The Centris stands in a category of its own among District 22 condominiums — not because it is the newest or the flashiest, but because it is arguably Singapore's most comprehensively integrated residential development outside the Central Region. Completed in 2009 by developer Guthrie, the 610-unit, 99-year leasehold project sits directly above Jurong Point Shopping Centre and is physically connected via covered linkways to Boon Lay MRT Station on the East–West Line and to Boon Lay Bus Interchange, creating a seamless live-work-commute stack that is genuinely rare in the Outside Central Region. For commuters who value eliminating the walk to public transport entirely — a meaningful quality-of-life upgrade in Singapore's equatorial climate — The Centris delivers a proposition that most newer condos, regardless of price, cannot replicate.
With roughly 79 years of lease remaining as of 2026, prices averaging around S$1,587 psf over the past year, and the broader Jurong Lake District transformation steadily gaining momentum, The Centris occupies an interesting position: a mature, slightly aged asset in one of Singapore's most watched growth corridors. This review examines whether that combination translates into genuine value for buyers and tenants in 2026.
Snapshot as of 2026-05 — figures above reflect publicly available URA/HDB data at the time of this editorial review (as of 2026-05).
Jurong West Central 3 — the postal address of The Centris — sits at the commercial and transport heart of District 22. Boon Lay MRT (EWL, NS interchange at Jurong East) places residents four stops from Jurong East interchange, seven stops from one-north, and roughly 35 minutes from Raffles Place, making the commute genuinely viable for CBD workers who are willing to trade centrality for significantly lower entry prices. The coming Jurong Region Line (JRL), construction of which is progressing through the broader Jurong area, is expected to further densify the transport network in the west, and its completion phases will connect residents to Nanyang Technological University, Choa Chu Kang, and Tengah — expanding rental catchment and long-term demand drivers.
The macro backdrop for Jurong is the most bullish it has been in a decade. The Jurong Lake District masterplan targets 100,000 new jobs and 20,000 new homes by the 2040s, positioning the area as Singapore's second CBD. While The Centris sits west of the JLD core (centred around the Jurong Lake area proper), it benefits from the halo effect: an expanding pool of white-collar employment in the west reduces the premium residents historically paid to live near the city, and steady infrastructure investment reinforces Jurong West as a long-term residential anchor. For context on how District 22 stacks up, see the District 22 profile.
The project's 610 units across 12 residential towers produce a complex with genuine scale — large enough to support a full suite of facilities (50-metre lap pool, themed pools, tennis and badminton courts, putting green, amphitheatre, and a gymnasium), yet compact enough that common areas do not feel anonymous. The integration with Jurong Point below — one of Singapore's larger suburban malls, housing a GV cineplex, 24-hour NTUC FairPrice, restaurants, banks, clinics, and retail — means residents can handle most daily errands without stepping outside the development. That is a tangible lifestyle dividend, particularly for families and working couples whose weekday hours are limited.
We track 113 sales and 697 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the THE CENTRIS dashboard.
- Average sale price: $1,641,647 across 113 transactions
- Estimated gross rental yield: 3.5%
- District 22 PSF ranking: Above average (top 28%)
- 99 yrs lease commencing from 2006 · OCR · D22 · 610 units
About THE CENTRIS
THE CENTRIS is a 99 yrs lease commencing from 2006 condominium, located at JURONG WEST CENTRAL 3 in District 22 (Jurong) (Outside Central Region), developed by PRIME POINT REALTY (GUTHRIE GROUP), comprising 610 residential units, completed in 2009.
