District 22 (Jurong East, Boon Lay, Lakeside, Pioneer) delivers strong suburban rental yields. Legacy leasehold (Lakepoint Condominium, Lakeside Tower) push past 4%, while new launches like SORA and The LakeGarden Residences sit at blended 3.3–3.8% — still ahead of core CCR markets — buoyed by JLD's growing employment base and incoming JRL.
Jurong East has quietly shed its overlooked west-end suburb reputation. URA's designation of JLD as country's second CBD has redrawn the investment map for D22. Today, JLD anchors employment cluster including International Business Park (Agilent, DHL, Tata Consultancy Services and dozens of MNC regional offices), JEM–Westgate–IMM retail corridor, Ng Teng Fong General Hospital.
For buy-to-let investors: D22 prices remain 25–40% below comparable RCR while achievable rents have converged closer to parity. That spread = engine of D22's above-average gross yields.
JLD master plan: 100,000 new jobs and 20,000 new homes over next two decades. Transformative catalyst: Jurong Region Line (JRL) opening progressively from mid-2028 — three new stations serving Boon Lay/Jurong West.
Demand structurally supported by Jurong Island's petrochemical/energy workforce. Vacancy for well-maintained 2BR/3BR units in Lakeside has held below 4% through 2024–2025.
Rental yield is the rawest measure of cash-flow-to-capital efficiency in any condo purchase. In Singapore, gross yields typically range from 2.5% in the CCR to 4.5% in the OCR, with mass-market one-bedders often at the top of that band. This article ranks condos by recent rental and sales data to surface the highest-yielding options in the selected district — but remember that yield alone does not tell the whole story: liquidity, tenure, and capital appreciation matter too.
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District 22 (Jurong) is in Singapore's Outside Central Region. We ranked all condos in this district by gross rental yield using the latest 24 months of sales data and 12 months of rental data to find the best income-generating properties.
Top Rental Yield Condos in District 22
| Condo | Avg PSF | Avg Price | Avg Rent | Gross Yield | Tenure |
|---|---|---|---|---|---|
| SUMMERDALE | $990 psf | $1,361,285 | $4,720/mo | 4.2% | 99 yrs lease commencing from 1997 |
| WESTWOOD RESIDENCES | $1,347 psf | $1,493,327 | $5,034/mo | 4.0% | 99 yrs lease commencing from 2014 |
| THE FLORAVALE | $1,064 psf | $1,376,732 | $4,623/mo | 4.0% | 99 yrs lease commencing from 1997 |
| WESTMERE | $1,135 psf | $1,378,784 | $4,430/mo | 3.9% | 99 yrs lease commencing from 1996 |
| WESTVILLE | $1,217 psf | $2,532,775 | $8,111/mo | 3.8% | 99 yrs lease commencing from 1994 |
| J GATEWAY | $2,054 psf | $1,460,238 | $4,618/mo | 3.8% | 99 yrs lease commencing from 2012 |
| WESTWOOD PARK | $1,272 psf | $2,393,353 | $7,320/mo | 3.7% | 99 yrs lease commencing from 1994 |
| LAKE GRANDE | $1,847 psf | $1,364,039 | $4,149/mo | 3.7% | 99 yrs lease commencing from 2015 |
| THE WOODS | $638 psf | $2,554,429 | $7,700/mo | 3.6% | 99 yrs lease commencing from 2010 |
| LAKEPOINT CONDOMINIUM | $882 psf | $1,596,107 | $4,810/mo | 3.6% | 99 yrs lease commencing from 1983 |
| PARC VISTA | $1,144 psf | $1,363,578 | $4,109/mo | 3.6% | 99 yrs lease commencing from 1995 |
| LAKESIDE GROVE | $1,515 psf | $2,618,600 | $7,850/mo | 3.6% | 99 yrs lease commencing from 1996 |
| LAKE LIFE | $1,446 psf | $1,663,898 | $4,973/mo | 3.6% | 99 yrs lease commencing from 2013 |
| THE MAYFAIR | $1,222 psf | $1,424,004 | $4,222/mo | 3.6% | 99 yrs lease commencing from 1996 |
| PARC OASIS | $1,233 psf | $1,573,227 | $4,635/mo | 3.5% | 99 yrs lease commencing from 1991 |
Investment Considerations
- Gross vs net yield: Deduct maintenance fees (~$300–$800/mo), property tax, and agent commission (1 month) for a realistic net yield.
