Westwood Residences stands as one of Singapore’s most distinctive Executive Condominiums — the only EC in the country purpose-built around a cycling theme, complete with a full outdoor mini velodrome and traffic garden within the estate. Launched in May 2015 by Koh Brothers (through subsidiary KBD Westwood) and Heeton Holdings, the 480-unit development along Westwood Avenue in District 22 (Jurong West) obtained its Temporary Occupation Permit in 2018 and cleared its five-year Minimum Occupation Period in 2023. That MOP milestone unlocked the open resale market, and prices have responded: units that sold at a median of roughly S$803 psf at launch were transacting at S$1,236 psf to S$1,575 psf by late 2025, reflecting cumulative capital appreciation of roughly 60–70% over a decade. For buyers who missed the primary launch, Westwood Residences now trades as a fully privatised private condominium — open to Singapore citizens, permanent residents, and foreigners alike — in a location that sits squarely in the gravitational field of the Jurong Lake District transformation story.
Snapshot as of 2026-05 — figures above reflect publicly available URA/HDB data at the time of this editorial review (as of 2026-05).
District 22 encompasses Jurong West, Boon Lay, and Pioneer — traditionally a mature, HDB-heavy residential belt at the western edge of Singapore. The district has long carried an “ulu” perception among some buyers, but that narrative has been shifting meaningfully since the government confirmed the Jurong Lake District (JLD) as Singapore’s second Central Business District. Spanning 360 hectares, JLD is earmarked to eventually accommodate 100,000 additional jobs, 20,000 new homes, and a major tourism precinct — making it the single largest urban transformation project outside the city centre. The Urban Redevelopment Authority released a new white-site parcel along Town Hall Link for the 1H 2026 Government Land Sales reserve list, signalling continued institutional commitment to the vision. Infrastructure timelines reinforce this: the Jurong Region Line (JRL) is slated for phased opening from mid-2028, and an integrated transport hub beside Jurong East MRT station is on track for completion around the same period. Westwood Residences itself sits approximately 1.7 km from Pioneer MRT (EW28) on the East West Line, with Boon Lay MRT (EW27) and its major bus interchange a short ride away. Nanyang Technological University (NTU) is accessible via Pioneer station, underpinning consistent tenant demand from academics and postgraduate students. The surrounding catchment includes Jurong Point — one of Singapore’s largest suburban malls with over 450 stores — as well as Pioneer Mall, Westwood Secondary School, Pioneer Primary School, and the Jurong West Sports and Recreation Centre. This combination of established everyday infrastructure and a credible medium-term urban catalyst is the essential context for evaluating what Westwood Residences offers today.
As an EC, the development was originally governed by Housing Development Board eligibility rules: buyers at launch had to be Singapore citizens forming a family nucleus, subject to a S$14,000 monthly household income ceiling, and second-timers were required to pay a Resale Levy. Those restrictions no longer apply to secondary-market transactions now that the project has fully privatised (10 years from launch date, i.e., 2025). Buyers today purchase under standard private property rules, though they should note that the 99-year leasehold clock started in 2014, leaving approximately 88 years of remaining tenure as of 2026.
We track 170 sales and 169 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the WESTWOOD RESIDENCES dashboard.
- Average sale price: $1,347,845 across 170 transactions
- Estimated gross rental yield: 4.4%
- District 22 PSF ranking: Above average (top 45%)
- 99 yrs lease commencing from 2014 · OCR · D22 · 480 units
About WESTWOOD RESIDENCES
WESTWOOD RESIDENCES is a 99 yrs lease commencing from 2014 condominium, located at WESTWOOD AVENUE in District 22 (Jurong) (Outside Central Region), developed by KBD WESTWOOD PTE. LTD., comprising 480 residential units, completed in 2018.
