Issue 365

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 CONTENTS FROM THE

p2 Condos in Jurong East – Singapore’s

EDITOR
Welcome to the 365th edition of the
Singapore Property Weekly.
Second CBD
Hope you like it!
p10 Resale Property Transactions
Mr. Propwise
(July 2 – July 6)

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 SINGAPORE PROPERTY WEEKLY Issue 365

Condos in Jurong East – Singapore’s Second CBD

By KK Tong (guest contributor) Jurong East is an estate located in the West

of Singapore with a population of 84,980 as at
2015. Originally, it was where the Singapore
station for the High Speed Rail (HSR) project
was to be located. Unfortunately, the project
has been scrapped by the Malaysian
government.

Nevertheless, the estate straddles part of

Jurong Gateway, the planned commercial hub
for Singapore’s second CBD. According to the
Government’s 2008 master plan, the area
around Jurong East MRT and its environs will
be transformed into a destination for
business, leisure and living.

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 SINGAPORE PROPERTY WEEKLY Issue 365

Amenities in Jurong East like J-Cube, Westgate, Jem, IMM, and Bog
Box – most daily necessities can be found in
Similar to other residential areas in
these malls. Foodwise, numerous eateries
Singapore, Jurong East has all the amenities
are found in these malls, and that is not
and infrastructure in place for residents.
counting the many coffee shops dotted
Shops, eateries, recreational facilities, and
around the vicinity.
educational institutes are easily found here.
Medical facilities are not lacking either. The
Primary schools include Fuhua, Jurong, and
Ng Teng Fong General Hospital and the
Yuhua, while the secondary schools located
Jurong Community Hospital provide all
here are Commonwealth, Jurongville, and
necessary medical needs.
Shuqun.
Transport wise, Jurong East is served by the
For sports and recreation, the Jurong East
Jurong East and Chinese Garden MRT
Sports and Recreation Centre offers
Stations. Jurong East Station is part of the
swimming facilities and water slides, a
East-West Line as well as the North-South
stadium, gym, and sports hall. Furthermore,
Line. The Bus Interchange at Jurong East has
The Singapore Science Centre, Snow City,
services running to all parts of Singapore, and
and the Chinese Gardens are all located in
even to Johor Bahru. Drivers can access the
Jurong East. The four-storey Jurong Regional
rest of the island via the AYE (Ayer Rajah
Library caters to students and book lovers.
Expressway) and the PIE (Pan Island
Shopping in Jurong East can be done in malls Expressway).
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 SINGAPORE PROPERTY WEEKLY Issue 365

Our Criteria for Shortlisting Condos

With an established infrastructure in place

and further upcoming developments, what are
the condos that buyers can consider? As in
any other part of the island, the choices are
many, but which are the condos buyers
should go for? As usual, our criteria is to look
at developments which are already completed
and are relatively near to MRT stations.

For Jurong East, our 4 shortlisted condos are Figure 1: J-Gateway

J-Gateway, Westmere, Parc Oasis, and The
Mayfair.

Condo #1 – J-Gateway

The newest condo of the 4 shortlisted, J-

Gateway was completed in 2017 by MCL
Land. Its location is within a short walking
distance to the Jurong East MRT Station and
the surrounding malls.

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 SINGAPORE PROPERTY WEEKLY Issue 365

Condo #2 - Westmere

Our second condo, Westmere, was

completed in 1999 by Capitaland.

Figure 2: Westmere

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 SINGAPORE PROPERTY WEEKLY Issue 365

Condo #3 – Parc Oasis

Next on our list is Parc Oasis, completed in

1995 by Marcobilt Developers Pte Ltd.

Figure 3: Parc Oasis

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 SINGAPORE PROPERTY WEEKLY Issue 365

Condo #4 – The Mayfair

Finally, we have The Mayfair, completed in

2000 by Keppel Land.

Figure 4: The Mayfair

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 SINGAPORE PROPERTY WEEKLY Issue 365
Comparing the four condos
The newest is J-Gateway, and
understandably, it also commands the highest
PSF price among the 4 developments. It is
extremely well located in the centre of Jurong
East, and very near to Jurong East MRT
Station as well as the shopping malls.
Westmere and The Mayfair were completed
around the same time, and the PSF prices
are very similar, with The Mayfair having
more transactions in the last twelve months.
Parc Oasis, completed a few years earlier,
commands a slightly lower PSF price, but has
the highest number of transactions (totalling
38) in the last twelve months.
Unit sizes for the older condos are bigger and
thus, more liveable. J-Gateway’s unit sizes
are smaller comparatively.
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In terms of nearby amenities and transport
options, J-Gateway is the clear winner. The
downside of Westmere is its distance to the
MRT station, which is a tad far, albeit
walkable. For Parc Oasis and The Mayfair, its
main shortcoming is that there are no
shopping malls within a reasonable walking
distance.
All 4 condos have schools within a 1-km
radius.
So which one would I choose?
Personally, I would rule out J-Gateway for 3
reasons. First, its PSF price is almost double
that of the other 3 condos. Although its
location is uber-convenient, it makes no
financial sense to pay top dollar as the other
3 condos are not that inaccessible or far-
flung. Secondly, its unit size is not as liveable
as the other condos.
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 SINGAPORE PROPERTY WEEKLY Issue 365

Thirdly, because it is so central, it can be

extremely busy and noisy.

