J'den
J’Den is a 368-unit mixed-use integrated development on Jurong East Central 1 in District 22 (Jurong East), developed by Tanglin R.E. Holdings (a CapitaLand entity) on a 99-year lease commencing 2023 and obtaining TOP in 2023. The project replaced the JCube ice rink on a strategic plot at the heart of Jurong Lake District (JLD) — Singapore’s second CBD per the URA JLD master plan — pairing 368 residential units above a multi-storey retail podium directly adjacent to Jurong East MRT.
This review evaluates J’Den on the dimensions that matter for an Outside Central Region (OCR) integrated-development purchase: the JLD master-plan thesis, the four-line interchange unlock (East-West + North-South today, plus the Cross Island Line and Jurong Region Line from 2027–2029), the boutique 368-unit facility-load, and comparative value against established peers Lake Grande, Lakeville, and J Gateway. Use the mortgage calculator and affordability calculator to stress-test entry PSF against the JLD growth runway.
Snapshot as of 2026-05 — figures above reflect publicly available URA/HDB data at the time of this editorial review (as of 2026-05).
Jurong East sits in the Outside Central Region (OCR) per URA Master Plan zoning, but the planning area is on a unique trajectory: the JLD master plan designates Jurong East as Singapore’s second CBD, with ~3,800 new homes, 100,000 jobs, and 250,000 sqm of commercial space planned over the next two decades. The district price heatmap already shows D22 pricing pushing toward RCR-adjacent levels as the master-plan thesis prices in.
Connectivity is the single strongest J’Den thesis. Jurong East MRT today is a two-line interchange (East-West Line + North-South Line) directly under the development. The Cross Island Line (CRL Phase 2, opening ~2032) and the Jurong Region Line (JRL Stage 1, opening 2027) both add stations at Jurong East, making it a four-line interchange by ~2032 — matching Dhoby Ghaut and outranking most OCR nodes. Drive times to the CBD via the PIE/AYE run 22–28 minutes off-peak; Tuas industrial belt and NUS are sub-15 minutes.
Retail and lifestyle density at J’Den’s doorstep is unmatched in the OCR: Jem, Westgate, and IMM form a contiguous mall cluster within a 5-minute sheltered walk, with JCube’s replacement (now J’Den’s podium) reinforcing the F&B and entertainment offering. The Jurong Lake Gardens — Singapore’s third national gardens after Botanic Gardens and Gardens by the Bay — sits a 10-minute walk west. School catchments draw from Jurong Primary, Fuhua Primary, Crest Secondary, and River Valley High (an IP school), with Nanyang Technological University and the National University of Singapore reachable in 20–25 minutes.
On lease economics: a 99-year tenure from 2023 leaves J’Den with ~99 years of runway at TOP — one of the longest lease balances available on any 2023 launch. CPF and bank LTV calculations are completely undiscounted on lease-curve grounds. The side-by-side comparison tool and lease decay calculator let you model the lease-curve scenarios against shorter-balance Jurong peers.
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 | 28 | $2,391 | $3,551,714 |
Pricing & Market Position
Based on 356 recorded transactions, sale prices range from $1,206,000 to $3,920,000, averaging $2,251,399 (~$2,390 psf).
Price Appreciation
From 2023 to 2026, the average PSF has declined by 0.3% (from $2,474 to $2,467 psf).
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 | $2,390 |
| 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 |
| LAKEVILLE | 99 yrs lease commencing from 2013 | 2018 | 696 | $1,633 |
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
1. Jurong Lake District master-plan epicentre. J’Den sits at ground zero for Singapore’s second-CBD build-out. The URA JLD master plan commits to ~3,800 new homes, ~100,000 jobs (anchored by tech, R&D, MICE, and tourism), and a 60-hectare lakeside precinct. Owners benefit from a 15–20 year structural tailwind as the precinct matures — analogous to Marina Bay’s 2000s–2010s arc.
2. Four-line MRT interchange (post-CRL/JRL). Jurong East MRT today is EWL + NSL. The Jurong Region Line adds a Jurong East station in 2027, and the Cross Island Line Phase 2 adds another by ~2032 — making this a four-line interchange, a connectivity profile shared only by Dhoby Ghaut, Marina Bay, and Outram Park. The rental-demand catchment widens materially from 2027 onward.
3. Premium 99-year lease balance. At 99 years from 2023, J’Den’s remaining tenure (~99 years at first resale) is essentially undiscounted in any CPF/LTV calculation per the MAS lending rules. Lease-curve risk is a non-issue for the next 30+ years — a key differentiator versus older Jurong stock like J Gateway (2011 lease start).
4. Integrated mixed-use with sheltered MRT access. Residents access Jurong East MRT, Jem, Westgate, and IMM via covered linkways without surfacing — a wet-weather convenience that drives tenant retention and short-let demand. The retail podium itself replaces JCube and adds F&B, lifestyle, and entertainment density directly under the residential block. This integrated typology commands a structural rental premium per IRAS rental data patterns.
5. CapitaLand developer pedigree. Tanglin R.E. Holdings is a CapitaLand vehicle — one of Singapore’s two strongest residential developers by track record. Build quality, defect liability, and management-corporation handover quality tend to be best-in-class, materially de-risking the 5–10 year owner experience.
1. 368-unit boutique facility-load. J’Den’s 368-unit count is unusually small for an integrated mixed-use development. Maintenance fee per share-value is structurally higher than 600–1,000-unit peers because the facility stack (pool, gym, function rooms, security) amortises over a smaller base. Buyers should model the monthly maintenance line in the cash flow calculator before committing.