With approximately 87 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 WESTWOOD RESIDENCES:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 13 | $1,346 psf | $927,385 |
| 2 BR | 25 | $1,240 psf | $1,156,188 |
| 3 BR | 121 | $1,249 psf | $1,382,892 |
| 4 BR | 11 | $1,278 psf | $1,894,818 |
Sales Market Overview
WESTWOOD RESIDENCES has recorded 170 sale transactions with an average transaction price of $1,347,845, ranging from $830,000 to $2,100,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 5 | $971 psf | $987,778 | — |
| 2022 | 27 | $1,131 psf | $1,161,852 | ↑ 16.4% |
| 2023 | 60 | $1,228 psf | $1,270,577 | ↑ 8.6% |
| 2024 | 25 | $1,313 psf | $1,436,783 | ↑ 7.0% |
| 2025 | 46 | $1,349 psf | $1,484,491 | ↑ 2.8% |
| 2026 | 7 | $1,386 psf | $1,769,127 | ↑ 2.7% |
WESTWOOD RESIDENCES ranks in the top 45% of condos in District 22 by average PSF.
Compared to the OCR average of $1,550 psf, WESTWOOD RESIDENCES trades 18.9% below the segment benchmark.
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Rental Market Overview
WESTWOOD RESIDENCES has recorded 169 rental transactions with monthly rents averaging $4,926/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 2 BR | 24 | $3,577/mo | $3,000/mo | $3,800/mo |
| 3 BR | 82 | $4,696/mo | $2,550/mo | $5,500/mo |
| 4 BR | 54 | $5,566/mo | $3,360/mo | $6,500/mo |
| 5+ BR | 9 | $6,778/mo | $5,400/mo | $7,800/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 3 | $3,753/mo |
| 2022 | 12 | $4,342/mo |
| 2023 | 27 | $5,124/mo |
| 2024 | 41 | $4,909/mo |
| 2025 | 70 | $4,984/mo |
| 2026 | 16 | $5,041/mo |
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Investment Analysis
Based on average rents and sale prices, WESTWOOD RESIDENCES delivers an estimated gross rental yield of 4.4%. This places it among the higher-yielding condos in Singapore.
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 WESTWOOD RESIDENCES (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- WESTWOOD RESIDENCES
- Frontier Primary School
- Pioneer Primary School
- Jurong Pioneer Junior College
Nearby Schools
There are 10 schools within 2 km of WESTWOOD RESIDENCES.
| School | Type | Distance |
|---|---|---|
| Frontier Primary School | Primary | 1.3 km |
| Pioneer Primary School | Primary | 1.4 km |
| Jurong Pioneer Junior College | Jc | 1.4 km |
| Pioneer Secondary School | Secondary | 1.5 km |
| Jurong West Primary School | Primary | 1.5 km |
| Jurong West Secondary School | Secondary | 1.6 km |
| Nanyang Technological University | Tertiary | 1.6 km |
| Assumption English School | Secondary | 1.7 km |
| Boon Lay Secondary School | Secondary | 1.7 km |
| Boon Lay Garden Primary School | Primary | 1.9 km |
Westwood Residences combines several genuinely differentiated attributes that justify a closer look even at post-MOP resale price levels. First, the JLD macro-narrative is one of the most durable long-term property themes in Singapore. Unlike many suburban upgrade stories that depend on a single infrastructure event, JLD’s transformation is multi-vector: office GLS releases, the JRL opening, the integrated transport hub, and the tourism precinct around Chinese Garden MRT are all distinct catalysts unfolding across a 2026–2032 window. Properties in D22 are positioned to capture rental demand spillover long before the full precinct is built out, as professionals working in the expanded Jurong East employment cluster will seek mid-priced housing nearby. At a current gross rental yield of approximately 4.4% — measured against recent transaction prices — Westwood Residences compares favourably to many Core Central Region condominiums yielding 2.5–3.5%. Use the ROI calculator to model rental scenarios against your acquisition cost and financing assumptions.
