J'den
Located in District 22 (Jurong), J'den is a 99-year leasehold condominium in the Outside Central Region (OCR). Completed in 2023, the development comprises 368 units, on a lease that commenced in 2023. Sale and rental figures on this page are compiled from URA transaction records.
Overview & Key Facts
J’Den is a 368-unit mixed-use development by CapitaLand Development, rising 40 storeys on the former JCube site at Jurong East Central 1 in District 22. The $340 million land acquisition made headlines, and the result is a striking residential tower atop a 2-storey commercial podium, just 230 metres from Jurong East MRT interchange — one of the most connected transit nodes in Singapore. Expected to TOP in 2028, J’Den is CapitaLand’s bet on the Jurong Lake District transformation play.
At an average PSF of $2,390, J’Den commands pricing that would have been unthinkable in Jurong a decade ago. But this is not the Jurong of old. The government has designated Jurong Lake District as Singapore’s second Central Business District, earmarking it for 100,000 new jobs and major mixed-use developments. J’Den’s location places it at the epicentre of this transformation: residents step out and into JEM, Westgate, and IMM Building via the J-Walk elevated pedestrian network, with the MRT interchange connecting the East-West Line, North-South Line, and the upcoming Jurong Region Line and Cross Island Line.
With over 94% of units sold, the market has clearly endorsed J’Den’s proposition. The question now is whether the remaining lease tenure (96 years from 2023) and the OCR location can support $2,390 PSF over a full market cycle, or whether buyers are paying a future-district premium before the infrastructure fully materialises.
Location & Connectivity
J’Den’s defining advantage is its proximity to Jurong East MRT interchange, just 230 metres from the development. This is not merely close — it is exceptional. Jurong East is one of only a handful of triple-line interchanges in Singapore, currently serving the East-West Line and North-South Line, with the Jurong Region Line (2028) and Cross Island Line (2032) set to make it a quad-line node. The practical implication: residents can reach the CBD (Raffles Place) in 25 minutes, Orchard in 20 minutes, and Changi Airport in 45 minutes without a single transfer.
The government’s masterplan designates Jurong Lake District as a 360-hectare mixed-use hub accommodating 100,000 new jobs. Anchored by Jurong East MRT, the district will feature Grade A offices, the Jurong Lake Gardens, and integrated lifestyle amenities. J’Den sits within the core of this masterplan area, positioning residents to benefit from the district’s evolution from suburban retail node to full-fledged commercial centre.
Daily necessities are comprehensively served. JEM and Westgate malls are connected via the J-Walk covered pedestrian network, offering FairPrice, Cold Storage, Don Don Donki, a cinema, and hundreds of dining and retail options. IMM Building, the largest outlet mall in Singapore, is a 5-minute walk. Ng Teng Fong General Hospital and Jurong Community Hospital are within 1 km, providing healthcare infrastructure that few condo locations can match. The Jurong Lake Gardens — a 90-hectare waterfront park — is walkable and serves as the precinct’s green lung.
Schools in proximity include South View Primary (410m), Yuhua Primary (680m), and Dazhong Primary (740m) — all comfortably within the 1 km priority band. Jurong Pioneer Junior College and the National University of Singapore (Jurong campus) are accessible within the broader district.
Schools & Education
4 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| South View Primary School | primary | Within 1 km |
| Yuhua Primary School | primary | Within 1 km |
| Dazhong 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 |
| Fuhua Primary School | primary | ~1.3 km |
| Jurong Primary School | primary | ~1.4 km |
Facilities
J’Den’s 83,649 sq ft site supports a respectable facility spread for a 368-unit development, though it does not match the sheer scale of mega-developments. The headline amenity is a 50-metre lake lap pool that forms the centrepiece of the landscape design, complemented by a bubble pool, lazy river, and children’s wading area. The gymnasium, BBQ areas, function rooms, party house, multi-purpose room, and fern garden round out the communal spaces. Bicycle storage facilities support the Jurong Lake District’s car-lite vision, and the development is designed with sustainability features that align with CapitaLand’s green building standards.
“Facilities are good for the size — the 50m pool is the standout. It won’t compete with a 1,000-unit mega-condo, but for 368 units the ratio is actually favourable. The lazy river is a nice touch and we expect it will be popular with families. The real ‘facility’ is what’s outside: JEM, Westgate, and the MRT are literally at your doorstep.”
