Westmere
Overview & Key Facts
Westmere is a 280-unit condominium along Jurong East Street 13 in District 22 — one of the earlier private residential developments in what is now being reimagined as the Jurong Lake District, Singapore’s largest business district outside the CBD. Developed by Pidemco Land (which later merged with DBS Land to form CapitaLand), Westmere obtained its Temporary Occupation Permit in 1999 and sits on a 99-year leasehold from 1996.
With approximately 69 years remaining on its lease, Westmere occupies an interesting position in the market: it is old enough to have depreciated meaningfully from peak new-launch pricing, yet sits in a precinct undergoing one of the most ambitious urban transformations in Singapore. The Jurong Lake District masterplan — a 360-hectare mixed-use development anchored by the Jurong Region Line, the High Speed Rail terminus (now repurposed), and the expanded Jurong East interchange — promises to reshape the area over the next decade.
At an average PSF of around S$1,154, Westmere trades at a fraction of the price of newer neighbours like J’Den (S$2,475 psf) and Lakegarden Residences (S$2,157 psf). For buyers willing to accept an ageing development with a shorter lease runway, the entry quantum — median S$1,300,000 — is among the most accessible in the district for a private condo with genuine proximity to two MRT stations.
Location & Connectivity
Westmere’s location is quietly strategic. Chinese Garden MRT station sits approximately 0.69 km away — an 8–9 minute walk — while Jurong East MRT interchange is 0.80 km, roughly a 10-minute walk. Jurong East is a major interchange serving the North-South Line and East-West Line, with the upcoming Jurong Region Line adding a third line. For commuters heading to the CBD via the East-West Line, the ride to Raffles Place takes about 35 minutes.
For drivers, the Ayer Rajah Expressway (AYE) is readily accessible, placing the CBD within a 20-minute drive in off-peak conditions. Jurong East’s established infrastructure means daily necessities are well covered: Westgate, JCube (now being redeveloped), IMM Building, and JEM are all within a short drive or bus ride, forming one of the densest suburban retail clusters in Singapore.
The Chinese Garden and Japanese Garden — collectively Jurong Lake Gardens — are within walking distance, offering 90 hectares of parkland that few condos in Singapore can match for recreational green space. For families, this is a genuine lifestyle asset: weekend walks, cycling, and outdoor activities without needing to drive anywhere.
Schools & Education
6 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Yuhua Primary School | primary | Within 1 km |
| Jurongville Secondary School | secondary | Within 1 km |
| South View Primary School | primary | 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 |
| Fuhua Primary School | primary | Within 1 km |
| Jurong Primary School | primary | Within 1 km |
Facilities
As a late-1990s development with 280 units, Westmere’s facilities are modest by today’s standards but functional for its size. The condominium offers a swimming pool, wading pool, tennis court, BBQ pits, a gymnasium, a function room, a playground, and 24-hour security. The landscaping includes mature trees that have had over two decades to grow — lending the grounds a lush, established feel that newer developments with their freshly planted saplings cannot replicate.
The facilities are adequate for a development of this scale, but buyers coming from newer condos will notice the difference. There is no 50-metre lap pool, no sky terrace, no co-working space, and no smart-home integration. The gym equipment, while functional, reflects the era. That said, maintenance has generally been reasonable, and the smaller unit count means less competition for booking common facilities like the tennis court and BBQ pits.
One practical advantage of the compact facility set: maintenance fees remain lower than what residents of mega-developments with resort-style amenities typically pay. For owner-occupiers who primarily use the pool and gym, the facilities-to-fees ratio is acceptable. For buyers who prioritise facilities breadth, newer competitors in the area will be more appealing.
Unit Sizes & Layout
Westmere’s units were designed in an era when developers were more generous with floor area. Typical layouts offer larger living and dining spaces compared to contemporary launches, with more regular room shapes that allow for efficient furniture placement. The 280 units are spread across several blocks of modest height, and many units enjoy unobstructed views given the relatively low-rise surroundings that have characterised the Jurong East residential area.
The development offers a mix of unit types, with three-bedroom and four-bedroom configurations forming the bulk of the inventory — reflecting the family-oriented buyer profile that Pidemco Land targeted. Units facing the internal landscaping and pool area tend to be quieter, while those with outward orientations may benefit from longer-range views toward Jurong Lake.
The older design also means that units lack features now considered standard: no private enclosed spaces (PES), no yard areas in most configurations, and ceiling heights of approximately 2.6 metres versus the 2.8–3.0 metres common in newer projects. However, the more generous absolute floor areas partially compensate for these differences.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 40 | $1,031 | $1,252,012 |
| 4 BR | 1 | $1,034 | $1,479,999 |
Pricing & Market Position
Based on 41 recorded transactions, sale prices range from $910,000 to $1,560,000, averaging $1,257,572 (~$1,163 psf).
Rents range from $1,600 to $5,486 per month across 184 rental transactions. Current rental yield sits at approximately 3.7%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 33.6% (from $869 to $1,161 psf).
Neighbourhood Comparison
The competitive landscape around Westmere is defined by a stark price-versus-lease trade-off. J’Den, the newest launch in the immediate vicinity, commands approximately S$2,475 psf with a fresh 99-year lease and direct integration with Jurong East MRT interchange — more than double Westmere’s average PSF. Lakegarden Residences sits at S$2,157 psf, also with a new lease. J Gateway, completed in 2017 with approximately 82 years remaining on its lease, averages S$1,894 psf — positioned between Westmere and the new launches.
