Ivory Heights
Overview & Key Facts
Ivory Heights is one of Singapore’s former HUDC (Housing and Urban Development Corporation) estates, originally built in 1986 and privatised in June 1998. Sitting on a substantial 825,500 sq ft land parcel at 124 Jurong East Street 13 in District 22, it comprises 654 units spread across three high-rise tower blocks (10 to 25 storeys) and five low-rise 4-storey maisonette walk-up blocks. TOP was in 1993.
The HUDC origins define everything about this development. Units are genuinely large — 1,668 to 1,765 sq ft for 3-bedroom and maisonette configurations — a scale that makes most contemporary condos feel claustrophobic by comparison. But the trade-off is equally defining: Ivory Heights has no swimming pool, no BBQ pit, no tennis court — essentially none of the lifestyle amenities that buyers associate with private condominium living. What it does have is a fitness corner, playground, open car park, and 24-hour security.
The elephant in the room — and we will not soft-pedal this — is the lease. The 100-year lease commenced in 1986, leaving approximately 59 years remaining as of 2026. This is already below the critical 60-year threshold that triggers restrictions on CPF usage and bank loan tenure. For any buyer under 36, CPF usage is pro-rated. Maximum bank loan tenure is now capped at roughly 30 years and shrinking each year. This is not a future concern; it is a present-day constraint that shapes every financial calculation around this property.
Location & Connectivity
Ivory Heights sits in one of the most strategically located pockets in western Singapore, and this is not hyperbole. Jurong East MRT interchange — serving the North-South, East-West, and future Jurong Region and Cross Island Lines — is approximately 660 metres away. Chinese Garden MRT is 890 metres. Both are walkable in fair weather, though the heat makes the walk to Jurong East less comfortable than the distance suggests.
The retail infrastructure is exceptional. JEM, Westgate, and IMM are all within a 10-minute walk, making Ivory Heights one of the best-served estates in western Singapore for shopping, dining, and daily essentials. Ng Teng Fong General Hospital sits directly across the road — a genuine daily convenience for families with elderly members and a factor that is routinely underweighted in property reviews.
For drivers, the AYE is readily accessible, putting the CBD roughly 20 minutes away in off-peak conditions. Schools within close range include Yuhua Primary (250m), South View Primary (300m), Jurongville Secondary (460m), and CHIJ Our Lady of the Nativity (600m) — strong for P1 registration.
But the real story here is the Jurong Lake District (JLD) transformation. The government’s plan for Singapore’s second CBD is centred squarely on this neighbourhood. By 2040–2050, JLD is projected to bring 100,000 new jobs and 20,000 new homes across a 410-hectare precinct larger than Marina Bay. The Jurong Region Line (operational from mid-2028) and Cross Island Line Phase 2 (2032) will make Jurong East one of the most connected interchanges in the network. A new Science Centre by Zaha Hadid Architects, the 90-hectare Jurong Lake Gardens as Singapore’s next national garden, and the Jurong Gateway Hub integrated transport development are all underway.
Schools & Education
5 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Yuhua Primary School | primary | Within 1 km |
| South View Primary School | primary | Within 1 km |
| Jurongville Secondary School | secondary | Within 1 km |
| CHIJ Our Lady of the Nativity | primary | Within 1 km |
| Dunearn Secondary School | secondary | Within 1 km |
| Dazhong Primary School | primary | Within 1 km |
| Jurong Primary School | primary | Within 1 km |
| Fuhua Primary School | primary | ~1.0 km |
Facilities
Let’s be direct: Ivory Heights’ facilities are its weakest dimension, and by a wide margin. There is no swimming pool. No gym in the modern sense — only a basic fitness corner. No BBQ pit. No function room. No tennis or basketball court. The amenities consist of a playground, open car parking, and round-the-clock security. That is the complete list.
Resident reviews are blunt about this. One reviewer described it as “zero facilities, old and overpriced — basically paying conservancy fees for a fenced up old HDB.” Another flagged that some property agents actively misrepresent the estate as having a pool and BBQ, leading to disappointed tenants.
The silver lining, such as it is, comes in two forms. First, maintenance fees are correspondingly low. Without pools to chlorinate, lifts in every block to service, or extensive landscaping to maintain, the monthly outgoings are modest compared to newer developments with underutilised resort-style amenities. Second, the 825,500 sq ft site means there is genuinely abundant open green space — it just isn’t programmed with activities. Residents describe spacious grounds and an uncrowded feel, even if the space is largely grass and walkways.
For buyers who use external facilities — the nearby Jurong East Sports Centre, Jurong Lake Gardens for recreation, or the malls for socialising — the lack of on-site amenities may be a non-issue. But for anyone expecting the condo lifestyle that the “private condominium” label implies, this will be a jarring gap.