With approximately 79 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 THE CENTRIS:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 18 | $1,366 psf | $1,265,216 |
| 3 BR | 69 | $1,435 psf | $1,648,268 |
| 4 BR | 22 | $1,156 psf | $1,849,854 |
| 5+ BR | 4 | $985 psf | $2,076,250 |
Sales Market Overview
THE CENTRIS has recorded 113 sale transactions with an average transaction price of $1,641,647, ranging from $1,100,000 to $2,480,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 21 | $1,142 psf | $1,362,419 | — |
| 2022 | 30 | $1,195 psf | $1,463,826 | ↑ 4.7% |
| 2023 | 18 | $1,366 psf | $1,643,704 | ↑ 14.3% |
| 2024 | 13 | $1,516 psf | $1,889,921 | ↑ 11.0% |
| 2025 | 23 | $1,547 psf | $1,856,002 | ↑ 2.1% |
| 2026 | 8 | $1,656 psf | $2,017,111 | ↑ 7.0% |
THE CENTRIS ranks in the top 28% of condos in District 22 by average PSF.
Compared to the OCR average of $1,550 psf, THE CENTRIS trades 12.6% below the segment benchmark.
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Rental Market Overview
THE CENTRIS has recorded 697 rental transactions with monthly rents averaging $4,792/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 2 BR | 324 | $4,236/mo | $2,750/mo | $7,200/mo |
| 3 BR | 339 | $5,201/mo | $3,000/mo | $8,000/mo |
| 4 BR | 34 | $6,020/mo | $4,500/mo | $7,800/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 151 | $3,750/mo |
| 2022 | 139 | $4,354/mo |
| 2023 | 124 | $5,189/mo |
| 2024 | 117 | $5,312/mo |
| 2025 | 141 | $5,441/mo |
| 2026 | 25 | $5,466/mo |
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Investment Analysis
Based on average rents and sale prices, THE CENTRIS delivers an estimated gross rental yield of 3.5%. This is above the Singapore-wide benchmark of approximately 3%.
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 THE CENTRIS (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- THE CENTRIS
- Boon Lay MRT
- Pioneer MRT
- Boon Lay Secondary School
- Boon Lay Garden Primary School
- Shuqun Primary School
Nearby MRT Stations
THE CENTRIS is 150m from Boon Lay MRT (East-West Line), with 2 stations within 1.5 km.
Nearby Schools
There are 15 schools within 2 km of THE CENTRIS, including 8 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Boon Lay Secondary School | Secondary | 500m |
| Boon Lay Garden Primary School | Primary | 650m |
| Shuqun Primary School | Primary | 650m |
| Assumption English School | Secondary | 710m |
| Frontier Primary School | Primary | 760m |
| Jurong West Primary School | Primary | 780m |
| Jurong West Secondary School | Secondary | 810m |
| Pioneer Secondary School | Secondary | 980m |
| Pioneer Primary School | Primary | 1.0 km |
| Jurong Pioneer Junior College | Jc | 1.1 km |
| West Grove Primary School | Primary | 1.5 km |
| Palm View Primary School | Primary | 1.7 km |
Integrated transit is the headline strength. At The Centris, the MRT is not nearby — it is effectively inside the development. Covered walkways link the residential lobbies through Jurong Point directly into Boon Lay MRT Station and the adjacent bus interchange, eliminating outdoor exposure entirely. In practical terms, a resident can move from their front door to an air-conditioned train carriage in under five minutes regardless of weather. This is a quality-of-life factor that is extremely difficult to price into a standard psf comparison but is consistently cited by residents as the defining reason they chose — and continue to choose — The Centris. For affordability modelling, factor in the transport cost savings: a household avoiding a second car can offset S$1,500–2,000 per month in vehicle expenses, meaningfully improving effective yield on the property.
Price point and yield are compelling in the OCR context. At roughly S$1,587 psf over the past year, The Centris sits at a noticeable discount to newer OCR launches while offering genuine transit integration that newer projects lack. Rental rates range from approximately S$4,500 to S$6,900 per month, implying indicative gross yields in the 3.5–4.5% range for typical units, which compares favourably with many newer OCR condos where yield compression has been more pronounced. Investors using a return-on-investment calculator will find the numbers work reasonably at current entry prices, particularly for 2- and 3-bedroom units that attract the professional-tenant segment employed across the Jurong industrial and business park clusters.
