Project Overview
Developer: CapitaLand
No. of Units: 368
Estimated Vacant Possession Date: 30th November 2028
Site Area: 83,647sqft
Project Makeup: 2-storey commercial podium and 38-storey residential tower
Directly Linked To: Jurong East MRT, Integrated Transport Hub, IMM, Westgate, JEM
Entry Price of J'Den - Comparable New Launches
The LakeGarden Residences
- Closest new launch to J’Den geographically
- 6 bus stops to Lakeside MRT
- Prices have averaged $2083psf – $2239psf across 1-5 bedroom types
Based on the difference in locality and convenience, we should be able to accept a 10%-15% higher price for J’Den.
The Reserve Residences (TRR)
- Similar to J’Den in terms of direct access to an Integrated Transport Hub, shopping mall, etc.
- Prices have averaged $2411psf – $2705psf across 1-5 bedroom types
As The Reserve Residences is a project on a larger scale— sitting on a larger land plot with better facilities and a bigger mall— we would consider J’Den to be at a reasonable price if it falls below TRR’s transacted price range.
Entry Price of J'Den - Nearby Resale Prices
- J Gateway is the only project that is comparable (TOP in 2017; 6 years old currently)
- Recent transactions at J Gateway have been averaging $1800-$2100psf
- The other 2 projects near Jurong East MRT station are too old (24 to 30 years old 99 year-leasehold projects) to be relevant as they serve an entirely different target market
Considering the age difference of 11 years, the current price gap would be $300psf gap to the released starting from prices of J’Den at $21xxpsf.
Despite their age, these leasehold condos, which are 24 and 30 years old since their TOP, continue to show upward price trends and strong transaction activity.
This gives us a good indication of demand in the area.
Exit Strategy - Jurong Lake District Transformation
- Envisioned to be Singapore’s largest mixed-use business district outside the city centre
- The focus of new development in the next two decades by the government
- By 2027, the Integrated Transport Hub and Bus Interchange will be completed to further enhance bus connectivity
- By 2029 and 2032, the Jurong Region Line and the Cross Island Line will be completed respectively
Low Supply + High Demand = Capital Appreciation
Exit Strategy - Low Supply
At Jurong East Interchange, there is only 1 competing condo i.e. J Gateway.
Even though there are 3 other white sites (6.5ha), the government has planned for only 1,700 new homes in this area.
Multiple Points For A Safe Exit Strategy
After the 3-year Seller Stamp Duty period ends, the Integrated Transport Hub, various MRT lines and white sites would be completed to provide a safe exit strategy.
