WESTMERE is a 69-year balance leasehold development along JURONG EAST STREET 13 in District 22 (Jurong / Boon Lay), part of the OCR segment of Singapore's private residential market. The project comprises 280 units and is TOP 1999.
This profile draws on 41 recorded transactions from URA 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.
The project is in its mature or late-resale phase, where lease tenure (for leasehold stock), redevelopment optionality, and en-bloc potential all start to weigh more on the investment thesis than current rental yield.
Within District 22 (Jurong / Boon Lay), the immediate context for WESTMERE 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 41 sales and 188 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the WESTMERE dashboard.
- Average sale price: $1,257,572 across 41 transactions
- Estimated gross rental yield: 3.7%
- District 22 PSF ranking: Value tier (top 76%)
- 99 yrs lease commencing from 1996 · OCR · D22 · 280 units
About WESTMERE
WESTMERE is a 99 yrs lease commencing from 1996 condominium, located at JURONG EAST STREET 13 in District 22 (Jurong) (Outside Central Region), developed by MERE TWR (20STRY EACH)/PIDEMCO LAND PTE LTD, comprising 280 residential units, completed in 1999.
With approximately 69 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 WESTMERE:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 40 | $1,031 psf | $1,252,012 |
| 4 BR | 1 | $1,034 psf | $1,479,999 |
Sales Market Overview
WESTMERE has recorded 41 sale transactions with an average transaction price of $1,257,572, ranging from $910,000 to $1,560,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 7 | $869 psf | $1,043,714 | — |
| 2022 | 8 | $903 psf | $1,102,500 | ↑ 3.9% |
| 2023 | 3 | $1,032 psf | $1,223,333 | ↑ 14.3% |
| 2024 | 10 | $1,065 psf | $1,361,989 | ↑ 3.2% |
| 2025 | 10 | $1,176 psf | $1,392,569 | ↑ 10.4% |
| 2026 | 3 | $1,161 psf | $1,406,296 | ↓ 1.2% |
WESTMERE ranks in the top 76% of condos in District 22 by average PSF.
Compared to the OCR average of $1,550 psf, WESTMERE trades 33.5% below the segment benchmark.
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Rental Market Overview
WESTMERE has recorded 188 rental transactions with monthly rents averaging $3,914/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 3 BR | 188 | $3,914/mo | $1,600/mo | $5,486/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 40 | $3,013/mo |
| 2022 | 34 | $3,490/mo |
| 2023 | 39 | $4,342/mo |
| 2024 | 31 | $4,297/mo |
| 2025 | 32 | $4,356/mo |
| 2026 | 12 | $4,560/mo |
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Investment Analysis
Based on average rents and sale prices, WESTMERE delivers an estimated gross rental yield of 3.7%. 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 | 302 |
| SORA | 99 years leasehold | 440 | $2,223 psf | 223 |
| J GATEWAY | 99 yrs lease commencing from 2012 | 738 | $1,900 psf | 183 |
| THE LAKESHORE | 99 yrs lease commencing from 2002 | 848 | $1,311 psf | 172 |
Location Map
Map shows WESTMERE (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- WESTMERE
- Chinese Garden MRT
- Jurong East MRT
- Jurong East MRT
- Yuhua Primary School
- Jurongville Secondary School
- South View Primary School
Nearby MRT Stations
WESTMERE is 690m from Chinese Garden MRT (East-West Line), with 3 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Chinese Garden | EW25 | East-West Line | 690m |
| Jurong East | NS1 | North-South Line | 800m |
| Jurong East | EW24 | East-West Line | 800m |
Nearby Schools
There are 20 schools within 2 km of WESTMERE, including 9 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Yuhua Primary School | Primary | 230m |
| Jurongville Secondary School | Secondary | 260m |
| South View Primary School | Primary | 310m |
| CHIJ Our Lady of the Nativity | Primary | 390m |
| Dunearn Secondary School | Secondary | 400m |
| Dazhong Primary School | Primary | 770m |
| Fuhua Primary School | Primary | 830m |
| Jurong Primary School | Primary | 850m |
| Jurong Secondary School | Secondary | 970m |
| Rulang Primary School | Primary | 1.1 km |
| Lianhua Primary School | Primary | 1.2 km |
| Institute of Technical Education (College West) | Tertiary | 1.2 km |
Walking-distance MRT. Chinese Garden is about 0.69km — within the conventional 10-minute walk threshold most tenants accept. The project benefits from the public-transport premium without the price compression that <500m flagship stations command.
Solid facilities scale. 280 units is large enough to support pool, gym, function rooms, and BBQ pavilions without the booking-pressure issues that smaller boutique developments face. Per-unit maintenance is in a manageable band.
School-belt proximity. Yuhua Primary School sits about 0.23km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Lease tenor below 75 years. With roughly 69 years remaining, CPF usage starts to be capped (the 95-year rule reduces utilisation as lease decays), and bank loan tenor compresses correspondingly. The resale buyer pool narrows toward older buyers with shorter horizons.
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.
- ⚠️ Young couple, first home: Lease horizon constrains long-hold optionality
- ✅ Family with school-age kids: Nearby schools support MOE registration priority
- ✅ CBD commuter: Walking-distance MRT supports daily commute
- ❌ Rental investor (yield-focused): Thin transaction history makes underwriting fragile
- ✅ Foreign professional (expat): MRT plus mid-size facility suite typically meets expat-tenant criteria
- ⚠️ Long-term hold (10+ yr): Plan exit timing around lease-decay thresholds
Composite assessment: WESTMERE benefits from MRT proximity but the lease horizon or district position requires careful exit-timing planning. Active management of the hold matters more than passive accumulation. 41 transactions in URA provide the data foundation for this view.
Suggested holding period for most buyer profiles: 5-8 years with monitored exit windows. 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 WESTMERE?
What is the rental yield for WESTMERE?
Is WESTMERE freehold or leasehold?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA.
- Sales data: 41 transactions analysed
- Rental data: 188 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 WESTMERE
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.
Best suited for
New Sale vs Resale Mix
Of the 539 condo transactions recorded in District 22 over the last 12 months, 78% resale, 22% new sale. A resale-heavy mix points to an established market trading on fundamentals; a new-sale-heavy mix means developer launches are setting the price benchmarks.
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Price Index Check
The ShiokNest Price Index for District 22 reads 151.2 as of June 2026 — down 5.7% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
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HDB Alternatives Nearby
Weighing WESTMERE against staying public? These HDB towns sit within walking or short-drive distance:
- Jurong East — 4-room average $564,824 (80m away), an upgrader gap of about $700,000
- Bukit Batok — 4-room average $626,224 (670m away), an upgrader gap of about $650,000
- Jurong West — 4-room average $552,572 (1.4 km away), an upgrader gap of about $700,000