Side-by-Side Comparison
| Metric | District 23 — Bukit Panjang/Dairy Farm | District 22 — Jurong East/Lakeside |
|---|---|---|
| Condo Count | 103 | 29 |
| Avg PSF | $1,356 psf | $1,281 psf |
| Median Price | $1,610,908 | $1,554,751 |
| Transaction Volume | 8,598 | 3,100 |
| Avg Walkability | 43.6/100 | 48.2/100 |
| Avg Investment Score | 57.1/100 | 56.6/100 |
| Avg TOP Year | 2007 | 2005 |
| Avg Gross Yield | 2.8% | 2.8% |
Price Analysis
District 22 — Jurong East/Lakeside is the more affordable option, with an average PSF that is $75 psf (5.7%) lower than District 23 — Bukit Panjang/Dairy Farm.
In terms of median transaction price, District 22 — Jurong East/Lakeside also offers a lower entry point at $1,554,751 compared to $1,610,908.
Lifestyle & Accessibility
District 22 — Jurong East/Lakeside 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 22 — Jurong East/Lakeside wins on price. District 22 — Jurong East/Lakeside wins on walkability. District 23 — Bukit Panjang/Dairy Farm wins on investment score. District 23 — Bukit Panjang/Dairy Farm wins on rental yield.
Investment Potential
District 23 — Bukit Panjang/Dairy Farm 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 23 — Bukit Panjang/Dairy Farm 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 23 — Bukit Panjang/Dairy Farm
| Condo | Avg PSF | Transactions | Units | Tenure |
|---|---|---|---|---|
| SOL ACRES | $1,380 psf | 540 | 1,327 | 99 yrs lease commencing from 2014 |
| MIDWOOD | $1,729 psf | 522 | 564 | 99 yrs lease commencing from 2018 |
| LUMINA GRAND | $1,514 psf | 512 | 512 | 99 yrs lease commencing from 2022 |
| DAIRY FARM RESIDENCES | $1,659 psf | 449 | 460 | 99 yrs lease commencing from 2018 |
| THE BOTANY AT DAIRY FARM | $2,053 psf | 387 | 386 | 99 yrs lease commencing from 2022 |
Top 5 Condos in District 22 — Jurong East/Lakeside
| 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 |
Final Verdict
District 23 — Bukit Panjang/Dairy Farm
Pros & Cons
✓ Strengths
- Higher average investment score (57.1)
- Higher gross rental yield (2.8%)
- More condos to choose from (103 developments)
- Newer average stock (avg TOP 2007)
✗ Considerations
- Higher average PSF ($1,356 psf)
- Lower walkability score (43.6/100)
District 22 — Jurong East/Lakeside
Pros & Cons
✓ Strengths
- More affordable average PSF ($1,281 psf)
- Better walkability score (48.2/100)
✗ Considerations
- Lower average investment score (56.6)
- Lower gross rental yield (2.8%)
- Fewer condos available (29 developments)
- Older average stock (avg TOP 2005)
Frequently Asked Questions
Which is more affordable, District 23 — Bukit Panjang/Dairy Farm or District 22 — Jurong East/Lakeside?
Is District 23 — Bukit Panjang/Dairy Farm or District 22 — Jurong East/Lakeside 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.