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District 22 · OCR · Outside Central Region

District 22 — Jurong, Boon Lay, Tuas

Jurong is a bet on the Jurong Lake District masterplan. $1,607 psf today across 272 transactions, with the west's largest and cheapest HDB pool underneath.

Jurong EastJurong WestBoon LayLakesideTuas

Figures pulled 23 July 2026 from URA caveat data and HDB resale registrations — completed transactions, not portal asking prices.

Private condo

$1,828 psf

median $1,740,000

445 caveats

HDB 4-room · JURONG WEST

$538,000

621 resales

Condo rent

$4,500 / month

554 contracts

MRT

East West, North South, Jurong Region Line (from 2027)

Why people move here

District 22 is a bet on the Jurong Lake District masterplan, sitting on top of the most affordable HDB market in Singapore. Jurong West’s 4-room median is $538,000 across 621 transactions — the lowest of any town measured here — which makes this the easiest district in the country to buy into.

What moves price here

  1. The cheapest HDB entry point on the island. $538,000 for a 4-room, with 621 transactions behind it. That is depth, not a handful of distressed sales.
  2. The private market is genuinely small. Only 16 projects transacted in twelve months across 445 caveats. Almost every other district on this site has two to five times the choice.
  3. Which produces an unusually wide spread. Lakepoint Condominium at $834 psf against J’Den at $2,467 — a 3.0× range. In a thin market, individual project quality dominates everything else.
  4. Jurong Lake District is the thesis, and it is unproven. Pricing on new launches like The Lakegarden Residences ($2,210 psf) and Sora ($2,346) already embeds a lot of that future. Whether it delivers on the stated timeline is the single biggest variable here.

The upgrade, in actual numbers

$538,000 for the flat against a district median private home of $1,740,000 leaves a $1.2m gap — and unusually, the affordable HDB side makes it harder, not easier. You are starting from the lowest sale proceeds of any district while facing a private market priced on future promise.

That is worth saying plainly, because the “cheap district” framing cuts the other way for upgraders. For a first-time buyer, D22 is the most accessible district in Singapore. For someone selling a Jurong West flat to buy private in the same area, it is one of the harder jumps.

Who District 22 suits

If you’re a first-time buyer: this is the most accessible entry into home ownership anywhere on the island, with real amenities and three MRT lines eventually serving it.

If you’re buying private: long-horizon buyers backing the masterplan. Be honest with yourself that you are buying a plan, and that the 16-project market gives you limited exits.

If you’re selling to buy locally: run the numbers carefully. The gap is wide relative to your starting equity, and the EC route or a different district may serve you better.

What to check before you commit

  • Realistic timelines on the Lake District build-out, and what is actually funded versus announced.
  • Which of the 16 projects you are actually comparing against — with a 3.0× spread, the district median tells you almost nothing.
  • Industrial proximity on the western edge.
  • Which MRT line serves your block, and when — the Jurong Region Line is not open yet.

Can you afford it?

What income does District 22 actually need?

Banks don't test you at the rate they advertise. They test you at the MAS floor of 4%. Here's the gross household income needed to clear that test on a median-priced home here.

Median homePriceLoan at 75%Monthly at 4%Income needed
HDB 4-room resale · JURONG WESTMSR 30% cap$538,000$403,500$2,130$7,099
Private condoTDSR 55% cap$1,740,000$1,305,000$6,888$12,524

What this does not include

This is the arithmetic on a median home, nothing more. Your real ceiling moves with existing debt (a car loan bites hard), your CPF balance, your age — which caps loan tenure — citizenship, and how much cash you hold for the portion CPF can't cover. It also assumes a 25-year tenure and no other borrowings. Two households on identical incomes routinely get very different answers.

Run my actual numbers — free

Assumes 75% loan-to-value on a first housing loan, 25-year tenure, and the MAS medium-term interest rate floor of 4% used for TDSR/MSR computation. Income figures are gross monthly household income with no other debt. Frameworks per MAS; property medians from URA caveats and HDB resale registrations.

The private market

Which condos actually trade here.

The district median is an average of very different buildings. These are the projects with the most completed transactions in the last 12 months — the ones you'll actually be comparing against.

ProjectDealsMedian psfTenure
The Lakegarden ResidencesNew launch73$2,21099-yr
Lake Grande50$1,90299-yr
Lakeville41$1,81999-yr
The Lakeshore39$1,49999-yr
SoraNew launch37$2,34699-yr
J Gateway36$2,13899-yr

One district, 3.0× the price. Lakepoint Condominium trades at $834 psf (13 deals) while J'Den trades at $2,467 psf (16 deals) — both in District 22. Age, tenure, facilities and exact location drive that gap. It's why a district median is a starting point, never a valuation.

16 projects transacted in District 22 over the 12 months to July 2026, across 445 caveats. Ranked by transaction volume. Median psf per project from URA caveat data — completed transactions, not asking prices. “New launch” marks projects where most deals were new sales from the developer. The high/low comparison above only uses projects with at least 5 transactions, so a one-off sale never sets the range.

Let's run your numbers before you commit.

Tell me where you are — thinking about it, actively looking, or already got an offer on the table. I'll come back with the actual figures for your situation. Free, no obligation, no pressure.

Get my free numbers breakdownWhatsApp +65 9806 0007

I reply within one business day. · Eugene Tan · CEA R074026J · PropNex Realty