RPS · Resale Project Scorecard
J Gateway — Grade A
RPS score 7.16/10 · D22 · Boon Lay, Jurong, Tuas · 738 units · scored across 7 weighted factors — methodology published.
99YR · MCC Land · TOP 2016
Strong project with clear strengths. Standout strengths: project size, MRT access. Key weaknesses: schools.
Factor breakdown
- Project's Historical Performance25% weight
- 8/10
- Primary School Effect20% weight
- 3/10
- Project Size16% weight
- 10/10
- MRT Proximity13% weight
- 9/10
- Rental Yield10% weight
- 6/10
- Tenure10% weight
- 8/10
- Future Transformation6% weight
- 6/10
Avg Ann. of +2.33% — top-quartile performance within its 2016-era cohort (71th percentile).
2 primary schools within 1km (nearest: FUHUA PRIMARY SCHOOL at 0.63km). Moderate school access.
738 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover.
270m from Jurong East Mrt Stn (EW24 / NS1) — direct, walk-in MRT access. Strong commuter appeal.
Rental yield of 3.56% — above-average income return.
99YR tenure — about 85 years remaining — no near-term decay concern.
Moderate future-catalyst exposure — nearest meaningful driver: Jurong Lake District (2nd CBD) at 0.12km. Some forward-looking tailwind, but the impact is more diffuse than for adjacent-zone projects.
Primary schools within 1km: Fuhua Primary School, Yuhua Primary School.
The verdict· Scores updated September 2026
J Gateway scores 7.16 out of 10 on the TRIBE Resale Project Scorecard, Grade A, ranking 279th of 2,357 resale condos scored in Singapore and 15th of 22 in District 22 (Boon Lay, Jurong, Tuas). Its strongest factors are Project Size (10/10) and MRT Proximity (9/10); its weakest is Primary School Effect (3/10). Strong project with clear strengths. Standout strengths: project size, MRT access. Key weaknesses: schools.
See all 22 scored condos in District 22 (Boon Lay, Jurong, Tuas) →
RPS · Resale Project Scorecard
Recent resale transactions at J Gateway
12 months to September 2026 (Oct 2025 – Sep 2026): 28 resale transactions, median $2,140 psf, median price $1.51M. Median PSF is up 6.3% on the previous 12 months (Oct 2024 – Sep 2025, $2,013 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 7 | $2,183 psf | $1.51M |
| Jan–Mar 2026 | 5 | $2,148 psf | $1.25M |
| Apr–Jun 2026 | 10 | $2,118 psf | $1.55M |
| Jul–Sep 2026 | 6 | $2,126 psf | $1.74M |
| 12-month total | 28 | $2,140 psf | $1.51M |
Aggregates of URA REALIS resale caveats (data to September 2026). A specific unit's value depends on floor, size, facing and condition — for a unit-level read, use the Resale Price Check.
J Gateway: frequently asked questions
Answers generated from the scorecard data — RPS rank 279th of 2,357, scores updated September 2026.
- Is J Gateway a good buy in 2026?
- J Gateway scores 7.16/10 on the TRIBE Resale Project Scorecard (Grade A), which places it 279th of 2,357 Singapore resale condos and 15th of 22 in District 22 (Boon Lay, Jurong, Tuas). Strong project with clear strengths. Standout strengths: project size, MRT access. Key weaknesses: schools. RPS scores project-level demand fundamentals — not a specific unit or its asking price — so read the grade as a screen: it tells you whether the drivers of resale demand are present, and the price you pay still decides the outcome.
- What is the average PSF at J Gateway?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 28 resale transactions at J Gateway, at a median of $2,140 psf and a median price of $1.51M (range $1,660 psf to $2,271 psf). The median PSF is up 6.3% on the previous 12 months (Oct 2024 – Sep 2025, $2,013 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is J Gateway from the nearest MRT station?
- J Gateway is about 270m from Jurong East MRT (EW24 / NS1), scoring 9/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does J Gateway compare with Lake Life?
- Lake Life is the project scored next to J Gateway on the District 22 ranking: 7.18 (Grade A) against J Gateway's 7.16 (Grade A). J Gateway scores higher on MRT Proximity (9 vs 4); Lake Life scores higher on Project's Historical Performance (8 vs 10) and Rental Yield (6 vs 8).
- Which primary schools are within 1km of J Gateway?
- 2 primary schools are within 1km of J Gateway: Fuhua Primary School, Yuhua Primary School. 2 primary schools within 1km (nearest: FUHUA PRIMARY SCHOOL at 0.63km). Moderate school access. J Gateway scores 3/10 on the Primary School Effect factor (20% of the RPS score), which weights each school by its recent P1 ballot demand.
- What is the tenure of J Gateway, and how big is the project?
- J Gateway is 99-year leasehold, completed in 2016, has 738 units, developed by MCC Land. 99YR tenure — about 85 years remaining — no near-term decay concern. 738 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover. Tenure carries 10% of the RPS score and Project Size 16%.
Also discussed in: These Are Our Top 5 Condos in Jurong
Scored either side of J Gateway in Boon Lay, Jurong, Tuas
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
Free condo report
Email me this condo's report
Get the full report on J Gateway — PSF trends, rival comparison, and our verdict — in your inbox.