Second, the bike-themed design is not mere marketing: the outdoor mini velodrome, traffic garden, and cycling-friendly estate layout create genuine lifestyle differentiation that resonates with young families and active residents. Singapore’s cycling infrastructure has expanded rapidly under the cycling master plan, and estates with dedicated cycling facilities have shown stronger retention among owner-occupier families who value that environment for children. Third, the school catchment is broad and deep: six primary schools, multiple secondary schools, and NTU within a 2–3 km radius means the development can serve families across a wide range of educational priorities. Fourth, the EC price history illustrates the structural premium compression advantage of the asset class — buyers who acquired at launch essentially paid HDB-adjacent prices for a private-quality product; that gap has since closed, but the asset is now trading as a true private condominium. For investors assessing the cash-flow or comparing it against nearby condominiums, the EC premium compression dynamic is worth quantifying. Fifth, the project’s 480-unit scale provides a healthy secondary market with regular resale and rental transactions, reducing the liquidity risk that can affect smaller boutique developments in the OCR.
No investment case is complete without a candid assessment of the risks. The most structural concern for Westwood Residences is lease decay. With a 99-year leasehold tenure commencing in 2014, the development will reach the 30-year mark in 2044 — the threshold at which HDB’s CPF withdrawal restrictions for resale begin to bite, even though this is a private condominium. Buyers using CPF for purchase or resale should model this carefully; the lease-decay calculator can project CPF usage limits and prorated valuations over your intended holding period. Banks also apply more conservative loan-to-value ratios on shorter remaining leases, which compresses the pool of eligible buyers over time and can dampen capital appreciation in the 2040s.
A second risk is the JLD timeline dependency. The neighbourhood uplift thesis is real, but the 30-year horizon for full JLD build-out means near-term capital appreciation is likely to be modest and event-driven rather than linear. Buyers expecting a swift re-rating similar to One-North or Paya Lebar may be disappointed; the western corridor has historically moved more slowly than the city fringe. The JRL delay risk is also non-trivial: large infrastructure projects in Singapore have faced construction challenges, and any slippage to the mid-2028 opening date would push out one of the key demand catalysts.
Third, the location’s distance from the existing MRT network — roughly 1.7 km to Pioneer station — is a genuine inconvenience for car-lite residents. Westwood Avenue does not benefit from the walkability scores typical of city-fringe or Rail Corridor-adjacent developments, and families without a car will rely heavily on feeder buses. This limits the tenant profile and can constrain rental premiums relative to better-connected D22 peers. Fourth, as an OCR estate, Westwood Residences faces meaningful supply competition: the western corridor has seen multiple EC and private condo launches since 2015, some with newer facilities and longer remaining leases. Buyers should benchmark the project against current comparable listings before committing.
- ✅ EC Upgrader / HDB Owner Seeking Private Housing: Westwood Residences is now fully privatised, meaning former eligibility rules no longer restrict the buyer. An HDB owner who has cleared their own MOP and is seeking a private condominium entry point in the OCR will find Westwood Residences competitively priced relative to newer launches. The EC heritage means the build quality and facilities are above HDB standards, while pricing remains below comparable purely private condominiums. Use the affordability calculator and stamp-duty calculator to assess total acquisition costs.
- ✅ Long-Term Buy-and-Hold Investor (10+ Year Horizon): The JLD macro-catalyst plays out over a decade-plus window. An investor acquiring in 2026 at roughly S$1,350 psf with a 4.4% gross yield has positive carry potential while waiting for the urban transformation to materialise. The ROI calculator can stress-test the returns across different exit-price and rental scenarios. The main constraint is lease tenure — a 10-year hold to 2036 still leaves 78 years on the lease, which remains comfortably bankable.
- ✅ NTU / Jurong Employment Cluster Tenant Seeker: Academics, researchers, and professionals at NTU or the expanded Jurong East employment cluster represent a structurally reliable tenant segment. Westwood Residences’ proximity to NTU via Pioneer MRT and the Boon Lay transport interchange makes it a natural choice for tenants who want more space than a studio at a price point below Marine Parade or Bishan alternatives. Landlords can model net yield scenarios on the cash-flow calculator.