2. JLD construction timeline drags through 2030s. The master-plan tailwind is real but slow. Active construction of new commercial blocks, MRT lines, and infrastructure will mean dust, noise, road diversions, and visual disruption around J’Den for ~10 years. Owner-occupiers should expect ongoing precinct-construction friction; investors should price the rental-tenant comfort impact.
3. RCR-adjacent pricing already. J’Den launched at ~S$2,400–S$2,500 psf — pricing that compresses the OCR-to-RCR gap that historically rewarded Jurong buyers. The price heatmap shows D22 catching up rapidly to neighbouring Bukit Timah-adjacent zones. Future upside requires the JLD master-plan thesis to deliver on schedule; downside risk is material if precinct execution slips.
4. Competing supply at TOP cohort. Lake Grande (2018 TOP), Lakeville (2017 TOP), and J Gateway (2016 TOP) all enter the secondary-market resale pool with shorter leases but established track records. J’Den buyers pay a lease-balance premium today; whether that premium is recoverable on resale depends on the comparative shopper’s lease-versus-newness preference.
5. East-West Line and North-South Line congestion. Both lines are among Singapore’s most loaded. Morning-peak crowding at Jurong East is well-documented despite the interchange capacity. The CRL/JRL additions will relieve some load, but until 2027 the only options for direct CBD access are the EWL (to Raffles Place) and NSL (to Orchard/City Hall).
Good fit: West-side professionals working in Jurong Industrial Estate, NUS, NTU, or the upcoming JLD commercial cluster who value four-line connectivity, integrated mall access, and a 15–20 year master-plan tailwind. Investors with a 7–10 year hold horizon who can tolerate JLD construction friction and want to ride the second-CBD thematic. Couples or small families prioritising sheltered access to Jem/Westgate/IMM and proximity to Jurong Lake Gardens. The CapitaLand build-quality premium also resonates with quality-first owner-occupiers.
Marginal fit: Investors seeking immediate rental yield — D22’s rental market is solid but not premium, and the JLD thesis pays in capital appreciation more than yield in the first 5 years. Larger families needing 4-bedroom layouts at scale — J’Den’s 368-unit count means a limited 4BR pool. Buyers averse to construction disruption: the JLD build-out will be visible from J’Den for the next decade.
Poor fit: Buyers prioritising mature, low-volatility neighbourhoods — J’Den is the opposite, a master-plan growth bet. CCR-prestige seekers (consider D9/D10 alternatives via the comparison tool). Yield-first investors comparing against newer East-side launches with stronger immediate rental dynamics. Households below S$15k combined income may find the entry quantum (S$1.5M+ for 2BR) binding against MSR/TDSR caps per MAS Notice 645.
Verdict: a high-conviction JLD master-plan bet for buyers with a 7–10 year horizon and tolerance for precinct-construction friction. J’Den’s structural appeal sits in four places: the Jurong Lake District master-plan thesis that positions D22 as Singapore’s second CBD, the four-line MRT interchange unlock from 2027–2032, the 99-year fresh lease that removes lease-curve drag entirely, and the integrated mixed-use typology with sheltered access to Jem, Westgate, and IMM. CapitaLand developer pedigree adds an underwriter-grade build-quality premium.
The honest constraints are the 368-unit boutique facility-load (higher maintenance per share-value than 800-unit peers), the decade-long JLD construction backdrop, the RCR-adjacent entry PSF that compresses historical Jurong upside, and the competing supply from Lake Grande, Lakeville, and J Gateway. Buyers should size their loan against TDSR (55%) per MAS Notice 645, and model both the 5-year hold and the 10-year master-plan-completion scenarios in the mortgage calculator, affordability calculator, and cash flow calculator.
If your conviction in the JLD master-plan delivery is high, your hold horizon is 7+ years, and you value four-line connectivity plus integrated mall access, J’Den is a credible high-quality OCR pick that should rerate as CRL/JRL deliver and commercial supply lands. If you need yield from day one or are averse to multi-year precinct construction, an established Jurong peer or East-side alternative is the better frame.
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?
How does J’Den compare to Lake Grande, Lakeville, and J Gateway?
All four are Jurong-area condos with different lease vintages and integration levels. J Gateway (TOP 2016) was the first integrated Jurong launch, mall-adjacent to Jem. Lakeville (TOP 2017) and Lake Grande (TOP 2018) sit lakeside with longer commutes to Jurong East MRT. J’Den’s edge is the freshest lease (2023 vs 2011–2014) and the four-line interchange unlock from 2027. Use the side-by-side comparison for current PSF and lease-balance deltas.
What replaced JCube on this site?
JCube — the former ice-skating-rink mall — was demolished in 2023. J’Den’s podium now houses the replacement retail, F&B, and lifestyle offering, with 368 residential units above. The Olympic-size ice rink itself was not rebuilt; Singapore’s ice-skating activities relocated to The Rink at JCube’s successor venues.
What is the developer’s track record?
Tanglin R.E. Holdings is a CapitaLand entity. CapitaLand is one of Singapore’s two strongest residential developers, with multi-decade track records across CCR/RCR/OCR. Build quality, defect liability rectification, and management-corporation handover quality are typically best-in-class.
What loan caps apply?
J’Den is a private condominium — LTV is 75% for first property (banks only; HDB loans not applicable to private). TDSR (55%) applies per MAS Notice 645; MSR does not apply to private property. ABSD applies for foreigners (60%) and second-property Singapore Citizens (20%). Stress-test in the affordability calculator.