The surrounding amenity ecosystem is mature and deep. Beyond the mall, residents are a short walk from Jurong Point 2 (the newer wing), and the Boon Lay food centre is just minutes away. NTU and Nanyang Polytechnic are accessible by bus, generating steady demand from lecturers, adjunct staff, and postgraduate students who prefer condominiums over HDB. Pioneer Junior College and multiple primary schools sit within a 2 km radius. For families, the school-proximity factor is a concrete practical benefit; the stamp duty calculator can help buyers model the full acquisition cost when planning a family purchase.
Lease decay is the most significant structural risk. With approximately 79 years remaining as of 2026, The Centris has crossed the threshold below which some banks apply tighter loan-to-value constraints and CPF usage restrictions begin to phase in. Buyers should model their financing carefully — particularly those relying heavily on CPF — and run a lease decay analysis to understand how the declining lease affects theoretical resale proceeds over a 10–20 year hold. The general rule is that leasehold assets below 70 years face accelerating price-to-lease discounting, though the timeline varies by market conditions. At 79 years the impact is still manageable for most buyers, but it is a factor that will grow with each passing year and should be explicitly stress-tested in any investment case.
Age and maintenance are visible. The development was completed in 2009, making it approximately 17 years old in 2026. Resident reviews across multiple platforms note that the gymnasium is dated, and units that have not been recently renovated show signs of age. This is not unusual for a development of this vintage, but buyers should budget for renovation costs — typically S$50,000–100,000 for a thorough update of a mid-size unit — and should inspect the state of common areas and lifts carefully before committing. The integrated nature of the development also means The Centris shares facility management complexity with the commercial components below, which can occasionally create noise or coordination friction.
Competition from newer launches nearby is intensifying. The Jurong West / Boon Lay sub-market is seeing increased supply as JLD-adjacent new launches come to market, some offering fresher leases, updated specifications, and modern smart-home features. While these newer projects typically price at a premium, they may capture a segment of upgrader demand and could put modest pressure on The Centris's resale and rental premiums over the medium term. Buyers should compare directly against current new launches in D22 before finalising a decision.
[
{
"persona": "Transit-dependent CBD commuter",
"fit_color": "green",
"reason": "Direct lift-to-MRT access on the East–West Line makes a 35-minute CBD commute entirely car-free. Strong value proposition for professionals who want OCR pricing without sacrificing commute quality."
},
{
"persona": "Rental income investor",
"fit_color": "green",
"reason": "Gross yields of approximately 3.5–4.5% are competitive in the OCR. Strong tenant demand from Jurong industrial/business park employees, NTU and NP staff, and west-side expatriate families keeps vacancy low."
},
{
"persona": "Families with school-going children",
"fit_color": "green",
"reason": "Multiple primary schools within 2 km, Pioneer JC nearby, and the entire Jurong Point mall ecosystem directly underfoot. The car-free access to bus interchange broadens school and activity options without car dependency."
},
{
"persona": "Older or mobility-limited residents",
"fit_color": "green",
"reason": "Fully covered, step-free connections from lift lobbies to MRT, bus, supermarket, clinics, and food options make daily living easy without a car. One of the most age-friendly configurations in OCR Singapore."
},
{
"persona": "CPF-reliant first-time buyer with a tight timeline",
"fit_color": "yellow",
"reason": "At 79 years remaining, CPF usage restrictions are not yet severe but will tighten over a typical 25–30 year mortgage hold. Buyers should model CPF drawdown limits carefully and consider whether a fresher lease better matches their financial profile."
},
{
"persona": "Spec investor targeting short-hold capital appreciation",
"fit_color": "yellow",
"reason": "Lease decay creates a structural ceiling on price growth over the medium term. While the JLD tailwind is real, nearer-to-core or fresher-lease assets in the same corridor may see stronger absolute capital gains over a 5-year horizon."