- ✅ Young Family with School-Age Children: The breadth of the school catchment — six primary schools within a short radius including Pioneer Primary and Westwood Primary, plus Jurong Junior College for post-secondary — combined with the unique velodrome and cycling facilities makes Westwood Residences genuinely differentiated for active families. The estate layout is car-friendly and the unit mix (including larger 4-bedroom and 5-bedroom types) accommodates multigenerational living.
- ❌ Short-Term Speculator (2–3 Year Horizon): The JLD uplift story is a long-duration catalyst. Near-term capital appreciation is unlikely to be dramatic given the MRT timeline (JRL opens circa 2028), the distance from existing transport, and the broader OCR supply pipeline. Transaction costs (BSD, ABSD if applicable, agent fees) further compress short-term returns. A 2–3 year hold does not give the underlying thesis enough time to materialise, and the Seller’s Stamp Duty regime penalises sub-three-year exits. This is not the right vehicle for short-term trading.
- ⚠️ Foreigner Seeking Singapore Residential Exposure: Now that Westwood Residences has fully privatised, foreigners are eligible to purchase. However, the 60% ABSD applicable to foreign buyers makes the entry cost substantially higher, and the OCR location does not carry the prestige or liquidity premium of D9/D10/D11 assets that foreign buyers typically prefer. The case improves if the buyer has permanent residency (20% ABSD) and is prioritising yield over capital appreciation. Run the total-cost calculator to see the full ABSD impact before proceeding.
Westwood Residences occupies a credible niche in the Singapore property landscape: an OCR EC that has fully privatised, appreciating meaningfully from its launch price, with a lifestyle hook (cycling theme, velodrome) that genuinely differentiates it from the standard suburban condominium, and a macro-catalyst in JLD that is institutional in scale and government-backed in commitment. It is not a trophy asset — the location is genuinely car-dependent, the lease clock has started, and the JLD timeline demands patience. But for buyers with a 7–15 year horizon who are comfortable with the OCR, want yield above 4% while holding, and believe in the western corridor’s structural transformation, Westwood Residences offers a clear and defensible investment thesis. The key discipline is entering with a realistic price expectation and a stress-tested cash-flow model that accounts for interest rate cycles, potential void periods, and the gradual lease-decay impact on exit valuation. Buyers who do that homework will find this an asset worth serious consideration in the D22 mix.
FAQ
What is the average price for WESTWOOD RESIDENCES?
What is the rental yield for WESTWOOD RESIDENCES?
Is WESTWOOD RESIDENCES freehold or leasehold?
What was the original EC eligibility, and does it still apply?
At launch in 2015, Westwood Residences was sold under HDB’s EC eligibility framework: buyers were required to be Singapore citizens forming a family nucleus, subject to a gross monthly household income ceiling of S$14,000. Second-timer applicants (those who had previously benefited from a housing subsidy) were required to pay a Resale Levy. These restrictions no longer apply to secondary-market transactions. Since the project cleared its five-year Minimum Occupation Period in 2023, units have been freely tradeable on the open resale market under standard private property rules. The full privatisation milestone in 2025 removed all remaining HDB restrictions.
What is the outlook for capital appreciation given the Jurong Lake District plans?
The Jurong Lake District is one of Singapore’s largest planned urban transformations — 360 hectares slated to add 100,000 jobs and 20,000 homes over roughly three decades. Key near-term catalysts include the Jurong Region Line (phased opening from mid-2028) and the integrated transport hub beside Jurong East MRT. Properties in the western corridor, including D22, are expected to benefit from growing employment demand and improved connectivity. The appreciation, however, is expected to be gradual and milestone-driven rather than immediate. Investors should plan for a 7–15 year horizon to fully capture the JLD premium. Near-term price upside is likely to be moderate, constrained by OCR supply competition and the existing distance from current MRT lines.
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA.
- Sales data: 170 transactions analysed
- Rental data: 169 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 WESTWOOD RESIDENCES
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.
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 WESTWOOD RESIDENCES against staying public? These HDB towns sit within walking or short-drive distance:
- Jurong West — 4-room average $552,572 (250m away), an upgrader gap of about $800,000