- Tenant demand: Higher yields often come from smaller units near MRT stations or business hubs — check vacancy rates.
- Capital appreciation: High-yield condos may have lower capital growth; balance yield with appreciation potential.
- Use the ROI Calculator to model your total return including leverage.
- Compare across districts with the District Comparison Tool.
D22 yield benchmarks (Q4 2025):
| Project | Tenure | Approx PSF | Indicative 2BR Rent | Gross Yield | Sub-zone |
|---|---|---|---|---|---|
| Lakepoint Condominium | 99-yr (1984) | ~$890 | $2,800–3,200 | 4.2–4.8% | Lakeside |
| Lakeside Tower | 99-yr (1988) | ~$960 | $2,900–3,400 | 4.0–4.5% | Lakeside |
| Caspian | 99-yr (2011) | ~$1,250 | $3,400–3,900 | 3.7–4.1% | Lakeside |
| Lakefront Residence | 99-yr (2014) | ~$1,320 | $3,500–4,100 | 3.6–3.9% | Lakeside |
| SORA | 99-yr (2027) | ~$2,160 | $4,500–5,200 | 3.3–3.6% | Yuan Ching |
| The LakeGarden Residences | 99-yr (2027) | ~$2,120 | $4,300–5,000 | 3.2–3.5% | Boon Lay |
| J'den | 99-yr (2027) | ~$2,500 | $4,800–5,500 | 2.9–3.2% | Jurong East |
Yield inversion: Lakepoint Condominium (1984 vintage, sub-$900 psf, Lakeside MRT) produces yields newer D22 launches cannot match. Among new launches, SORA edges out J'den on yield (440-unit scale, lake-facing). J'den's integrated development premium compresses yield to low 3s — capital appreciation play.
District blended gross yield ~3.3% — above Singapore avg 2.8–3.0% and CCR 2.3–2.6%.
- Screen by entry PSF, not headline address. Prioritise sub-$1,400 PSF legacy projects.
- Target 2BR units for liquidity. IBP office workers + Jurong Island contractors demand 2BR.
- Time new-launch entry before JRL opening (mid-2028). Boon Lay sub-zone (LakeGarden) benefits disproportionately.
- Factor lease decay on pre-2000 projects. Lakepoint, Lakeside Tower <60 years remaining = constrained financing.
- Budget renovation $30K–$60K on legacy stock.
- Verify rental demand seasonality. Many IBP MNC tenants on Jan/Jul lease renewal cycles.
Methodology & Sources
This analysis covers full-year 2026 data and refreshes one-time.
Transaction data sourced from URA REALIS.
- Sales data: URA REALIS (past 24 months, min 2 transactions per condo)
- Rental data: URA REALIS (past 12 months, min 2 leases per condo)
- Gross yield = (avg monthly rent × 12) / avg transaction price × 100
Median values used to minimise outlier impact. PSF = price per square foot.
Frequently Asked Questions
What is a good gross rental yield in Singapore?
Why does yield matter more than capital gain?
Should I buy freehold or leasehold for rental yield?
Which D22 condo offers highest yield?
Lakepoint Condominium 4.2–4.8% gross on well-renovated 2BR — low sub-$900 PSF entry. Weigh against lease tenure and CPF/financing constraints.
How will JRL affect yields?
Mid-2028 onwards adds 3 stations Boon Lay/Jurong West. Sub-zones currently underserved by rail (Boon Lay Way, Yuan Ching Road) see rental demand and achievable rents increase.
What tenants rent in D22?
Mid-to-senior PMET in IBP/JLD office towers; Jurong Island petrochemical/energy workers (2–3 year postings); Canadian International School/Dulwich families; Ng Teng Fong General Hospital healthcare professionals.
Are older Lakeside condos worth buying for yield?
Pure gross yield: yes (sub-$1,000 PSF gives yields new launches cannot match). But financing constraints, CPF restrictions, narrower buyer pool require 15–20 year horizon with clear exit/en-bloc thesis.
Typical 2BR rent in Jurong East?
$3,200–$4,500/month depending on age, renovation, MRT proximity. New launches upper end; legacy in good condition $2,800–$3,500.