District 22 — covering Jurong East, Boon Lay, Lakeside and Pioneer — is Singapore's highest-stakes western growth bet. Anchored by the 360-hectare Jurong Lake District (JLD) second-CBD masterplan, new-launch condos like J'den, SORA and The LakeGarden Residences have priced between $2,120–$2,500 psf, while the district median sits at $1,469 psf on 3,167 recorded URA transactions across 29 tracked condominiums.
For decades, Jurong was Singapore's industrial heartland. That story has been rewritten. District 22 today sits at the centre of the government's most ambitious decentralisation project: the Jurong Lake District (JLD), a 360-hectare mixed-use precinct designated as Singapore's second Central Business District.
The URA's long-term vision targets 100,000 new jobs and 20,000 new homes within JLD by 2040–2050. In March 2026, URA released the first of three white-site land parcels at Town Hall Link under the GLS reserve list, per URA/Yahoo News SG. New launches — J'den at $2,500 psf, The LakeGarden Residences at $2,120 psf, SORA from $1,980 psf — have established a new price band.
Three infrastructure vectors are reshaping D22:
- Jurong Region Line (JRL): Stage 1 delayed to mid-2028 per LTA March 2026 announcement.
- Cross Island Line (CRL): Phase 2 targets 2032 completion.
- Jurong Lake District White Sites: Town Hall Link parcel released March 2026.
Taken together, D22's infrastructure story is long-dated: the catalysts are real but the timeline is 7–14 years.
Loading chart data...
- 29 condos tracked in District 22 (OCR)
- Median PSF: $1,469 psf across 3,167 sales
- Median rent: $4,100/mo across 12,895 leases
- Estimated gross yield: 3.3%
- Segment: Outside Central Region
District Overview
District 22 covers Jurong, located in Singapore's Outside Central Region (OCR). ShiokNest currently tracks 29 condominiums in this district.
Our database covers sales transactions from 2021 to 2026 and rental transactions from 2021 to 2026, sourced from URA REALIS.
Properties Tracked
| Name | Street | Tenure | Units | TOP |
|---|---|---|---|---|
| CASPIAN | LAKESIDE DRIVE | 99 yrs lease commencing from 2008 | 712 | 2012 |
| IVORY HEIGHTS | JURONG EAST STREET 13 | 100 yrs lease commencing from 1986 | 654 | 1993 |
| J GATEWAY | GATEWAY DRIVE | 99 yrs lease commencing from 2012 | 738 | 2016 |
| J'DEN | JURONG EAST CENTRAL 1 | 99 yrs lease commencing from 2023 | 368 | 2023 |
| LAKE GRANDE | JURONG LAKE LINK | 99 yrs lease commencing from 2015 | 710 | — |
| LAKE LIFE | TAO CHING ROAD | 99 yrs lease commencing from 2013 | 546 | 2017 |
| LAKEHOLMZ | CORPORATION ROAD | 99 yrs lease commencing from 2001 | 369 | 2005 |
| LAKEPOINT CONDOMINIUM | LAKEPOINT DRIVE | 99 yrs lease commencing from 1983 | 304 | 1983 |
| LAKESIDE APARTMENTS | YUAN CHING ROAD | 99 yrs lease commencing from 1977 | — | — |
| LAKESIDE GROVE | CORPORATION WALK | 99 yrs lease commencing from 1996 | 175 | 1999 |
| LAKESIDE TOWER | YUAN CHING ROAD | 99 yrs lease commencing from 1975 | 144 | 1981 |
| LAKEVILLE | JURONG LAKE LINK | 99 yrs lease commencing from 2013 | 696 | 2018 |
| PARC OASIS | JURONG EAST AVENUE 1 | 99 yrs lease commencing from 1991 | 950 | 1995 |
| PARC VISTA | CORPORATION ROAD | 99 yrs lease commencing from 1995 | 638 | 2000 |