}
]
The Centris is a genuinely distinctive asset whose core value proposition — seamless, all-weather, lift-to-MRT integration in a mature, amenity-rich location — holds up well in 2026. For buyers who commute by public transport, rent to transit-dependent tenants, or simply want the most frictionless day-to-day urban experience available in Jurong West, the development's convenience advantage is difficult to replicate at any nearby price point.
The trade-offs are real: a lease that is beginning to enter the zone of noticeable decay, an interior fit-out that reflects its 2009 vintage, and the near-certainty that newer JLD-area launches will continue to raise the specification bar. None of these disqualify The Centris, but they should be priced in. Buyers targeting long holds of 20 years or more should run a detailed lease decay and total-cost-of-ownership model before committing. For a 10-year hold with a clear exit strategy oriented around the professional rental market, the numbers are more straightforward and the yield-to-price dynamic is arguably better than at many newer alternatives.
Overall verdict: a solid buy for the right buyer profile — particularly transit-oriented owner-occupiers and yield-focused investors — at current pricing around S$1,587 psf. Approach with eyes open on lease decay and renovation budget, but do not let either factor obscure the genuine, durable advantage that direct MRT integration provides.
FAQ
What is the average price for THE CENTRIS?
What is the rental yield for THE CENTRIS?
Is THE CENTRIS freehold or leasehold?
Is The Centris really directly connected to Boon Lay MRT Station?
Yes. The development is physically integrated with Jurong Point Shopping Centre, which connects via covered air-conditioned walkways directly into Boon Lay MRT Station (East–West Line) and Boon Lay Bus Interchange. Residents can travel from their apartment lift to the MRT platform without stepping outdoors — an unusually rare feature for an OCR condominium.
How does the remaining lease affect financing and CPF usage?
With approximately 79 years remaining as of 2026, most buyers can still access full CPF usage and standard bank loan-to-value ratios, though this will tighten incrementally as the lease shortens. The general CPF rule is that CPF usage is capped once lease-remaining-at-point-of-sale falls below 20 years, but banks may apply internal haircuts before that threshold. Buyers are strongly advised to use the lease decay calculator and consult a licensed mortgage adviser before committing.
Will the Jurong Lake District transformation benefit The Centris?
Indirectly, yes. The JLD masterplan — targeting Singapore's second CBD with 100,000 new jobs and 20,000 new homes by the 2040s — is expected to increase white-collar employment density across the entire western corridor. The Centris benefits from the halo effect: more west-side jobs reduces the premium of living centrally, expands the tenant pool, and supports long-term demand. The Centris is west of the JLD core, so it will not capture the full JLD land-value uplift of projects immediately fronting Jurong Lake, but the transport connectivity via EWL and the coming JRL nodes is a durable advantage.
How do I compare The Centris against other D22 condos?
The most effective approach is a side-by-side comparison using recent URA transaction data — looking at psf, unit size, lease vintage, and proximity to MRT together. Use the property comparison tool to evaluate The Centris alongside nearby condos such as The Lakefront Residences or Parc Oasis. Pay attention to remaining lease length and whether the competing project offers comparable transit access — very few in D22 match The Centris's direct MRT integration.
What are the main costs to budget for when buying at The Centris?
Beyond the purchase price, buyers should budget for Buyer's Stamp Duty (use the stamp duty calculator), any Additional BSD if applicable, legal fees of approximately S$2,500–4,000, and a realistic renovation allowance of S$50,000–100,000 for units that have not been recently updated. The building is 17 years old in 2026, and while the structure is sound, interior finishes in unsold or unrenovated units will reflect their age. Ongoing maintenance fees (approximately S$350–500/month for mid-size units) should also be factored into your cash-flow model.
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 113 transactions analysed
- Rental data: 697 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 THE CENTRIS
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.