Side-by-Side Comparison
| Metric | District 22 — Jurong East/West | District 18 — Tampines/Pasir Ris |
|---|---|---|
| Condo Count | 29 | 49 |
| Avg PSF | $1,281 psf | $1,222 psf |
| Median Price | $1,554,751 | $1,318,633 |
| Transaction Volume | 3,100 | 10,114 |
| Avg Walkability | 48.2/100 | 48.7/100 |
| Avg Investment Score | 56.6/100 | 56.3/100 |
| Avg TOP Year | 2005 | 2011 |
| Avg Gross Yield | 2.8% | 2.9% |
Price Analysis
District 18 — Tampines/Pasir Ris is the more affordable option, with an average PSF that is $59 psf (4.7%) lower than District 22 — Jurong East/West.
In terms of median transaction price, District 18 — Tampines/Pasir Ris also offers a lower entry point at $1,318,633 compared to $1,554,751.
Lifestyle & Accessibility
District 18 — Tampines/Pasir Ris scores higher on walkability, reflecting better proximity to MRT stations, schools, hawker centres, and other daily amenities. This composite score accounts for seven weighted categories of nearby facilities.
District 18 — Tampines/Pasir Ris wins on price. District 18 — Tampines/Pasir Ris wins on walkability. District 22 — Jurong East/West wins on investment score. District 18 — Tampines/Pasir Ris wins on rental yield.
Investment Potential
District 22 — Jurong East/West has a higher average investment score, which factors in price momentum, rental yield, liquidity, MRT proximity, lease remaining, and district desirability.
In terms of gross rental yield, District 18 — Tampines/Pasir Ris delivers stronger returns. Note that yields shown are gross (annual rent / price) and do not account for maintenance fees, property tax, or vacancy.
Top Condos in Each Area
Top 5 Condos in District 22 — Jurong East/West
| Condo | Avg PSF | Transactions | Units | Tenure |
|---|---|---|---|---|
| J'DEN | $2,475 psf | 356 | 368 | 99 yrs lease commencing from 2023 |
| THE LAKEGARDEN RESIDENCES | $2,156 psf | 293 | 306 | 99 yrs lease commencing from 2023 |
| SORA | $2,211 psf | 209 | 440 | 99 years leasehold |
| J GATEWAY | $1,894 psf | 177 | 738 | 99 yrs lease commencing from 2012 |
| WESTWOOD RESIDENCES | $1,256 psf | 169 | 480 | 99 yrs lease commencing from 2014 |
Top 5 Condos in District 18 — Tampines/Pasir Ris
| Condo | Avg PSF | Transactions | Units | Tenure |
|---|---|---|---|---|
| TREASURE AT TAMPINES | $1,584 psf | 1,157 | 2,203 | 99-year leasehold |
| PARKTOWN RESIDENCE | $2,369 psf | 1,127 | 1,193 | 99 yrs lease commencing from 2023 |
| AURELLE OF TAMPINES | $1,769 psf | 760 | 760 | 99 yrs lease commencing from 2024 |
| TENET | $1,384 psf | 615 | 618 | 99 yrs lease commencing from 2021 |
| PASIR RIS 8 | $1,678 psf | 533 | 487 | 99 yrs lease commencing from 2021 |
Final Verdict
District 22 — Jurong East/West
Pros & Cons
✓ Strengths
- Higher average investment score (56.6)
✗ Considerations
- Higher average PSF ($1,281 psf)
- Lower walkability score (48.2/100)
- Lower gross rental yield (2.8%)
- Fewer condos available (29 developments)
- Older average stock (avg TOP 2005)
District 18 — Tampines/Pasir Ris
Pros & Cons
✓ Strengths
- More affordable average PSF ($1,222 psf)
- Better walkability score (48.7/100)
- Higher gross rental yield (2.9%)
- More condos to choose from (49 developments)
- Newer average stock (avg TOP 2011)
✗ Considerations
- Lower average investment score (56.3)
Frequently Asked Questions
Which is more affordable, District 22 — Jurong East/West or District 18 — Tampines/Pasir Ris?
Is District 22 — Jurong East/West or District 18 — Tampines/Pasir Ris better for families?
Which area is a better investment?
How current is this comparison data?
Methodology & Sources
This analysis covers all available transaction data for the compared neighbourhoods and is updated periodically as new URA data is published.
Transaction data sourced from URA.
- Property matched to areas by district + street keyword filtering.
- Transaction data from URA.
- Master plan context from URA Master Plan.
Median values used to minimize outlier impact. PSF = price per square foot.