— Buyer at launch, StackedHomes forum, 2023
Unit Sizes & Layout
J’Den offers 24 floor plan types from 1-Bedroom + Study (527 sq ft) to 4-Bedroom (1,485 sq ft) across a single 40-storey tower with 10 unit stacks. The single-tower design means every unit benefits from relatively unblocked views on the upper floors, with north-facing stacks enjoying Jurong Lake panoramas and south-facing stacks overlooking the commercial podium and JEM. The compact 1-Bedroom + Study units (527 sq ft) target investors and singles, while the 3-Bedroom (1,001–1,098 sq ft) and 4-Bedroom (1,485 sq ft) configurations cater to families.
The 2-storey commercial podium beneath the residential tower will house 7 retail units, adding a layer of convenience that most standalone condos lack. This integrated retail component also connects to the broader J-Walk pedestrian network, meaning residents can access JEM, Westgate, and Jurong East MRT without stepping outdoors. For rainy-day commutes, this sheltered connectivity is a significant quality-of-life advantage.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 73 | $2,514 | $1,446,014 |
| 2 BR | 148 | $2,539 | $1,970,946 |
| 3 BR | 107 | $2,381 | $2,848,514 |
| 4 BR | 30 | $2,399 | $3,563,933 |
Pricing & Market Position
Across 358 recorded transactions (all-time), sale prices range from $1,206,000 to $3,920,000, averaging $2,259,687.
Over the last 12 months, transactions averaged $2,392 psf.
Price Appreciation
From 2023 to 2026, the average PSF has appreciated by 1% (from $2,474 to $2,499 psf).
From the 2024 high, J'DEN prices have given back 2.8% — still 1.0% above the 2023 baseline. The most recent period recovered 4.4%, so the pullback may be finding a floor.
Price Index Check
The ShiokNest Price Index for District 22 reads 161.0 as of June 2026 — down 2.3% 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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Neighbourhood Comparison
In the Jurong East cluster, J’Den’s most direct comparisons are with J Gateway ($1,891 PSF, 738 units) and the upcoming Lakegarden Residences ($2,156 PSF, 306 units). J Gateway, completed in 2017, shares the same MRT interchange proximity and is already generating rental yields of approximately 3.5% — offering a proven income stream that J’Den cannot yet match. However, J Gateway’s older design and lower ceiling heights show their age against J’Den’s modern 40-storey tower. Sora ($2,211 PSF, 440 units) at Yuan Ching Road offers lake-fronting views and a lower PSF, but is 1.2 km from Lakeside MRT — a meaningfully weaker transit position.
J’Den’s unique selling point is the combination of MRT interchange adjacency, CapitaLand developer pedigree, and the Jurong Lake District transformation narrative. Buyers choosing J’Den over J Gateway are paying a 26% premium for newer design, better views from 40 storeys, and a bet on continued district appreciation. Those choosing J’Den over Lakegarden Residences are paying 11% more for dramatically better MRT access.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| J'DEN | 99 yrs lease commencing from 2023 | 2023 | 368 | $2,392 |
| J'DEN | 99 years leasehold | — | — | $2,475 |
| THE LAKEGARDEN RESIDENCES | 99 yrs lease commencing from 2023 | 2023 | 306 | $2,159 |
| SORA | 99 years leasehold | 2024 | 440 | $2,225 |
| J GATEWAY | 99 yrs lease commencing from 2012 | 2016 | 738 | $1,905 |
| LAKEVILLE | 99 yrs lease commencing from 2013 | 2018 | 696 | $1,642 |
Lease Decay Analysis
The 99-year lease runs from 2023, meaning approximately 3 years have already been consumed. Roughly 96 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~96 years | Full bank financing available |
| 2053 | ~69 years | CPF usage still unrestricted for most buyers |
| 2062 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2082 | ~39 years | Significant financing restrictions for next buyer |
| 2122 | Expiry | Lease reverts to state |
For a buyer purchasing today with a 10-year horizon (exit around 2036), the lease situation is essentially a non-issue — you’d be selling a property with ~86 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates J'DEN across multiple dimensions.
What Residents Say
“We bought the 3-bedder because of the MRT. My wife works at one-north, I work at Raffles Place — both are direct trains from Jurong East. No transfers, no buses. The J-Walk connection to JEM means we don’t even need an umbrella on rainy days. At this point we barely use the car.”
— Buyer couple, PropertyGuru forum, 2024
“The PSF is aggressive for Jurong, no question. But I looked at what CapitaLand delivered at One Pearl Bank and figured the quality would be there. The 40-storey single tower means genuine views, not the boxed-in feeling of cluster developments. My unit faces north toward Jurong Lake — I’m expecting a spectacular sunset view.”
