snagging. With a projected TOP in 2027, buyers purchasing sub-sale or in the primary market prior to completion carry the standard development risk of construction delays and initial snagging quality. While CapitaLand Development's brand track record is broadly positive, buyers should factor in a 12-to-24-month vacancy period before occupancy or first rental income can be realised.
[
{
"persona": "JLD-thesis investor",
"fit_color": "green",
"reason": "J'Den's direct MRT interchange access and named position within Singapore's flagship second-CBD project make it a structurally sound medium-to-long-term capital appreciation play. The 88% launch take-up at S$2,451 psf provides a credible price floor; JLD office delivery and JRL opening are sequenced catalysts. Ideal for investors with a 10-to-15-year horizon who are comfortable with OCR leasehold and want exposure to a government-backed demand multiplier at a price point meaningfully below CCR comparables."
},
{
"persona": "Western Singapore owner-occupier upgrader",
"fit_color": "green",
"reason": "Professionals working in the Jurong industrial corridor, NTU, or the expanding JLD office cluster gain exceptional commute efficiency from the direct interchange link. The J-Walk connection to Jem, Westgate, and IMM satisfies daily retail, dining, and grocery needs without a car. Families with children benefit from the proximity of Jurong East schools and the upcoming integrated community hub. This is a genuine lifestyle upgrade for households currently renting or in older resale stock in the west."
},
{
"persona": "Rental yield investor targeting expat and professional tenants",
"fit_color": "green",
"reason": "As JLD office completions attract multinational tenants and professional workers, demand for nearby rental accommodation with premium transit access will intensify. J'Den's compact 368-unit scale limits future rental supply dilution. Gross yields at current price levels are likely to range in the low-to-mid 3% band — competitive for a new launch OCR mixed-use asset. Use the <a href=\"/calculator/roi\">ROI calculator</a> and <a href=\"/calculator/cash-flow\">cash flow calculator</a> to stress-test yield assumptions against financing costs."
},
{
"persona": "First-time buyer seeking MRT proximity at OCR prices",
"fit_color": "yellow",
"reason": "Entry prices from S$1.4 million are attainable for dual-income households, and the MRT convenience is genuine rather than marketing copy. However, buyers should model total acquisition cost including ABSD, legal fees, and furnishing against their TDSR ceiling. Run the <a href=\"/calculator/total-cost\">total cost calculator</a> and <a href=\"/calculator/tdsr\">TDSR calculator</a> to confirm affordability. The leasehold structure and a 2027 TOP mean this is more suited to buyers with stable near-term housing arrangements who can wait for completion."
},
{
"persona": "Decoupling or second-property investor",
"fit_color": "yellow",
"reason": "J'Den's price quantum and OCR location make it a feasible second-property candidate for households that have decoupled ownership of their first private property. ABSD at 20% for second residential properties is a significant friction cost that requires careful modelling of the JLD capital gain timeline to break even. Use the <a href=\"/calculator/decoupling\">decoupling calculator</a> and <a href=\"/calculator/stamp-duty\">stamp duty calculator</a> to assess net-of-ABSD returns before committing."
},
{
"persona": "Speculative short-term flipper",
"fit_color": "red",
"reason": "J'Den's strong launch take-up has compressed the margin available for near-term resale profit, particularly with Seller's Stamp Duty applicable for sub-three-year holdings and OCR price ceilings constraining rapid psf escalation. The JLD delivery timeline is multi-decade. Buyers seeking a quick 12-to-24-month flip should look elsewhere — this project rewards patience, not short-cycle speculation."
}
]
J'Den is one of the most structurally compelling OCR launches in Singapore's recent new-launch history. It sits at the literal centre of a government-designated second CBD, directly above a tri-line MRT interchange on the path to becoming Singapore's most connected western transit node, on a site that carries genuine civic memory from its JCube predecessor. CapitaLand Development has delivered a product that is simultaneously a lifestyle address — connected by J-Walk to three major malls and soon to a new integrated community hub — and a long-duration investment in Singapore's western urban transformation. The 88% launch-day absorption was not irrational exuberance: it reflected a clear-eyed recognition that this combination of site, connectivity, and government-backed demand catalyst at an OCR price point is exceedingly rare.
The caveats are real but manageable. JLD's timeline is generational, not a five-year flip opportunity. The September 2024 lapsed tender for the master developer site was a reminder that mega-district execution can stall, and buyers must be comfortable holding through cycles. Leasehold tenure decay is a long-run consideration, and the retail podium introduces an operational variable that pure residential buyers avoid. These are characteristics to model carefully, not reasons to dismiss the fundamental thesis.
For the right buyer — a patient investor with a 10-to-15-year horizon, a western Singapore upgrader seeking genuine commute efficiency, or a rental-yield investor betting on JLD office absorption — J'Den represents a rare alignment of location, connectivity, scarcity, and government policy support. In a market where such convergences are typically priced into CCR addresses well beyond OCR reach, J'Den's District 22 postcode is one of the more credible value propositions available in the current cycle. Compare it against nearby District 22 properties or run a side-by-side analysis on the comparison hub before deciding.
FAQ
What is the average price for J'DEN?
What is the rental yield for J'DEN?
Is J'DEN freehold or leasehold?
How many MRT lines serve Jurong East station, and when will the Jurong Region Line open?
Jurong East MRT station currently serves two lines: the North-South Line (NSL) and the East-West Line (EWL), making it one of only two dual-line interchange stations in Singapore's MRT network. The Jurong Region Line (JRL), a 24-km line with 24 stations covering the Jurong West, Choa Chu Kang, and Jurong East precincts, is under construction and scheduled to open in phases from 2027, adding a third rail corridor at the interchange. When operational, the JRL will connect Jurong East to Boon Lay, the Jurong Industrial Estate, and eventually link to Choa Chu Kang on the North-South Line. Longer-range plans include a West Coast Extension that could connect the broader western network to the Cross Island Line in the late 2030s.
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 356 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'DEN
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.