District 22 Condo Prices 2026: $1,480 psf Resale, $2,288 psf New Launch, and Who Buys in Jurong

Expert takeaway: District 22 condo prices in 2026 split into two markets: resale homes at a median $1,480 psf and developer units at a median $2,288 psf. For most buyers the real decision is whether the newer product is worth paying $808 psf more for.

Jurong and Boon Lay sit at the western end of the East-West Line, with Jurong East, Chinese Garden, Lakeside and Boon Lay stations serving most of the district's condos. District 22 has long been where HDB upgraders from Jurong West and Jurong East take their first step into private property, and where investors look for Outside Central Region (OCR) rents at lower entry prices. This guide sets out what entry prices look like by bedroom count, what rents and yields the district returns, and what a typical purchase costs once stamp duty and financing are added.

District 22 Condo Prices 2026: The Resale and New Launch Medians

The median District 22 resale condo sold for $1,480 psf over 374 deals, and the median developer sale was $2,288 psf over 110 units, according to PropertyNet analysis of URA caveats, Oct 2025 to Sep 2026, published on the latest District 22 data page. These are medians: about half of deals sat below each figure, and the middle half of resale deals ranged from $1,194 to $1,776 psf, so individual units can fall well outside any single band.

The $808 psf gap means new launch buyers paid 54.6% more per square foot than resale buyers. Tenure barely moves the resale picture: 365 of the 374 resale deals were 99-year leasehold, at a median $1,488 psf, so the district's resale market is almost entirely leasehold and there is too little non-99-year stock to read a separate tenure premium. Resale executive condos (ECs) traded at a median $1,341 psf over 93 deals, $139 psf or 9.4% below the private resale median.

Source: PropertyNet analysis of URA caveats and URA rental contracts, Oct 2025 to Sep 2026 (rents to 26Q3). Resale bedroom counts use size bands as a proxy; rents use actual bedroom counts.

Why smaller units cost more per square foot

The 1-bedroom band carries the highest resale median at $2,001 psf, and the 5-bedroom band the lowest at $825 psf. Fixed costs such as kitchens and bathrooms are spread over less space in small units, so the psf rises as size falls. The 3-bedroom band is the deepest part of the market, with 208 of the 374 resale deals, which makes its $1,441 psf median the most reliable guide to what a family-sized unit costs.

New Launch vs Resale in Jurong: What the $808 psf Gap Buys

Part of the $808 psf gap is a measurement difference, not a price difference. Under the harmonised floor-area rules (URA, SLA, BCA and SCDF circular of 1 Sep 2022), developments whose applications were submitted from 1 June 2023 measure area to the middle of the wall and exclude voids such as aircon ledges and planter boxes from saleable area. The large majority of 2026 launches follow these rules, while every resale project approved before the cut-off still counts its aircon ledges. A harmonised unit therefore shows fewer square feet for similar liveable space, which pushes its psf up.

The rest of the gap reflects age: a new project brings a fresh lease, current facilities and a defects period, while older resale stock has used part of its 99-year lease. Compare total price and liveable layout rather than headline psf, and check which measurement convention each project uses before comparing. Our new launch vs resale calculator lets you set the two options side by side on price, holding costs and timeline, and our new launch condo reviews cover the projects selling across Singapore in 2026.

A Worked District 22 Budget: Resale 3-Bedroom vs New Launch 3-Bedroom

A 1,100 sq ft resale 3-bedroom at the $1,441 psf median costs $1,585,100 and carries $48,855 in Buyer's Stamp Duty (BSD). For comparison, a 1,000 sq ft new launch 3-bedroom at the $2,288 psf median costs $2,288,000, inside the 2026 OCR new launch range of $2.0M to $2.4M for a 3-bedroom, and carries $84,000 in BSD. The working follows the progressive bands on the IRAS Buyer's Stamp Duty page.

BSD is payable within 14 days of exercising the option, and CPF Ordinary Account savings can reimburse it. Additional Buyer's Stamp Duty (ABSD) comes on top for many buyers, including on a first purchase: a Singapore Citizen pays 0% on a first home and 20% on a second, a PR pays 5% on a first and 30% on a second, and a foreigner pays 60%, as set out on the IRAS ABSD page.

Financing the two units

A first housing loan can cover 75% of the price, provided the tenure is 30 years or less and the loan does not run past age 65, under the MAS loan tenure and LTV limits; otherwise the limit drops to 55%. At 75%, at least 5% of the price must be cash and the rest of the downpayment can come from CPF OA. Banks test affordability at a 4% floor rate against a Total Debt Servicing Ratio of 55% of gross monthly income under the MAS TDSR rules.

The income figures are the instalment divided by 0.55 ($5,676 / 0.55 = $10,320; $8,192 / 0.55 = $14,895), assuming no car loan or other monthly debts, which would raise the income needed. Run your own numbers in our guide to how TDSR and LTV limits shape your loan. One useful comparison: the median 3-bedroom rent of $5,200 a month sits below the $5,676 stress-test instalment on the resale unit, so a leveraged investor should not expect rent alone to cover the loan at the test rate.

Who Buys in Jurong and Boon Lay

The typical District 22 buyer is an HDB upgrader or young family using the 3-bedroom band, which made up 208 of 374 resale deals, as the step from a flat into private property. Many are moving from nearby estates; our look at the cheapest towns for a 4-room HDB flat shows why the west is a common starting point. Households who buy before selling their flat must first complete its 5-year minimum occupation period (10 years for Plus and Prime flats), and face ABSD at the second-home rate. A married couple with at least one Singapore Citizen spouse, buying jointly, pays the 20% upfront within 14 days. It is refunded if they sell the flat within 6 months of buying a completed home, or of TOP or CSC for a new launch. A Citizen-PR couple pays the PR second-home rate of 30%, because ABSD is charged at the highest rate applying to either buyer.

Budget-conscious buyers also look at resale ECs at a median $1,341 psf. A resale EC past its 5-year minimum occupation period carries no resale levy and is assessed under TDSR only; the 30% Mortgage Servicing Ratio does not apply to it. Investors form the second group, drawn by the district's 2,480 rental contracts at a median $4,600 a month (middle half $4,000 to $5,200).

Opportunities and Risks for District 22 Buyers

The main opportunity is a relatively low entry price with deep rental demand. The main risk is a soft OCR rental market, with OCR rents down 0.3% in 2026-Q2. Gross yield here is rent psf times 12 divided by resale psf, before maintenance, property tax and vacancy, so net returns will be lower. Test your own figures with our condo rental yield and ROI calculator.

• Opportunity: 1-bedroom units return a 4.4% gross yield (289 rental contracts) and 4-bedrooms 4.3%, because their purchase prices are low relative to rents.
• Opportunity: the resale median of $1,480 psf leaves room for families to buy a 3-bedroom near an East-West Line station for well below a new launch budget.
• Risk: the URA non-landed rental index for 2026-Q2 shows OCR rents down 0.3% quarter on quarter, though still up 1.2% year on year (Whole Island +0.4% and +1.8%), according to URA.
• Risk: the 5-bedroom 5.8% yield rests on only 11 resale deals and 10 rental contracts, too thin a sample to plan around.
• Risk: a home bought from 4 Jul 2025 and sold within four years attracts Seller's Stamp Duty of 16%, 12%, 8% or 4% in years one to four, which rules out short holds.

District 22 rewards buyers who compare total cost, lease and layout rather than headline psf, and who stress-test the loan against realistic rents. If you are weighing a Jurong resale unit against a new launch, or working out whether an upgrade from your flat fits your income and ABSD position, reach out to PropertyNet.SG for independent, personalised advice built on your own numbers.