| PARK VIEW MANSION | YUAN CHING ROAD | 99 yrs lease commencing from 1976 | — | — |
| SORA | YUAN CHING ROAD | 99 years leasehold | 440 | 2024 |
| SUMMERDALE | BOON LAY DRIVE | 99 yrs lease commencing from 1997 | 432 | 2001 |
| THE CENTRIS | JURONG WEST CENTRAL 3 | 99 yrs lease commencing from 2006 | 610 | 2009 |
| THE FLORAVALE | WESTWOOD AVENUE | 99 yrs lease commencing from 1997 | 754 | 2000 |
| THE LAKEFRONT RESIDENCES | LAKESIDE DRIVE | 99 yrs lease commencing from 2010 | 629 | 2014 |
| THE LAKEGARDEN RESIDENCES | YUAN CHING ROAD | 99 yrs lease commencing from 2023 | 306 | 2023 |
| THE LAKESHORE | JURONG WEST STREET 41 | 99 yrs lease commencing from 2002 | 848 | 2007 |
| THE MAYFAIR | JURONG EAST STREET 32 | 99 yrs lease commencing from 1996 | 452 | 2000 |
| THE WOODS | WESTWOOD AVENUE | 99 yrs lease commencing from 2010 | — | — |
| WESTMERE | JURONG EAST STREET 13 | 99 yrs lease commencing from 1996 | 280 | 1999 |
| WESTVILLE | WESTWOOD WALK | 99 yrs lease commencing from 1994 | 339 | 1997 |
| WESTWOOD PARK | WESTWOOD DRIVE | 99 yrs lease commencing from 1994 | 176 | 1998 |
| WESTWOOD RESIDENCES | WESTWOOD AVENUE | 99 yrs lease commencing from 2014 | 480 | 2018 |
| YUNNAN GARDENS | YUNNAN CRESCENT | Freehold | 1 | 1991 |
Sales Market Analysis
| Type | Transactions | Avg Price | Avg PSF |
|---|---|---|---|
| Studio | 89 | $860,745 | $1,828 psf |
| 1-Bed | 410 | $1,233,251 | $2,036 psf |
| 2-Bed | 690 | $1,553,985 | $1,941 psf |
| 3-Bed | 1,369 | $1,632,414 | $1,407 psf |
| 4-Bed | 445 | $1,997,670 | $1,298 psf |
| 5-Bed | 164 | $5,651,806 | $931 psf |
| Month | Volume | Avg PSF |
|---|---|---|
| 2025-06 | 56 | $1,678 psf |
| 2025-07 | 52 | $1,531 psf |
| 2025-08 | 37 | $1,611 psf |
| 2025-09 | 35 | $1,753 psf |
| 2025-10 | 43 | $1,615 psf |
| 2025-11 | 52 | $1,730 psf |
| 2025-12 | 36 | $1,586 psf |
| 2026-01 | 37 | $1,766 psf |
| 2026-02 | 53 | $1,704 psf |
| 2026-03 | 46 | $1,674 psf |
| 2026-04 | 36 | $1,772 psf |
| 2026-05 | 1 | $2,204 psf |
From 2021 to 2026, average PSF in District 22 has appreciated by 54.4% (~10.9% annualized).
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 451 | $1,118 psf | — |
| 2022 | 538 | $1,223 psf | ↑ 9.3% |
| 2023 | 808 | $1,869 psf | ↑ 52.8% |
| 2024 | 634 | $1,711 psf | ↓ 8.5% |
| 2025 | 563 | $1,666 psf | ↓ 2.6% |
| 2026 | 173 | $1,726 psf | ↑ 3.7% |
Top Performing Condos
| # | Condo | Avg PSF | Avg Price | Sales |
|---|---|---|---|---|
| 1 | J'DEN | $2,475 psf | $2,251,399 | 356 |
| 2 | SORA | $2,218 psf | $1,612,972 | 216 |
| 3 | THE LAKEGARDEN RESIDENCES | $2,159 psf | $2,077,407 | 301 |
| 4 | J GATEWAY | $1,896 psf | $1,296,007 | 179 |
| 5 | LAKE GRANDE | $1,740 psf | $1,281,216 | 158 |
| # | Condo | Sales | Avg PSF |
|---|---|---|---|
| 1 | J'DEN | 356 | $2,475 psf |
| 2 | THE LAKEGARDEN RESIDENCES | 301 | $2,159 psf |
| 3 | SORA | 216 | $2,218 psf |
| 4 | J GATEWAY | 179 | $1,896 psf |
| 5 | THE LAKESHORE | 171 | $1,311 psf |
Rental Market Analysis
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 1,157 | $4,092/mo | $1,050/mo | $11,000/mo |
| 1-Bed | 1,485 | $3,172/mo | $1,800/mo | $5,000/mo |
| 2-Bed | 4,734 | $3,846/mo | $1,500/mo | $7,200/mo |
| 3-Bed | 4,772 | $4,550/mo | $1,300/mo | $8,800/mo |
| 4-Bed | 702 | $5,935/mo | $1,450/mo | $13,500/mo |