Unit Sizes & Layout
If the facilities are the weakest card, the units are the strongest. Ivory Heights’ HUDC-era floor plans deliver space that is essentially impossible to find in any new launch at this price point. Three-bedroom apartments range from 1,668 to 1,690 sq ft, while maisonettes span 1,711 to 1,765 sq ft. To put this in context: a typical new-launch 3-bedroom in Jurong today runs 900–1,100 sq ft. Ivory Heights gives you 50–80% more floor area.
The layout reflects 1980s design sensibilities — regular, boxy rooms with proper corridors and distinct wet and dry kitchens. There are no open-concept gimmicks, no shoe-box bedrooms optimised for developer profit margins. Bedrooms are large enough to fit queen beds with room to spare. Living and dining areas are genuinely proportioned for family use.
The high-rise tower blocks (up to 25 storeys) offer views that are a genuine asset. Many upper-floor units enjoy unobstructed views of Jurong Lake, the Chinese and Japanese Gardens, and the surrounding low-rise landscape. These views are likely to evolve as JLD development progresses, but the lake-facing orientation should remain premium.
The maisonettes in the 4-storey walk-up blocks offer a different proposition: duplex living with a private, landed feel. No waiting for lifts, a more intimate community scale, and dual-level layouts that naturally separate living and sleeping zones. The trade-off is the walk-up access itself — no lift means these units are unsuitable for elderly residents or anyone with mobility concerns.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 4 BR | 51 | $1,032 | $1,758,266 |
| 5 BR | 4 | $938 | $1,828,250 |
Pricing & Market Position
Based on 55 recorded transactions, sale prices range from $1,500,000 to $2,000,000, averaging $1,763,356 (~$1,049 psf).
Rents range from $1,050 to $6,800 per month across 486 rental transactions. Current rental yield sits at approximately 2.8%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 11.1% (from $931 to $1,035 psf).
Neighbourhood Comparison
The competitive landscape around Ivory Heights is instructive because it highlights exactly what the lease discount buys — and what it costs. At $1,050 psf, Ivory Heights sits dramatically below every new and recent launch in the Jurong East vicinity.
J’Den ($2,475 psf, 99-year from 2023, 368 units) and Lakegarden Residences ($2,156 psf, 99-year from 2023, 306 units) represent the new-launch pricing tier — more than double Ivory Heights’ psf with fresh 99-year leases. Sora ($2,211 psf, 99-year, 440 units) occupies a similar bracket. These developments offer modern facilities, brand-new units, and full financing flexibility — but at 900–1,100 sq ft for a 3-bedroom versus Ivory Heights’ 1,700 sq ft. In absolute dollar terms, a 3-bedroom at J’Den or Lakegarden runs $2.2–$2.7 million versus Ivory Heights’ $1.76 million.
J Gateway ($1,894 psf, 99-year, 738 units) is the closest mid-range comparator — a 2013-TOP development with proper condo facilities and direct Jurong East MRT access. It commands an 80% psf premium over Ivory Heights, justified by its newer lease (roughly 86 years remaining), modern amenities, and unencumbered financing.
Westwood Residences ($1,256 psf, 99-year, 480 units) offers the smallest premium gap, but is located further from the Jurong East MRT interchange, closer to Jurong West.
The comparison crystallises the core trade-off: Ivory Heights offers 50–80% more floor area at 45–55% lower psf, but with a lease that is already triggering financing restrictions and a facilities package that does not exist. Buyers choosing Ivory Heights are making a deliberate bet on space, location, and potential en-bloc — not on the property as a long-term appreciating asset.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| IVORY HEIGHTS | 100 yrs lease commencing from 1986 | 1993 | 654 | $1,049 |
| J'DEN | 99 yrs lease commencing from 2023 | 2023 | 368 | $2,475 |
| THE LAKEGARDEN RESIDENCES | 99 yrs lease commencing from 2023 | 2023 | 306 | $2,159 |
| SORA | 99 years leasehold | 2024 | 440 | $2,218 |
| J GATEWAY | 99 yrs lease commencing from 2012 | 2016 | 738 | $1,896 |
| THE LAKESHORE | 99 yrs lease commencing from 2002 | 2007 | 848 | $1,311 |
Lease Decay Analysis
The 99-year lease runs from 1986, meaning approximately 40 years have already been consumed. Roughly 59 years remain.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~59 years | CPF restrictions may apply |
| 2045 | ~39 years | Significant financing restrictions for next buyer |
| 2085 | Expiry | Lease reverts to state |
ShiokNest Scores
Our proprietary scoring system evaluates IVORY HEIGHTS across multiple dimensions.
