Overview & Key Facts
JLB RESIDENCES is a 946 yrs lease commencing from 1937 condominium at JALAN LOYANG BESAR in District 17 (OCR), developed by SPRINGLIFE JLB PTE LTD, comprising 36 units, completed in 2008.
Location & Connectivity
JLB RESIDENCES is approximately 1410m from Pasir Ris MRT station.
| Station | Line | Distance |
|---|---|---|
| Pasir Ris | East-West Line | 1.4 km |
Schools & Education
9 schools within 2 km.
| School | Type | Distance |
|---|---|---|
| Pasir Ris Crest Secondary School | Secondary | 1.2 km |
| Pasir Ris Primary School | Primary | 1.2 km |
| Stamford American International School | International | 1.3 km |
| Meridian Primary School | Primary | 1.3 km |
| Meridian Secondary School | Secondary | 1.3 km |
| Elias Park Primary School | Primary | 1.4 km |
| Pasir Ris Secondary School | Secondary | 1.4 km |
| Brighton College (Singapore) | International | 1.4 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 1 | $1,128 psf | $850,000 |
| 3 BR | 5 | $1,196 psf | $1,231,360 |
| 4 BR | 1 | $936 psf | $1,350,000 |
Market Position
JLB RESIDENCES has recorded 7 sales at an average price of $1,193,829.
Rental Yield by Bedroom Type
Blended yield hides the spread between unit sizes — smaller units at JLB RESIDENCES typically rent harder per dollar of purchase price:
| Type | Avg Rent | Avg Price | Gross Yield |
|---|---|---|---|
| 2 BR | $2,645/mo | $850,000 | 3.73% |
| 3 BR | $3,083/mo | $1,231,360 | 3.00% |
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Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 3 | $1,052 psf | — |
| 2022 | 1 | $1,128 psf | ↑ 7.3% |
| 2023 | 1 | $1,253 psf | ↑ 11.0% |
| 2024 | 2 | $1,255 psf | ↑ 0.2% |
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JLB RESIDENCES prices sit at a fresh series high, now 19.3% above the 2021 starting level.
Price Index Check
The ShiokNest Price Index for District 17 reads 148.0 as of June 2026. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
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Neighbourhood Comparison
| Condo | Tenure | Avg PSF | Sales |
|---|---|---|---|
| COASTAL CABANA | 99 years leasehold | $1,793 psf | 619 |
| THE JOVELL | 99 yrs lease commencing from 2018 | $1,395 psf | 271 |
| KASSIA | Freehold | $2,032 psf | 228 |
| HEDGES PARK CONDOMINIUM | 99 yrs lease commencing from 2010 | $1,154 psf | 196 |
| PARC KOMO | Freehold | $1,628 psf | 179 |
Lease Analysis
With 10 years remaining on its 99-year lease, significant financing restrictions apply.
What Could Work Against You
- Only 0 transactions were recorded in the past 12 months, so the price figures here rest on a thin sample — a single outlier deal can move the averages.
- At 36 units, this is a boutique development — fewer comparable sales to anchor valuations, and maintenance costs spread across a smaller fee base.
Best suited for
Who This Actually Suits
This is a strong match for car-owning households and boutique low-density (<100 units). Suits households with a car who value parking access alongside MRT proximity.
For en-bloc speculators, it can work — but weigh the trade-offs before committing.
It is a weaker fit for long-term hold (10+ yr) and cpf-only buyers — other options likely serve them better. Tenure and location resilience suit long-horizon ownership.
One caution flagged here: avoid if mrt-dependent — MRT access is meaningfully constrained — transit-dependent buyers should consider better-connected alternatives.
Verdict
JLB RESIDENCES is a 946 yrs lease commencing from 1937 development in District 17 (OCR), with 36 units, offering a gross yield of 2.8%.
Explore the full JLB RESIDENCES dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing JLB RESIDENCES against staying public? These HDB towns sit within walking or short-drive distance:
FAQ
What is the average PSF for JLB RESIDENCES?
Is JLB RESIDENCES freehold?
What is the rental yield for JLB RESIDENCES?
Which MRT is nearest to JLB RESIDENCES?
Sources & Next Steps
- JLB RESIDENCES Dashboard — Live charts and analytics
- URA REALIS — Official transaction data
- District 17 (Changi, Loyang) — District 17 neighbourhood guide
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 7 transactions
- Rental data: 17 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Aug 2024 · 7 records analysed · Source: URA private-sale caveats