The comparison essentially asks: is the lease discount worth it? At S$1,154 psf versus S$2,475 psf, a buyer at Westmere pays roughly 53% less per square foot than at J’Den. On a typical 3-bedroom unit, that translates to a quantum difference of several hundred thousand dollars. For a buyer who plans to live in the unit for 10–15 years and does not need maximum future resale optionality, Westmere’s value proposition is clear. For a buyer thinking in 25-year horizons, the newer developments with fresh leases will almost certainly outperform on capital preservation despite the higher entry cost.
Among older condos in the area, Westmere competes with developments like The Lakeshore and Lakeholmz. The key differentiator is proximity to the MRT interchange: Westmere’s dual-station access (Chinese Garden and Jurong East) is a genuine advantage over competitors that sit further from rail connectivity. School proximity is another edge — Yuhua Primary at 0.23 km and South View Primary at 0.31 km are exceptionally close.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| WESTMERE | 99 yrs lease commencing from 1996 | 1999 | 280 | $1,163 |
| 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 1996, meaning approximately 30 years have already been consumed. Roughly 69 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~69 years | Full bank financing available |
| 2035 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2055 | ~39 years | Significant financing restrictions for next buyer |
| 2095 | 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 ~59 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates WESTMERE across multiple dimensions.
What Residents Say
“Quiet estate, good security. The pool area is well-maintained and the mature trees give the whole place a kampung feel. Downside is the age — plumbing issues are common in the older blocks.”
— Resident review via PropertyGuru
“Location is underrated. Walk to Chinese Garden MRT, Jurong Lake Gardens right there, and JEM/Westgate for shopping. For the price you pay, hard to find better access to amenities in the west.”
— Resident review via EdgeProp
“Good for families with young kids — Yuhua Primary is literally across the road. But the condo is showing its age. Lifts can be slow, and some common areas need updating.”
— Resident review via PropertyGuru
Resident feedback across platforms paints a consistent picture: Westmere is valued for its quiet environment, mature landscaping, convenient location near Jurong East amenities, and strong school proximity. The recurring concerns centre on the development’s age — ageing plumbing and electrical systems, dated common area finishes, and lift reliability. The management council has maintained the grounds to a reasonable standard given the building’s age, though residents note that major upgrading works may be needed in coming years.
Strengths & Weaknesses
- Affordable entry quantum — S$1,154 psf vs S$2,475 at J'Den
- Dual MRT access — Chinese Garden 0.69 km + Jurong East interchange 0.80 km
- Strong rental yield at 3.69% gross — well above island-wide average
- Excellent school proximity — Yuhua Primary 0.23 km, South View Primary 0.31 km
- Jurong Lake Gardens (90 ha) within walking distance
- Jurong Lake District masterplan offers long-term area transformation upside
- Mature landscaping with 25+ years of tree growth
- Generous unit sizes vs contemporary new launches
- Dense retail cluster nearby — JEM, Westgate, IMM all accessible
- CapitaLand (Pidemco Land) pedigree developer
- 69 years remaining on lease — hits 60-year CPF/loan threshold in ~9 years
- Development is 27 years old — expect significant renovation costs
- Facilities are basic by modern standards — no lap pool, sky terrace, or co-working
- Interior finishes are original 1999 fittings in most resale units
- Ageing infrastructure — plumbing and lift reliability flagged by residents
- Capital appreciation limited by lease decay trajectory
- No direct MRT station integration (unlike J'Den)
- PSF trend shows slight recent dip ($1,176 to $1,165)
- Competing with brand-new launches that offer fresh 99-year leases
Verdict
Westmere is a bet on the Jurong Lake District transformation at a fraction of the price of entry that newer launches demand. At an average PSF of S$1,154 versus S$2,475 at J’Den and S$2,157 at Lakegarden Residences, the quantum gap is substantial. For a buyer who needs to live in the Jurong East area today — perhaps working at the International Business Park, NTU, or one of the Jurong industrial clusters — Westmere offers an affordable private condo option with genuine MRT access and proximity to excellent amenities.
The critical question is the lease. With 69 years remaining today and the 60-year threshold arriving in approximately 9 years, the financing picture will begin to tighten. Banks typically cap loan tenure to ensure the remaining lease covers the borrower’s age plus loan period, and the 60-year mark is when CPF usage restrictions start to bite. For a young buyer in their early 30s today, the math still works. For a buyer in their 40s or older, the CPF and loan constraints become increasingly restrictive — and resale to the next buyer will face the same tightening.
The 3.69% gross rental yield is respectable for a private condo — meaningfully above the island-wide average — and reflects the combination of a low entry price and solid rental demand from the Jurong East employment cluster. For investors, the yield story is the strongest argument for Westmere, provided you are comfortable with the lease decay trajectory.
Ultimately, Westmere works best for owner-occupiers who plan to live there for 10–15 years and value affordability and location over prestige and newness. It is less suitable for buyers focused on long-term capital appreciation or those who may need to sell in 15–20 years, when the lease will be approaching levels that materially impact buyer willingness and financing options.