The Centris
Overview & Key Facts
The Centris is a 610-unit mixed-use development located in Jurong West Central 3, District 22 — right in the heart of Singapore’s western gateway. Developed by Guthrie Group (now Sime Darby Property) and completed in 2009, it was one of the earliest private condominiums to be integrated directly with a major suburban mall, sitting above and beside Jurong Point, one of the largest suburban shopping centres in the west.
The development holds a 99-year lease from 2006, leaving approximately 79 years remaining as of 2026. At current pricing averaging S$1,588 psf, The Centris represents one of the most accessible entry points into a genuine MRT-integrated development in Singapore. With Boon Lay MRT station just 150 metres from its doorstep, this is a development where the “MRT convenience” claim is not marketing hyperbole — it is a literal two-minute walk.
What makes The Centris increasingly interesting is context. The Jurong Lake District masterplan positions the wider Jurong area as Singapore’s second CBD — a transformation that is already underway with the Jurong Region Line, the new Science Centre, and the planned Jurong Lake District mixed-use precinct. The Centris sits at the edge of this transformation zone, and its profitability score of 75 suggests that early buyers have already captured meaningful capital gains.
Location & Connectivity
The Centris’s location story starts and ends with Boon Lay MRT, which is roughly 150 metres from the development — an exceptional proximity that very few condominiums in Singapore can match. Boon Lay station sits on the East-West Line, giving residents direct access to Raffles Place (roughly 35 minutes), Bugis, City Hall, and Jurong East interchange without a single transfer. When the Jurong Region Line opens, connectivity will improve further with additional interchange options at Boon Lay.
For drivers, the Ayer Rajah Expressway (AYE) is accessible within minutes, connecting to the CBD in approximately 20 minutes during off-peak hours. The Pan Island Expressway (PIE) is also nearby, providing cross-island connectivity to Changi Airport and the eastern districts.
The immediate neighbourhood is defined by Jurong Point mall — and this is the development’s most underrated asset. Jurong Point is not a typical suburban mall; it is one of the largest in western Singapore, housing over 400 retail and F&B outlets including FairPrice Xtra, Don Don Donki, multiple food courts, a cinema, and a wide array of dining options. Residents of The Centris have sheltered, direct access to this retail ecosystem — making daily errands and meals genuinely effortless.
The Jurong Lake Gardens is a short drive or bus ride away, offering 90 hectares of lakeside parkland — one of the largest public gardens in Singapore. For families, this provides a genuine green lung that partially compensates for the more urbanised immediate surroundings.
Schools & Education
4 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Boon Lay Secondary School | secondary | Within 1 km |
| Boon Lay Garden Primary School | primary | Within 1 km |
| Shuqun Primary School | primary | Within 1 km |
| Assumption English School | secondary | Within 1 km |
| Frontier Primary School | primary | Within 1 km |
| Jurong West Primary School | primary | Within 1 km |
| Jurong West Secondary School | secondary | Within 1 km |
| Pioneer Secondary School | secondary | Within 1 km |
Facilities
For a 610-unit development completed in 2009, The Centris offers a reasonable but not exceptional suite of facilities. The development features a swimming pool, children’s pool, gymnasium, tennis court, BBQ pits, a function room, and landscaped gardens. The facilities are spread across the development’s podium level, which sits above the commercial and retail components.
The pool area is adequate for a development of this size, though it does not match the resort-style ambitions of larger mega-condominiums. The gymnasium is functional but compact. BBQ pits and the function room serve the social needs of residents, particularly for small gatherings and weekend entertaining.
Where The Centris truly compensates for any facilities gap is its integration with Jurong Point. Residents effectively have access to a food court, supermarket, cinema, retail shops, and multiple dining options without stepping outside the broader complex. This “extended amenity” concept means that while the condominium facilities themselves are mid-tier, the total lifestyle convenience is genuinely high. Need a late-night grocery run? Jurong Point is literally downstairs. Want a quick meal without cooking? Dozens of options are a sheltered walk away.
One practical consideration: the development is now 17 years old, and some facilities show their age. Prospective buyers should inspect the common areas during a visit and factor in the likelihood of periodic upgrading costs through the management corporation.
Unit Sizes & Layout
The Centris comprises 610 units across a mix of configurations, from compact one-bedroom apartments to larger family-sized units. Unit sizes reflect the mid-2000s design era, which generally offered more generous floor plates than today’s new launches. Buyers coming from newer developments will likely notice the difference in spatial comfort, particularly in the living and dining areas.
The layout efficiency varies across unit types. Some configurations feature usable balconies and efficient kitchen placements, while others have less optimal corridor space. As with any development of this vintage, prospective buyers should inspect specific stacks rather than relying on generic floor plans — orientation and facing can make a significant difference to natural ventilation and afternoon sun exposure.
Interior finishings are typical of mid-2000s developments and most resale units will have undergone varying degrees of renovation by their current owners. Buyers should budget for renovation to update bathrooms, kitchens, and flooring to contemporary standards. The average transaction price of S$1,630,085 (approximately S$1,588 psf) leaves reasonable headroom for renovation spend while still maintaining a significant price advantage over newer launches in the area.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 18 | $1,366 | $1,265,216 |
| 3 BR | 69 | $1,435 | $1,648,268 |
| 4 BR | 22 | $1,156 | $1,849,854 |
| 5 BR | 4 | $985 | $2,076,250 |
Pricing & Market Position
Based on 113 recorded transactions, sale prices range from $1,100,000 to $2,480,000, averaging $1,641,647 (~$1,587 psf).
