J'den
, Jurong East, West · 99-year leasehold · Launched
- From
- Not published
- Lowest
- Not published
Exterior: 38-storey residential tower above a two-storey commercial podium, artist's impression. CapitaLand: CapitaLand Development to launch J'den in Jurong Gateway (news release, Oct 2023) 
Exterior: Facade at sunset, artist's impression. CapitaLand: CapitaLand Development to launch J'den in Jurong Gateway (news release, Oct 2023) 
Exterior: View of the tower from Jurong Lake Gardens, artist's impression. CapitaLand: CapitaLand Development to launch J'den in Jurong Gateway (news release, Oct 2023) 
Facilities: 50 m lake pool, artist's impression. CapitaLand: CapitaLand Development to launch J'den in Jurong Gateway (news release, Oct 2023) 
Facilities: Clubhouse, artist's impression. CapitaLand: CapitaLand Development to launch J'den in Jurong Gateway (news release, Oct 2023) 
Facilities: Lazy river, artist's impression. CapitaLand: CapitaLand Development to launch J'den in Jurong Gateway (news release, Oct 2023)
Images from the developer, usually artist's impressions. The finished project may differ.
Want to see how this project fits you? Rank the launches by your budget, size, area and MRT distance, then open it from the list.
- Ready ()
- 2028
- Nearest MRT or LRT
- 189 m · ~3 min walkcalculated
- so far
- 364 of 368 (98.9%)
- Recent sales, median
- S$2,542 psfcalculated
- , median
- S$1,294 psfcalculated
- 99-year leasehold
- Developer
- Tanglin R.E. Holdings Pte Ltd
- Launched
- 11 Nov 2023
Nearest station in service: Jurong East MRT Station. Distances are straight-line; walking routes are longer.
Is it worth buying?
PropGPT financial score
49out of 100
Fair case on the numbers
Confidence: high, most figures known (81% of the weight known)
Adds up the measurable lines below: price against comparable homes, rental yield, the lease, how nearby prices moved, MRT distance and competing supply. 65 or more is a strong case on the numbers, 45 to 64 fair, under 45 weak. It leaves out what only you can judge (layout, school, the view) and is not a valuation or advice.
What makes up the scoreHide what makes up the score
| Part | Mark | Why |
|---|---|---|
| Price vs similar homes nearby24% of the scoreCosts 26% more than similar older homes nearby; usually 17% more. | 5 | Costs 26% more than similar older homes nearby; usually 17% more. |
| Rental yield vs typical18% of the scoreRent of about 2.9% of the price a year; typical is 2.4%. | 94 | Rent of about 2.9% of the price a year; typical is 2.4%. |
| Price vs other new launches nearbynot countedNot known yet. | Not known | Not known yet. |
| Price vs launches in the region12% of the score12% above the typical price of launches in the region. | 11 | 12% above the typical price of launches in the region. |
| Price vs the developer's likely breakevennot countedNot known yet. | Not known | Not known yet. |
| Value lost to the lease in the next 10 years12% of the scoreAbout 96 years left: the lease takes about 2.5% off its value in the next 10 years. | 75 | About 96 years left: the lease takes about 2.5% off its value in the next 10 years. |
| Nearby homes that beat the market12% of the score0 of 3 nearby projects beat the market. | 0 | 0 of 3 nearby projects beat the market. |
| Distance to the MRT12% of the score189 m to the nearest station. | 100 | 189 m to the nearest station. |
| Competing homes finishing nearby6% of the scoreNo competing homes finishing nearby around the same time. | 100 | No competing homes finishing nearby around the same time. |
| Developer's track record6% of the scoreNo problems reported, but few completed projects. | 50 | No problems reported, but few completed projects. |
What a property agent would weigh up, from public data. Each line gives a plain answer and what it means for you. Open “Show the calculation” on any line for the exact figures.
PropGPT compares private condos and apartments only (ECs with ECs). HDB flats and landed homes are never in these comparisons, and every price is a real sale recorded by URA, not an asking price.
In your favour 3Neutral 2Watch out 3Not known yet 3
Am I paying a fair price?
Price vs similar resale homes nearby · Watch out
Costs about 26% more than similar older homes nearby
New launches usually cost about 17% more than the older homes around them (the middle figure of the 64 launches selling now). This one's extra is bigger than usual, so it may take longer to sell at a profit.