Among the other 3 condos, there is not much

differential in terms of the nearby amenities,
although Westmere has the advantage of a
shopping mall in J-Cube. But being 630
metres to the MRT station can be unpleasant
if one is reliant on public transport on a daily
basis.

Thus, given a choice, I will probably choose

Parc Oasis for its proximity to the MRT
Station, and its generous common grounds.
Its unit sizes are also the most generous of
the lot, and if buying to live in, space and
comfort have to be of utmost priority.

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 SINGAPORE PROPERTY WEEKLY Issue 365

Non-Landed Residential Resale Property Transactions for the Week of Jul 2 – Jul 6

Postal Area Transacted Price Postal Area Transacted Price

Project Name Tenure Project Name Tenure
District (sqft) Price ($) ($ psf) District (sqft) Price ($) ($ psf)
1 THE SAIL @ MARINA BAY 861 1,670,000 1,939 99 10 THE TOMLINSON 3,703 7,200,000 1,944 FH
2 SPOTTISWOODE SUITES 581 1,260,000 2,168 FH 10 PARVIS 1,701 3,250,000 1,911 FH
2 ALTEZ 753 1,480,000 1,964 99 10 THE MONTANA 936 1,740,000 1,858 FH
2 INTERNATIONAL PLAZA 1,507 1,650,000 1,095 99 10 CORONATION GROVE 1,044 1,700,000 1,628 999
3 THE CREST 818 1,712,000 2,093 99 10 THE LEGEND 1,496 2,350,000 1,571 FH
3 THE CREST 1,238 2,564,000 2,071 99 10 D'LEEDON 1,356 2,100,000 1,548 99
3 THE CREST 872 1,783,000 2,045 99 10 THE SERENADE @ HOLLAND 1,884 2,250,000 1,194 99
3 THE CREST 1,658 3,089,000 1,863 99 11 26 NEWTON 775 2,058,058 2,656 FH
3 THE ANCHORAGE 1,163 1,580,000 1,359 FH 11 THE TREVOSE 1,765 2,400,000 1,360 99
3 QUEENS 1,195 1,535,000 1,285 99 12 ONE DUSUN RESIDENCES 484 845,000 1,744 FH
5 THE PARC CONDOMINIUM 1,518 2,180,000 1,436 FH 12 EIGHT RIVERSUITES 980 1,500,000 1,531 99
5 THE VISION 904 1,180,000 1,305 99 12 EIGHT RIVERSUITES 807 1,200,000 1,486 99
5 CARABELLE 2,142 2,600,000 1,214 956 12 TRELLIS TOWERS 1,647 2,180,000 1,324 FH
7 SUNSHINE PLAZA 764 1,040,000 1,361 99 12 TREVISTA 1,819 2,350,000 1,292 99
8 CITY SQUARE RESIDENCES 872 1,480,000 1,697 FH 12 THE ARTE 1,873 2,353,008 1,256 FH
8 CITY SQUARE RESIDENCES 872 1,420,000 1,629 FH 12 D'MIRA 1,507 1,820,000 1,208 FH
8 RESIDENCES @ SOMME 678 833,940 1,230 FH 12 OLEANDER TOWERS 1,152 1,256,000 1,091 99
9 NEW FUTURA 1,367 4,888,000 3,576 FH 12 THE CALLISTA 1,302 1,320,000 1,013 999
9 ESPADA 452 1,030,000 2,278 FH 12 CALARASI 1,227 1,238,000 1,009 FH
9 VIVACE 420 848,000 2,020 999 12 BEACON HEIGHTS 1,410 1,330,000 943 999
9 PARC SOPHIA 667 1,035,000 1,551 FH 13 AO JIANG APARTMENTS 1,141 2,550,000 2,235 FH
9 PARC MACKENZIE 1,098 1,570,000 1,430 FH 13 AO JIANG APARTMENTS 1,001 2,100,000 2,098 FH
10 ANGULLIA PARK RESIDENCES @ ORCHARD 936 2,152,000 2,298 FH 13 AO JIANG APARTMENTS 1,033 2,100,000 2,032 FH
10 RV EDGE 366 775,000 2,118 FH 13 AO JIANG APARTMENTS 1,033 2,100,000 2,032 FH

