OCR - 1955 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: 2026-04-01. 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 | 281 | 306 |
| 3 | SORA | $2,239 | $2,340 | N/A | 186 | 440 |
| 4 | WESTWOOD RESIDENCES | $1,309 | $1,472 | N/A | 112 | - |
| 5 | LAKE GRANDE | $1,845 | $2,068 | 4.1% | 93 | - |
| 6 | LAKEVILLE | $1,749 | $1,975 | 3.9% | 85 | - |
| 7 | THE LAKESHORE | $1,469 | $1,747 | 3.7% | 85 | - |
| 8 | J GATEWAY | $2,013 | $2,281 | 4.0% | 74 | - |
| 9 | PARC OASIS | $1,197 | $1,529 | 3.6% | 69 | - |
| 10 | PARC VISTA | $1,131 | $1,403 | 3.8% | 66 | - |
| 11 | LAKE LIFE | $1,438 | $1,623 | N/A | 61 | - |
| 12 | THE FLORAVALE | $1,029 | $1,259 | N/A | 60 | - |
| 13 | THE LAKEFRONT RESIDENCES | $1,663 | $1,900 | 3.8% | 59 | - |
| 14 | THE CENTRIS | $1,567 | $1,822 | 3.7% | 54 | - |
| 15 | CASPIAN | $1,508 | $1,737 | 3.6% | 48 | - |
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.