- This launch
- S$2,542 psf
- Usual for a launch here
- S$2,361 psf
- Similar homes nearby
- S$2,010 psf
Based on 59 resales, Nov 2025 to Nov 2026 · a rough guide only
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What it compares
This project's median price per sq ft (its own new sales in the last 12 months) against resale condos and apartments within 1.5 km, sold Nov 2025 to Nov 2026, 422–1,782 sq ft (this project's sizes, widened 20% each way). Each resale price is scaled to this project's lease, and to its building age (a new building, expected TOP 2028) where the resale's completion year is known. Not included: HDB flats, landed homes, homes resold before completion (sub-sales), and this project itself.The figures
- This project: S$2,542 psf, the median of its own new sales in the last 12 months.
- Nearby resale: S$2,010 psf, the median of 59 sales after the lease adjustment.
- Lease adjustment, for example: a freehold resale at S$2,000 psf counts as about S$1,920 against a new 99-year lease (96% of freehold); a 99-year resale with 70 years left at S$1,500 psf counts as about S$1,646.
- Age adjustment: 50 of 59 nearby sales are also scaled to this project's age (a new building, expected TOP 2028), about 0.9% per year of difference. For example, a resale in a building 10 years older at S$1,500 psf counts as about S$1,648. The other 9 have no known completion year and are not age-adjusted.
- Gap: S$2,542 psf ÷ S$2,010 psf − 1 = +26%. Usual gap (the middle of 64 launches selling now): +17%. In your favour when this gap is 5 percentage points or more below the usual gap; watch out when 5 or more above.
How fair is this comparison?
A rough guide only. Older homes against a new launch. Lease and size range are matched, building age is adjusted at an average rate; the premium for a brand-new home, condition, floor and facilities are not. That is why the line compares the gap with the usual gap for launches rather than with zero.What this check cannot see
- Building age is adjusted at one average rate, about 0.9% a year (measured from 10,793 private resales in 1,531 condos, Oct 2025 to Oct 2026). Real prices fall faster in a building's first 15 years and slower after, faster for 99-year leases than freehold, and upkeep differs between buildings.
- The lease adjustment uses the SLA leasehold table (Bala's Table), which values land, not the building; on very old leases it may over-adjust.
- Floor level, view, facing and unit mix are not adjusted. A project whose recent sales were mostly high floors looks dearer.
- 1.5 km in a straight line can reach across an expressway, river or park into a different market.
- URA gives one map point per project, so large projects are measured from a single spot.
Price vs other new launches nearby · Not known yet
Not known yet
Fewer than 10 new-launch sales of similar size in other projects within 1.5 km in the last 12 months.
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What it compares
This project's median price per sq ft against new-launch sales in other projects within 1.5 km over the last 12 months, same size range (422–1,782 sq ft).Price vs launches in this region · Watch out
About 12% above the typical price of other launches selling now in this region
Dearer than most of the homes you are likely to compare it with; check that the location or size is worth it.
- This launch
- S$2,542 psf
- Typical launch in the region
- S$2,276 psf
Based on 8 launches · a rough guide only
Show the calculationHide the calculation
What it compares
This project's price per sq ft against the median of other new launches selling now in the same URA region (Central, East, North, North-East or West).The figures
- This project: S$2,542 psf
- Median of 8 other launches selling now in this region: S$2,276 psf
- In your favour when 10% or more below the typical price; watch out when 10% or more above.
How fair is this comparison?
A rough guide only. Same region or type only: a region mixes places near and far from the city, and each launch's land cost differs.What this check cannot see
- Region medians mix very different locations: Orchard and Toa Payoh are both in the Central region.
- Unit sizes are not matched: small units cost more per sq ft, so a project of mostly small units looks dearer.
Land cost vs launch price · Not known yet
Not known yet
PropGPT has not found what the developer paid for the land yet.
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What it compares
This project's price per sq ft against what the developer likely needs to break even: the land price per sq ft of allowed floor area (psf ppr) × 1.4.
Can it earn or hold its value?
Rental yield · In your favour
About 2.9% of the price a year in rent, before costs
More than the typical 2.4% for launches selling now, so rent would cover more of your costs if you let it out.