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 SINGAPORE PROPERTY WEEKLY Issue 365

Postal Area Transacted Price Postal Area Transacted Price

Project Name Tenure Project Name Tenure
District (sqft) Price ($) ($ psf) District (sqft) Price ($) ($ psf)
13 AO JIANG APARTMENTS 1,033 2,100,000 2,032 FH 19 SUITES @ PAYA LEBAR 377 540,000 1,433 FH
13 AO JIANG APARTMENTS 1,389 2,800,000 2,016 FH 19 JEWEL @ BUANGKOK 495 680,000 1,373 99
13 AO JIANG APARTMENTS 1,389 2,800,000 2,016 FH 19 TERRASSE 807 925,000 1,146 99
13 AO JIANG APARTMENTS 1,389 2,800,000 2,016 FH 19 PIN MANSIONS 1,249 1,400,000 1,121 FH
13 N.A. 2,357 3,260,000 1,383 FH 19 RIVER ISLES 1,173 1,180,000 1,006 99
13 THE ACACIAS 1,270 1,400,000 1,102 FH 20 THOMSON THREE 710 1,150,000 1,619 99
14 AVANT RESIDENCES 398 649,800 1,632 99 20 THE GARDENS AT BISHAN 1,206 1,360,000 1,128 99
14 WATERBANK AT DAKOTA 1,281 1,888,000 1,474 99 20 BISHAN 8 1,528 1,720,000 1,125 99
14 CENTRA RESIDENCE 452 600,000 1,327 FH 21 THE CASCADIA 1,184 2,050,000 1,731 FH
14 EUHABITAT 549 725,000 1,321 99 21 THE CASCADIA 990 1,660,000 1,676 FH
14 THE LENOX 700 915,000 1,308 FH 21 SIGNATURE PARK 1,701 2,280,000 1,341 FH
14 VACANZA @ EAST 1,324 1,680,000 1,269 FH 21 THE HILLFORD 398 500,000 1,255 60
14 PRIME RESIDENCE 581 610,000 1,049 FH 21 THE HILLFORD 657 750,000 1,142 60
15 EVERITT EDGE 441 615,000 1,394 FH 21 CLEMENTI PARK 2,368 2,625,000 1,108 FH
15 HAIG COURT 1,442 1,900,000 1,317 FH 22 THE LAKEFRONT RESIDENCES 1,410 1,728,000 1,225 99
15 NATURALIS 614 775,000 1,263 FH 22 CASPIAN 1,141 1,180,000 1,034 99
15 D'SAVILLE 1,184 1,420,000 1,199 FH 23 THE HILLIER 517 788,000 1,525 99
15 SPRINGVALE 969 1,140,000 1,177 FH 23 THE HILLIER 818 1,110,000 1,357 99
15 THE MINT RESIDENCES 872 977,000 1,121 FH 23 HILLVIEW HEIGHTS 990 1,200,000 1,212 FH
15 PEBBLE BAY 1,733 1,900,000 1,096 99 23 MERALODGE 1,130 1,200,000 1,062 FH
16 WATERFRONT ISLE 915 1,110,000 1,213 99 23 CHANTILLY RISE 1,442 1,528,000 1,059 FH
16 CHANGI GREEN 1,216 1,280,000 1,052 FH 23 MI CASA 1,098 985,000 897 99
18 MY MANHATTAN 1,604 1,950,000 1,216 99 23 HILLVIEW REGENCY 1,109 950,000 857 99
18 D'NEST 753 850,000 1,128 99 23 MAYSPRINGS 1,292 1,105,000 855 99
19 THE SCALA 850 1,300,000 1,529 99 23 GUILIN VIEW 1,259 1,010,000 802 99
19 SUITES @ PAYA LEBAR 366 530,000 1,448 FH 23 REGENT HEIGHTS 1,023 778,000 761 99
19 THE SCALA 1,044 1,510,000 1,446 99 23 GUILIN VIEW 1,701 1,240,000 729 99

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 SINGAPORE PROPERTY WEEKLY Issue 365

Postal Area Transacted Price

Project Name Tenure
District (sqft) Price ($) ($ psf)
23 PALM GARDENS 1,206 860,000 713 99
23 PALM GARDENS 1,206 835,000 693 99
27 THE NAUTICAL 441 545,000 1,235 99
27 NORTHWOOD 1,625 1,468,000 903 FH
27 SELETARIS 1,389 1,055,000 760 FH
28 SELETAR PARK RESIDENCE 527 640,000 1,213 99
28 RIVERBANK @ FERNVALE 689 780,000 1,132 99

NOTE: This data only covers non-landed residential resale property

transactions with caveats lodged with the Singapore Land Authority.
Typically, caveats are lodged at least 2-3 weeks after a purchaser
signs an OTP, hence the lagged nature of the data.

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