What Residents Say
“A rare gem because it is very spacious compared to the newer apartments, it is near the Science Centre (great for families), it is near beautiful parks by foot, it is a short walk to the MRT and several malls and a hospital.”
— Resident review via Singapore Expats
“This property is a condo, but no facilities; private but has lesser to offer than the HDB estate. Plenty of open space but only grass, no activity & no life.”
— Resident review via PropertyGuru
“Zero facilities, old and overpriced — basically paying conservancy fees for a fenced up old HDB.”
— Resident review via PropertyGuru
The pattern across review platforms is polarised. Residents who value space, greenery, and location — particularly those who own cars and treat the estate as a base rather than a lifestyle destination — tend to rate it highly. Singapore Expats rates it 8.8/10, though based on only 3 reviews. Those expecting modern condominium living are consistently disappointed by the absence of a pool, gym, and communal spaces. A recurring complaint involves property agents advertising amenities that do not exist — buyers and tenants should verify facilities in person before committing.
The community skews older and long-term. Many original owners have lived here since the HUDC era and have deep roots in the Jurong East neighbourhood. This creates a stable, quiet residential environment but also explains the difficulty in reaching 80% en-bloc consensus — elderly owners with fully paid-up units and no mortgage pressure have less financial incentive to sell.
Strengths & Weaknesses
- Exceptionally spacious units (1,668–1,765 sq ft) — impossible to find at this price in new launches
- Prime Jurong East location beside dual MRT interchange (NSL/EWL) with JRL and CRL coming
- Walking distance to JEM, Westgate, IMM — among the best retail access in western Singapore
- Ng Teng Fong General Hospital directly across the road
- Ground zero of Jurong Lake District transformation — Singapore second CBD
- Massive 825,500 sq ft site attractive for future en-bloc (en-bloc score 56)
- Low maintenance fees due to minimal shared facilities
- Unobstructed Jurong Lake views from upper-floor tower units
- Strong school proximity — Yuhua Primary 250m, South View Primary 300m
- Maisonettes offer rare duplex landed-feel living in a condo estate
- Lease already below 60-year threshold — CPF pro-rated for buyers under 36, max ~30yr loan
- No swimming pool, no gym, no BBQ, no function room — effectively zero lifestyle facilities
- Units are 33 years old — expect $80K–$150K renovation spend on top of purchase price
- En-bloc attempt failed in 2017–2018 at 74% consent (needed 80%)
- Open car park with no sheltered parking
- Walk-up maisonettes unsuitable for elderly or mobility-impaired residents
- Rental yield of 2.84% does not compensate for lease decay risk
- PSF trend largely flat over 5 years ($1,023→$1,012) — no capital appreciation momentum
- Cooling measures (developer ABSD) make mega-site en-bloc harder to execute
- Agents sometimes misrepresent available facilities to prospective tenants
Verdict
Ivory Heights is a property where the investment thesis hinges almost entirely on one question: will en-bloc happen before the lease makes it unsaleable? The numbers frame the dilemma starkly. At $1,050 psf with 59 years remaining, you are buying into a decaying asset with genuine financing constraints today and worsening ones tomorrow. CPF usage is already restricted for buyers under 36. In 19 years, CPF is off the table entirely. In 29 years, the maximum loan tenure drops to 20 years. Each year that passes without an en-bloc narrows the exit window.
The 2017 en-bloc attempt reached a reserve price of $1.68 billion (up from $1.34 billion) — which would have given each owner $2.5–$2.8 million — but fell short at 74% consent against the 80% threshold. The July 2018 cooling measures, including the 5% non-remissible ABSD for developers, effectively killed the attempt. Whether a future attempt succeeds depends on developer appetite for a mega-site in JLD, the state of cooling measures at the time, and whether the remaining owners can align.
The en-bloc score of 56 is moderate — not hopeless, but not compelling. The 825,500 sq ft site in the heart of JLD is genuinely attractive to developers. But 654 units requiring consensus, combined with the development charge and ABSD penalties on a site this large, make it a complex proposition. The failed 2017 attempt is instructive, not encouraging.
For own-stay buyers who plan to live here for 10–15 years, the calculus is more forgiving. You get 1,700 sq ft of living space beside a dual MRT interchange, three malls, a hospital, and Singapore’s next national garden — at roughly $1,050 psf. The neighbourhood will objectively improve as JLD materialises. If en-bloc happens in that window, it is a bonus. If not, you have enjoyed a quality of space that $1.76 million simply cannot buy elsewhere in Singapore.
For investors, the yield of 2.84% is below the threshold that justifies the lease risk. The rental market is decent ($4,057 average) given the MRT proximity and hospital adjacency, but capital appreciation is fundamentally constrained by the lease. This is not a property to buy for passive returns unless you have a specific en-bloc thesis with a timeline.