- This launch
- 2.9%
- Typical for launches selling now
- 2.4%
Based on 567 rental contracts, Q1 2026 to Q3 2026
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What it compares
Rents of condos and apartments of similar size within 1.5 km (URA rental contracts, last 4 quarters), per sq ft, × 12, against this project's price per sq ft.The figures
- Nearby rent: S$6.11 per sq ft a month, median of 567 contracts (URA, Q1 2026 to Q3 2026)
- Yield = S$6.11 × 12 ÷ S$2,542 psf = 2.9%. In your favour when 0.3 percentage points or more above the typical yield; watch out when 0.3 or more below.
How fair is this comparison?
Fair. Rents of similar homes nearby, not of this project, which is not finished yet.What this check cannot see
- Gross yield: property tax, maintenance fees, agent fees and empty months usually take 1 to 2 percentage points off.
- URA records rented sizes as ranges (for example 900–1,000 sq ft); PropGPT uses the middle.
- New homes usually rent for more than the older homes nearby, so this may understate.
Lease · Neutral
99-year leasehold
A lease loses value slowly at first, then faster: about 96% of a freehold home's value when new, 91% with 80 years left, 80% with 60 years left.
Based on URA's title record
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What it compares
The title's tenure, as recorded by URA.The figures
- SLA leasehold table (Bala's Table).
How fair is this comparison?
Very fair. A fact about this home.What this check cannot see
- Bala's Table describes land value; what buyers pay for old leases does not follow it exactly.
How nearby homes' prices moved · Watch out
0 of 3 nearby projects rose faster than the whole market
Homes around here have done worse than the market in recent years. Past results do not guarantee future ones.
Based on 3 nearby projects, sales from Oct 2021 · a rough guide only
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What it compares
For each project within 1.5 km with enough sales: the median price of its first 12 months of sales in PropGPT's data against its resales in the last 12 months, at least 2 years apart, compared with URA's private non-landed price index over the same quarters.The figures
- IVORY HEIGHTS (285 m): −1% from 2022-Q4 to 2026-Q2; market +16%
- J GATEWAY (370 m): +17% from 2022-Q2 to 2026-Q2; market +21%
- PARC OASIS (1,423 m): +22% from 2022-Q1 to 2026-Q2; market +25%
- In your favour when 60% or more of nearby projects beat the market; watch out at 40% or fewer.
How fair is this comparison?
A rough guide only. Each project against itself over time, so like for like within a project; but the projects are not this one.What this check cannot see
- PropGPT's sales data starts in October 2021, so an older project's 'first year' is a resale year, not its launch.
- A project's early sales may be small units and later ones large, or the other way round.
- Past price moves do not predict future ones.
MRT · In your favour
189 m to Jurong East MRT Station
Within an easy walk; homes near stations are in steady demand from buyers and tenants.
Based on LTA station exits and URA Master Plan 2019, worked out 4 Nov 2026
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What it compares
Straight-line distance from the project's map point to the nearest MRT or LRT exit in service (LTA), and to the nearest planned station (URA Master Plan 2019).The figures
- Nearest planned station: Toh Guan (planned), 773 m
- In your favour within 500 m of a station in service or planned; watch out over 1 km from both.
How fair is this comparison?
Very fair. A fact about this location.What this check cannot see
- Straight-line distance: walking routes are longer, often by a third.
- Planned stations can be years away and dates change.
What could go wrong?
Competing homes finishing nearby · In your favour
No other unfinished projects within 1.5 km due around the same time
No competition from other new homes when you want to rent out or sell.
Based on URA's list of projects not yet completed, worked out 4 Nov 2026
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What it compares
Homes in other private projects within 1.5 km that URA lists as not yet completed, due within 2 years of this project's completion (TOP).The figures
- URA pipeline of private homes not yet completed.
- In your favour when there are none; watch out at 1,000 homes or more.
How fair is this comparison?
Fair. Counts homes, not who will sell or rent them.What this check cannot see
- Completion years in URA's pipeline often shift by a year or more.
- Land sold but not yet in URA's pipeline is not counted.
- 1.5 km in a straight line can reach across an expressway, river or park into a different market.
Developer's track record · Neutral
no problems found in the news
No problems found in the news, but few completed projects to judge by.
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What it compares
Housing projects the developer has completed in Singapore, and delays, defects or disputes reported in established news in the last 10 years (PropGPT research).How fair is this comparison?
