Jurong West Beats Prime Districts With Higher Rental Yields for Investors

Jurong West recorded the highest rental yield among Singapore suburbs in the second quarter, reaching 5.7 percent net for private condos according to Urban Redevelopment Authority transaction records released this week.

The figure stands out against the island-wide condo median of 4.1 percent, driven by steady demand from families tied to nearby industrial parks and educational institutions amid rising HDB resale prices that now average SGD 620,000 for four-room flats.

Local anchors driving tenant demand

Proximity to Jurong Point mall and the Nanyang Technological University campus keeps vacancy rates below 3 percent for two-bedroom units, with landlords reporting average monthly rents of SGD 2,850 for 850-square-foot apartments. Tengah new town, just 4 kilometres north, adds further pressure as its first Build-To-Order blocks near completion and push spillover renters into established Jurong West estates such as Boon Lay and Yunnan.

Executive condominiums in the area, popular with upgraders from nearby HDB towns, show even tighter supply after the government’s March 2025 cooling measures slowed new launches in prime districts.

Price points and next steps for buyers

Median condo prices here sit at SGD 1.45 million, well below the SGD 1.8 million national figure, allowing investors to clear stamp duties faster through rental income. Agents at local firms note that units along Jurong West Street 64 and near Lakeside MRT have turned over twice as fast as comparable stock in District 10 since January.

Prospective buyers should review the latest URA rental data and visit show flats at the remaining EC projects before the next round of HDB ballot results in August, when fresh tenant inflows are expected.