Rents range from $2,750 to $8,000 per month across 697 rental transactions. Current rental yield sits at approximately 3.5%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 45% (from $1,142 to $1,656 psf).
Neighbourhood Comparison
The competitive landscape around The Centris has shifted significantly with recent new launches. J’Den, the newest entrant at S$2,475 psf, offers a fresh 99-year lease and contemporary design but at a 56% premium over The Centris. For that premium, buyers get a brand-new lease clock and modern finishings, but they sacrifice the proven rental track record and immediate move-in availability. Lakegarden Residences at S$2,156 psf occupies a similar price tier — newer, more premium, but fundamentally a different value proposition than The Centris’s proven-yield story.
J Gateway at S$1,894 psf is the most direct comparable — also near Jurong East MRT and completed in a similar era. J Gateway offers slightly better proximity to Jurong East interchange (which becomes more significant when the Jurong Region Line and Cross Island Line open), but The Centris counters with its direct Jurong Point mall integration and lower entry price. The 19% PSF gap between J Gateway and The Centris is significant enough to influence the affordability calculation for many buyers.
The Centris’s strongest competitive position is for buyers who prioritise proven yield and immediate cash flow over new-launch appreciation potential. At 3.53% gross yield with 693 rental transactions demonstrating deep tenant demand, The Centris offers a more predictable income stream than any of its newer, pricier competitors — which have yet to establish their rental track records.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| THE CENTRIS | 99 yrs lease commencing from 2006 | 2009 | 610 | $1,587 |
| 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 2006, meaning approximately 20 years have already been consumed. Roughly 79 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~79 years | Full bank financing available |
| 2036 | ~69 years | CPF usage still unrestricted for most buyers |
| 2045 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2065 | ~39 years | Significant financing restrictions for next buyer |
| 2105 | 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 ~69 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates THE CENTRIS across multiple dimensions.
What Residents Say
“Location is the biggest draw — Boon Lay MRT is literally at your doorstep and Jurong Point is connected. You can live here without a car and not feel inconvenienced at all.”
— Resident review via PropertyGuru
“Good for rental — tenants love the MRT proximity and mall access. Yield has been consistent. The downside is the condo facilities are nothing special compared to newer developments.”
— Owner review via EdgeProp
“The area has changed so much since we bought in 2010. With the Jurong Lake District plans, I think the best appreciation is still ahead.”
— Long-term owner, property forum
Resident sentiment clusters around two themes: near-universal praise for the MRT and mall convenience, balanced against acknowledgment that the facilities and finishings are showing their age. Investors highlight the consistent rental demand and the Jurong transformation thesis. Families appreciate the walkability to daily necessities but note that the immediate surroundings feel more commercial than residential compared to developments further from the town centre. The development attracts a mix of owner-occupiers and tenants, with the rental proportion reflecting the strong demand from professionals working in the Jurong industrial and business corridor.
Strengths & Weaknesses
- Exceptional MRT proximity — Boon Lay station just 150m away
- Direct integration with Jurong Point mall (400+ shops, supermarket, cinema)
- Strong profitability score of 75 — consistent capital appreciation
- Steady PSF growth from $1,195 to $1,658 over five years
- Solid rental yield of 3.53% with 693 rental transactions
- 35–55% cheaper PSF than nearby new launches (J'Den, Lakegarden)
- Jurong Lake District transformation expected to drive further upside
- No car needed — MRT, mall, and amenities all within walking distance
- Strong tenant demand from Jurong industrial and business corridor
- East-West Line provides direct CBD access without transfers
- 99-year lease from 2006 — 79 years remaining, approaching 75-year threshold
- Facilities are mid-tier and showing age at 17 years old
- Interior finishings dated — renovation budget required for resale units
- Immediate surroundings feel commercial rather than residential
- Lower-floor units may experience noise from mall below
- No resort-style facilities — pool and gym are functional, not aspirational
- Investment score (68) reflects lease decay risk on longer holds
- En-bloc score of 28 — low probability of collective sale
- West-of-Singapore location perception still carries stigma for some buyers
Verdict
The Centris is a development where the location does the heavy lifting. At S$1,588 psf, you are buying 150-metre MRT access, direct mall integration, and a front-row seat to the Jurong Lake District transformation — all at a price point that is 35–55% below what nearby new launches are asking. The profitability score of 75 confirms that this is not just an affordability play; early buyers have generated meaningful capital gains, and the steady PSF trajectory from S$1,195 to S$1,658 over the past five years suggests continued upward momentum.
The rental story is solid. With 693 rental transactions indicating strong tenant demand and a gross yield of 3.53%, The Centris works for investor-occupiers and pure rental plays alike. The Boon Lay MRT proximity and Jurong Point integration are exactly the kind of tangible convenience that tenants — particularly working professionals commuting along the East-West Line — are willing to pay for.
The honest caveat is the lease. At 79 years remaining (dropping to 75 in four years), the development is entering the zone where lease decay starts to weigh on long-term appreciation potential. Buyers planning to hold for 15+ years should model their exit assumptions carefully — a sub-60-year lease will face increasing financing friction. For a 5–10-year hold, the lease is unlikely to be a material issue, but it shapes the investment thesis around medium-term rather than generational wealth.
The facilities are adequate, not outstanding — but the Jurong Point integration more than compensates for daily lifestyle needs. If you prioritise MRT convenience, rental yield, and transformation upside over resort-style facilities and prestige postal codes, The Centris deserves serious consideration.