Fair. The developer's other projects, not this one.What this check cannot see
- Only problems reported in the news are found; many defects are settled quietly.
- Joint ventures: a problem of one partner is listed even when the other partner led the project.
Cost to buy, hold and sell · Not known yet
Not known yet
No price is published yet.
Good to know (not judged)
Sales so far · Fact
98.9% sold in 36 months
Fast sales show interest, but projects that sold fast have later made losses and slow sellers have made gains. Not a sign of profit.
Project size · Fact
368 homes
Big projects have more facilities but more owners selling against you at the same time.
Government land sales and big developments nearby · Fact
3 planned within about 2 km
New land sales add competing homes; new stations, malls and offices add demand. Both are public, so prices may already include them.
Based on PropGPT research, 21 Oct 2026
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The figures
- A 6.8-hectare Jurong Lake District white site on the 1H2023 GLS confirmed list is planned for up to 1,760 private homes and 150,000 sq m of office space
- The Jurong Region Line opens in phases from 2027
- The planned Jurong East Integrated Transport Hub will include a bus interchange, public library, community club and sports centre
Sources
Growth-area plans · Fact
In the Jurong Lake District, planned as the largest business district outside the central area with 100,000 new jobs and 20,000 new homes
Growth areas are planned for decades and are public, so prices often include them already.
Based on PropGPT research, 21 Oct 2026
Show the calculationHide the calculation
PropGPT calculations from URA and data.gov.sg, updated 3 Nov 2026. PropGPT is not a licensed estate agency and does not act for buyers or sellers. These figures are not a valuation, a forecast or financial advice, and past results nearby do not predict future returns. How each line is worked out
What you would pay
The developer has not published prices yet, so PropGPT cannot estimate costs for this project.
Unit types and prices
As published by the developer or reported in the press. Availability changes daily; confirm with the developer.
1-bedroomnot published
527 sq ftnot published psf
1-bedroom + studynot published
624 sq ftnot published psf
2-bedroomnot published
710 to 721 sq ftnot published psf
2-bedroom + studynot published
818 to 850 sq ftnot published psf
3-bedroomnot published
1,140 to 1,184 sq ftnot published psf
3-bedroom + study (premium)not published
1,259 sq ftnot published psf
4-bedroom (premium)not published
1,485 sq ftnot published psf
| Type | Size (sq ft) | Price | |
|---|---|---|---|
| 1-bedroom | 527 | Not published | Not published |
| 1-bedroom + study | 624 | Not published | Not published |
| 2-bedroom | 710 to 721 | Not published | Not published |
| 2-bedroom + study | 818 to 850 | Not published | Not published |
| 3-bedroom | 1,140 to 1,184 | Not published | Not published |
| 3-bedroom + study (premium) | 1,259 | Not published | Not published |
| 4-bedroom (premium) | 1,485 | Not published | Not published |
Price per square foot of actual sales, by month
URA caveats lodged for new sales; median per month calculated by PropGPT. Months with no sales are left out.
Nearby homes and what they sold for
Private condos and apartments within 1.5 km sold in the last 12 months (URA). Use this to judge whether the price is high or low for the area.
3 nearby projects, median from S$1,019 to S$2,128. Show the listHide the list
| Project | Distance | Tenure | Median PSF | Typical size | Sales |
|---|---|---|---|---|---|
| IVORY HEIGHTS | 285 m | 100-year from 1986 | S$1,019 | 1,701 sq ft | 9 |
| J GATEWAY | 370 m | 99-year from 2012 | S$2,128 | 684 sq ft | 28 |
| PARC OASIS | 1,423 m | 99-year from 1991 | S$1,231 | 1,227 sq ft | 22 |
Location
- Nearest MRT station
- Jurong East MRT Station
- 189 m · ~3 min walk
- Nearest school
- Fuhua Primary School
- 573 m · ~8 min walk
- Nearest park
- Japanese Gardens
- 1.0 km · ~13 min walk
- Nearest supermarket
- Ntuc Fairprice Co-Operative Ltd
- 77 m · ~1 min walk
Open data from LTA, NParks, MOE and SFA (data.gov.sg), located with OneMap. Malls are not shown: no open dataset exists. Map: OpenFreeMap, OpenStreetMap contributors.
What next?
Add J'den to Compare and put it next to two or three others, or go back to all launches. Before you commit, visit the showflat and confirm prices with the developer.