These Are Our Top 5 Condos in Jurong

Jurong usually gets discussed as a future story — the Jurong Lake District, the second CBD, the Jurong Region Line. The resale data says the outperformance has already happened. District 22's mean RPS score is 7.25 against a national mean of 5.94, and 10 of its 22 scored condos hold S grades — a 45% S-grade rate, nearly five times the Singapore-wide 9%.

We ranked every condo in the Jurong East, Jurong West, Boon Lay and Lakeside area strictly by overall RPS score. No editorial overrides, no sponsor placements. These are the top five.

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How We Ranked

The Resale Project Scorecard (RPS) grades 2,369 resale condominiums across Singapore (as of June 2026) on seven weighted factors: secondary market performance, schools, project size, MRT proximity, tenure, rental yield and future transformation. The secondary market score is cohort-relative — each condo is measured against projects that reached TOP in the same two-year window, so a 10 means top-quartile appreciation against its own vintage, not just a rising district tide. The full methodology is published at tribesg.com/rps.

District 22 spans Boon Lay, Jurong and Tuas. Unlike D18 or D19, where one district code mixes several towns, every scored D22 condo sits in the Jurong East–Jurong West–Lakeside belt — so the district ranking and the "Jurong" ranking are the same list.

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The Top Five at a Glance

All five are S-grade, 99-year leasehold, and between 610 and 712 units. All five sit within 510m of an East-West Line station. That uniformity is not a coincidence — more on that below.

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1. The Centris — 9.30

CapitaLand's 610-unit project above Jurong Point is the highest-scoring condo in the district, with perfect 10s on five of seven factors: schools, secondary market, MRT, size and future transformation.

The secondary market case is the headline. The scorecard reads:

"Avg Ann. of +4.57% places this condo in the top 4% of its 2009-era cohort — exceptional capital appreciation relative to peers of the same vintage."

It is 110m from Boon Lay MRT (EW27) — walk-in access — with five primary schools within 1km, the nearest being Frontier Primary at 0.62km. On future transformation, the data notes the closest catalyst is Bahar Junction MRT (JS7, JRL1) at 0.36km, putting it "directly within a URA Masterplan zone or new MRT catchment."

The one soft spot: tenure. At TOP 2009, the lease has roughly 79 years remaining — "some long-term decay exposure but not imminent," per the scorecard. Rental yield of 3.51% scores a 6.

2. Caspian — 9.08

CDL's 712-unit Caspian, 360m from Lakeside MRT (EW26), posts an even sharper cohort result than The Centris:

"Avg Ann. of +4.31% places this condo in the top 2% of its 2012-era cohort — exceptional capital appreciation relative to peers of the same vintage."

Schools score a perfect 10 — four primary schools within 1km, with Rulang Primary at 0.41km. Future transformation scores 9, anchored by Corporation MRT (JS5, JRL1) at 0.98km. With about 81 years left on the lease, tenure scores 8, a notch better than The Centris. Rental yield of 3.49% is the weakest factor at 5.

3. The Lakefront Residences — 8.82

Sim Lian's 629-unit project is the closest of the five to a station — 260m from Lakeside MRT — and shares Caspian's school catchment, with Rulang Primary at 0.39km (schools: 10). Secondary market performance scores 9:

"Avg Ann. of +2.45% — top-quartile performance within its 2014-era cohort (83th percentile)."

Future transformation scores 8 on the same Corporation MRT catalyst (1.05km). With roughly 83 years of lease remaining and a 3.43% rental yield, its profile is essentially a slightly younger, slightly cheaper-vintage Caspian.

4. Lake Grande — 8.60

MCL Land's 710-unit Lake Grande is the youngest project on the list (TOP 2019) and the income play: a 4.31% rental yield earns the highest yield score of the five (8/10), and the scorecard calls it a "strong income return."

Schools still score 10 — three primaries within 1km, Shuqun Primary at just 0.33km — and Lakeside MRT is 400m away. The trade-off is the secondary market score of 7: at +3.58% average annualised, it sits at the 66th percentile of its 2019-era cohort. Solid, but the 2019 vintage is a competitive one. Lease runway is the longest in the top five at about 88 years.

5. Lakeville — 8.41

Lakeville, also by MCL Land (696 units, TOP 2017), rounds out the list with the most balanced scorecard: no factor below 5, five factors at 8 or above. Appreciation of +2.66% annualised puts it at the 70th percentile of its 2017 cohort (secondary: 8). It is the furthest of the five from a station — 0.51km to Lakeside MRT, "a short walk" rather than walk-in — and shares Lake Grande's school catchment (Shuqun at 0.47km, schools: 10) and its Hong Kah MRT (JS4, JRL1) future-transformation catalyst at 1.32km.

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The Pattern

Put the five scorecards side by side and the Jurong formula is unmistakable.

• Lakeside is the spine. Four of the five top scorers cluster within 510m of Lakeside MRT; the fifth is 110m from Boon Lay. In a district built around two East-West Line stations, walk-in MRT access is close to a prerequisite for an S grade.
• Schools are a 10 across the board. Every condo in the top five scores a perfect 10 on the schools factor, drawing on Rulang, Shuqun, Lakeside, Frontier and Boon Lay Garden Primary catchments. As with D19, school proximity is a resale premium that doesn't depreciate.
• The 600–750 unit sweet spot. All five score 10 on project size — large enough for liquidity and full facilities, small enough to avoid mega-development crowding.
• The JRL is the second act. Every project in the top five scores 8 or higher on future transformation, each pegged to a named Jurong Region Line station — Bahar Junction, Corporation or Hong Kah — under 1.4km away.

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The Honest Caveats

No freehold exists in this conversation. All 22 scored D22 condos are 99-year leasehold. If freehold tenure is a hard requirement, this district doesn't have an answer, and The Centris in particular — at about 79 years remaining — carries the most lease-decay exposure of the five.

The famous name underperforms the ranking. J Gateway, the 738-unit project 270m from Jurong East MRT and 0.12km from the Jurong Lake District zone, scores 7.16 — an A grade, but ninth in the district. Its schools score of 3 (two primaries within 1km, "moderate school access") and a 72nd-percentile cohort result keep it off this list. Proximity to the second CBD, by itself, has not been enough.

Yield is the recurring soft factor. Three of the five top condos score 5–6 on rental yield. If income return is your primary objective, Lake Grande (4.31%) is the only one of the five the data flags as "strong."

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The Bottom Line

Jurong's top condos are not speculative bets on a future CBD. They are projects that have already outperformed their own vintage cohorts — in The Centris's and Caspian's case, landing in the top 4% and top 2% respectively — while the Jurong Region Line and Jurong Lake District catalysts are still in the pipeline. The data's verdict is that the formula here is boringly consistent: walk-in MRT, a deep primary school catchment, 600–750 units, and a named JRL station on the horizon.

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Check How Your Condo Scores

Every condo in this article is among the 2,369 independently scored across Singapore — each graded on seven weighted factors: secondary market performance, schools, size, MRT proximity, tenure, rental yield, and future transformation.

Score your resale condo on RPS →

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Silas Tan is a District Director at Huttons Asia and co-founder of TRIBE. He built the Resale Project Scorecard (RPS) using 126,000+ URA REALIS transactions. This article is for informational purposes and does not constitute financial or investment advice. CEA Registration R000303I.