— Investor-buyer, Stacked Homes discussion, 2023
“I’m cautiously optimistic. Jurong Lake District is real but it’s not built yet. The offices, the new parks, the commercial buzz — all of that is 5-10 years away. Buyers need patience. If you’re buying to flip in 2028 at TOP, you may be disappointed. If you’re holding through the transformation, J’Den is well positioned.”
— Property commentator, PLB Insights, 2024
Strengths & Weaknesses
- Just 230m from Jurong East MRT interchange — one of the best MRT proximities of any condo in Singapore
- Quad-line MRT connectivity by 2032: EWL, NSL, JRL, and CRL at a single interchange
- J-Walk covered pedestrian network connects directly to JEM, Westgate, and IMM — sheltered daily commute
- CapitaLand Development pedigree — consistent delivery quality (One Pearl Bank, d'Leedon, Interlace)
- 40-storey single tower with genuine unblocked views, especially north-facing Jurong Lake panoramas
- Jurong Lake District masterplan: 100,000 new jobs, Grade A offices, and 360 hectares of mixed-use development
- 3 primary schools within 1 km: South View (410m), Yuhua (680m), Dazhong (740m)
- 96-year remaining lease — near-full tenure with ample runway for appreciation
- 94% sold — strong market validation and established resale liquidity
- Premium OCR pricing at $2,390 PSF — 26% above J Gateway with same MRT proximity but no rental record
- Jurong Lake District masterplan is 5-10 years from full realisation — buyers are paying for future potential
- Single tower of 368 units — limited facility scale compared to mega-developments
- No rental track record yet (TOP 2028) — yield projections are speculative
- Mixed-use commercial podium may introduce foot traffic and noise at lower levels
- South-facing stacks overlook commercial zone — limited view appeal compared to lake-facing units
- Investment score of 39/100 reflects current-state metrics; transformation upside is not yet priced into data
Who This Actually Suits
The profile fits families with young children, mrt-walkable commuters, short-term flippers (<5 yr) and cpf-only buyers best. Family-suitable layout and OCR (Outside Central Region) location with established school catchments nearby.
For long-term hold (10+ yr), it can work — but weigh the trade-offs before committing.
yield-focused investors should probably look elsewhere. OCR (Outside Central Region) location with rental demand profile worth running through our Rental Yield Calculator.
One caution flagged here: avoid if mrt-dependent — MRT access is meaningfully constrained — transit-dependent buyers should consider better-connected alternatives.
Verdict
J’Den is a conviction buy on Jurong Lake District’s future. The 230-metre distance to a quad-line MRT interchange is a location attribute that virtually no other condo in Singapore can match outside the mature CBD. CapitaLand’s development pedigree, the 40-storey single-tower design offering genuine views, and the J-Walk sheltered connectivity to retail and transit create a compelling package for both owner-occupiers and investors.
The pricing, however, demands scrutiny. At $2,390 PSF in an OCR location, J’Den commands a premium that assumes the Jurong Lake District masterplan will fully materialise. Compared to nearby J Gateway ($1,891 PSF), which already has the same MRT proximity and is generating rental income, J’Den trades at a 26% premium with no rental track record yet. The 96-year lease is comfortable, but buyers are paying for a district in transition rather than an established node.
For owner-occupiers who work in Jurong or the western corridor and want MRT-integrated convenience with CapitaLand quality, J’Den is hard to fault. For investors, the thesis rests on capital appreciation as Jurong Lake District matures — a 5-10 year horizon is realistic. The 94% sell-through rate signals strong consensus, but buyers in the final tranche should ensure they are not paying a scarcity premium for the last units.
HDB Alternatives Nearby
Weighing J'DEN against staying public? These HDB towns sit within walking or short-drive distance:
- Jurong East — 4-room average $564,824 (70m away), an upgrader gap of about $1,700,000
- Bukit Batok — 4-room average $626,224 (1.4 km away), an upgrader gap of about $1,650,000
- Jurong West — 4-room average $552,572 (1.7 km away), an upgrader gap of about $1,700,000
Sources & References
Frequently Asked Questions
How close is J'Den to Jurong East MRT?
What is the Jurong Lake District masterplan?
Who developed J'Den?
What is the unit mix at J'Den?
Is J'Den connected to the malls?
Is J'Den a good investment?
Latest recorded data point: Jun 2026 · 358 records analysed · Source: URA private-sale caveats