| 5-Bed | 45 | $6,889/mo | $4,200/mo | $11,000/mo |
Investment Outlook
| Type | Avg Price | Avg Rent | Est. Gross Yield |
|---|---|---|---|
| Studio | $860,745 | $4,092/mo | 5.70% |
| 1-Bed | $1,233,251 | $3,172/mo | 3.09% |
| 2-Bed | $1,553,985 | $3,846/mo | 2.97% |
| 3-Bed | $1,632,414 | $4,550/mo | 3.34% |
| 4-Bed | $1,997,670 | $5,935/mo | 3.56% |
| 5-Bed | $5,651,806 | $6,889/mo | 1.46% |
Estimated gross yields are calculated from average sale prices and average monthly rents. Actual net yields will vary after accounting for maintenance fees, property tax, agent commissions, and vacancy periods.
ShiokNest tracks 29 condominiums in District 22, recording 3,167 sales transactions at a district-wide median of $1,469 psf and a median monthly rent of approximately $4,100, implying a gross rental yield of roughly 3.3%.
| Sub-area / Project | Approx. PSF | Vintage |
|---|---|---|
| Jurong East (new launches) | $2,451–$2,500 psf | 2023–2024 (J'den) |
| Lakeside corridor (new launches) | $2,120–$2,160 psf | 2023–2025 (The LakeGarden, SORA) |
| Boon Lay / Pioneer (resale legacy) | $800–$900 psf | 1983–2000s |
The $600-psf spread between legacy freehold stock in Boon Lay and new-launch lakeview towers illustrates a district bifurcating rapidly. Per EdgeProp, SORA launched from $1,980 psf.
- Verify JRL Stage 1 timeline before committing: LTA confirmed in March 2026 that Stage 1 opening has been pushed to mid-2028.
- Separate the JLD narrative from the current supply pipeline: The URA white site released March 2026 is on the reserve list.
- Check lease tenure on legacy Boon Lay and Lakeside stock.
- Use the ShiokNest District 22 analytics dashboard to benchmark sub-area PSF trends.
- Model both rental and capital-gain scenarios for new launches.
- Assess proximity to Westgate, IMM and Jurong Point.
Frequently Asked Questions
What is the average PSF in District 22?
Is District 22 in CCR, RCR, or OCR?
What are the best condos in District 22?
What is the rental yield in District 22?
How many condos are in District 22?
What are the top new-launch condos in District 22?
J'den averaged $2,500 psf at launch; The LakeGarden Residences launched at $2,120 psf; SORA launched from $1,980 psf. All three are 99-year leasehold.
When will the Jurong Region Line open near District 22?
LTA confirmed in March 2026 that JRL Stage 1 is delayed to mid-2028, pushed back from end-2027.
What is the Jurong Lake District (JLD)?
JLD is a 360-hectare mixed-use precinct centred on Jurong East, designated by URA as Singapore's second CBD, targeting 100,000 new jobs and 20,000 new homes by 2040–2050.
How does Boon Lay compare to Jurong East for property investment?
Jurong East commands a premium given its triple-line MRT interchange. New launches there price at $2,400–$2,500 psf. Boon Lay sits 10–15% lower in new-launch PSF terms.
Methodology & Sources
Figures below are drawn from 2021 to 2026 and revised periodically as new data is published.
Transaction data sourced from URA REALIS.
- Gross yield estimates assume no vacancy, maintenance fees, or taxes.
- View area maps and nearby amenities on OneMap.
- Check stamp duty rates at IRAS BSD and IRAS ABSD.
We report medians (not means) so a single outlier transaction cannot skew district-level figures. PSF = price per square foot.