OCR - 2000 transactions in last 3 years
District 22 (Boon Lay, Jurong) is in the Outside Central Region - the suburban heartlands where entry prices are lowest and gross yields tend to be highest, supported by HDB upgrader demand and family-oriented amenities.
Last transaction: 2026-06-01. Source: URA private residential PMI.
Composite of appreciation (40%), yield (20%), supply (20%), schools (20%) - ranked against all 28 districts.
Ranked by transaction volume in the last 3 years.
| # | Project | Median PSF | Norm PSF | Gross Yield | Txns (3Y) | Incoming Units |
|---|---|---|---|---|---|---|
| 1 | J'DEN | $2,476 | $2,589 | N/A | 356 | 368 |
| 2 | THE LAKEGARDEN RESIDENCES | $2,149 | $2,246 | N/A | 287 | 306 |
| 3 | SORA | $2,246 | $2,348 | N/A | 200 | 440 |
| 4 | WESTWOOD RESIDENCES | $1,318 | $1,483 | N/A | 109 | - |
| 5 | LAKE GRANDE | $1,846 | $2,069 | 4.1% | 97 | - |
| 6 | LAKEVILLE | $1,757 | $1,983 | 3.9% | 88 | - |
| 7 | THE LAKESHORE | $1,470 | $1,748 | 3.7% | 85 | - |
| 8 | J GATEWAY | $2,018 | $2,287 | 4.0% | 78 | - |
| 9 | PARC OASIS | $1,198 | $1,530 | 3.6% | 73 | - |
| 10 | PARC VISTA | $1,129 | $1,401 | 3.8% | 67 | - |
| 11 | LAKE LIFE | $1,442 | $1,628 | N/A | 63 | - |
| 12 | THE FLORAVALE | $1,032 | $1,263 | N/A | 63 | - |
| 13 | THE LAKEFRONT RESIDENCES | $1,672 | $1,910 | 3.8% | 59 | - |
| 14 | THE CENTRIS | $1,572 | $1,828 | 3.7% | 57 | - |
| 15 | CASPIAN | $1,508 | $1,737 | 3.6% | 49 | - |
About this number
Normalized PSF uses Bala's Table - the Singapore Land Authority differential premium reference for valuing leasehold against freehold. Bala values a fresh 99-year lease at 96% of freehold; the curve drops non-linearly, reaching ~75% at 50 years remaining and ~60% at 30 years.
Below 40 years remaining we stop normalizing because the curve diverges from market reality once CPF withdrawal restrictions and bank LTV cliffs dominate.
A separate 5% adjustment applies to projects whose lease commenced before 2023, reflecting the older strata-area measurement convention (which counted air-con ledges and bay windows).
Source: Singapore Land Authority differential premium reference (Bala's Table).
4 tracked primary schools, including 2 elite-tier.