J Gateway
J Gateway is a condominium in District 22 (Boon Lay / Jurong / Tuas), in the Outside Central Region. In the 12 months to August 2026, the median price was S$2,140 psf from 32 sales.
At a glance
- District
- District 22 (Boon Lay / Jurong / Tuas)
- Region
- Outside Central Region
- Type
- Condominium
- Tenure
- 99-year lease from 2012, about 85 years left
- Completed
- 2016, about 10 years old
What the prices say
The median home in J Gateway sold for S$1,509,000: the middle of 32 sales in the 12 months to August 2026.
That is well above the middle condo project in District 22 (Boon Lay / Jurong / Tuas), which sold at S$1,560 psf across 18 projects: about 37% higher. By price per square foot it ranks 4th of the 17 projects in the district that have a price to show, where 1st is the highest.
Year by year, the median was S$1,759 psf in 2021 (52 sales) and S$2,129 psf in 2026 so far (21 sales), up about 21%. The highest year in the record was 2025 at S$2,043 psf.
Higher floors sold for more here: floor 21 and above at S$2,164 psf against S$2,030 psf on floors 1 to 5, about 7% more per square foot (24 months).
By unit size (24 months): under 600 sq ft at S$2,032 psf, 600 to 899 sq ft at S$2,183 psf, 900 to 1,199 sq ft at S$2,013 psf and 1,200 to 1,499 sq ft at S$1,958 psf. Smaller homes cost more per square foot than larger ones.
Against similar projects in the district
This project and the three others in District 22 (Boon Lay / Jurong / Tuas) whose median over the last 12 months is closest to J Gateway's S$2,140 psf. They are chosen by price per square foot, not by distance, so they may not be neighbours.
Their middle figure is S$2,214 psf, so J Gateway sold a little below it: about 3% lower.
| Project | Median price per sq ft | Sales |
|---|---|---|
| J Gateway | S$2,140 psf | 32 |
| The Lakegarden Residences | S$2,214 psf | 67 |
| Sora | S$2,354 psf | 34 |
| Lake Grande | S$1,915 psf | 48 |
What sells here
32 homes sold in the last 12 months, up from 29 in the 12 months before.
The most common size was 600 to 899 sq ft, with 27 of the 61 sales in the last 24 months.
None of the 61 sales in the last 24 months were first sales of new units: all 61 were resales.
The first new sale in our records was in June 2013.
Rents and yield
Rental contracts that began in the 12 months to August 2026 had a median rent of S$4,500 a month (399 contracts). That is about the same as the district's S$4,600, within 3%.
Over the 24 months the median rent was S$4,400 (807 contracts), about the same as the latest 12 months, within 3%.
By bedrooms: 1 bedroom S$3,750 (153), 2 bedrooms S$4,600 (145), 3 bedrooms S$6,000 (88) and 4 or more bedrooms S$7,300 (13). The figure in brackets is the number of contracts.
Setting rent against price for 600 to 899 sq ft homes (166 rentals and 15 resale or sub-sale transactions) gives a gross yield estimate of 3.7%: a median rent of S$4,600 a month against a median price of S$1,508,000. It is before maintenance, vacancy, tax and loan costs, and it uses middle values, so a particular home can differ.
Across 3 size ranges the estimate runs from 3.7% to 4.3%.
Under 600 sq ft: 4.3% (rent S$3,750 a month, price S$1,040,000) and 900 to 1,199 sq ft: 3.7% (rent S$6,000 a month, price S$1,950,000).
Age and lease
5 other projects in District 22 (Boon Lay / Jurong / Tuas) were completed within 5 years of J Gateway and have a price. Their middle price was S$1,753 psf, so J Gateway sold well above projects of a similar age: about 22% higher.
The title is a leasehold, so the years remaining shrink each year. The leases and tenure entry in the glossary explains what that means for a buyer.
Leases and tenure in the glossary
What this page cannot tell you
A median is the middle of many different homes in J Gateway. It does not describe one unit: its condition, facing, view, renovation, floor or stack can each move a price well away from the middle, and none of them is in the records behind this page.
The figures are recorded transactions, so they describe what has sold and not what is on the market now. They are not a valuation, and they say nothing about future prices.
Questions this page answers
What is the median price per square foot in J Gateway?
S$2,140 psf in the 12 months to August 2026, from 32 sales. For the median home that is S$1,509,000.
How many homes sold in J Gateway?
32 in the last 12 months and 61 in the last 24 months, across all sale types.
What do homes in J Gateway rent for?
The median rent for contracts that began in the 12 months to August 2026 was S$4,500 a month, from 399 contracts.
What is the rental yield in J Gateway?
Between 3.7% and 4.3% gross, depending on unit size. It is an estimate before costs, made from the median recorded rent and the median resale or sub-sale price for each size range.
How much lease is left in J Gateway?
It is a 99-year lease from 2012, which leaves about 85 years at 2026.
Figures from URA data, 12 months to August 2026. Rents to August 2026. General information, not financial advice.
The figures
Sale prices
| Period | Median price per sq ft | Median price | Sales |
|---|---|---|---|
| Last 12 months | S$2,140 psf | S$1,509,000 | 32 |
| Last 24 months | S$2,070 psf | S$1,492,000 | 61 |
| Last 5 years | S$1,935 psf | S$1,300,000 | 165 |
Source: URA data. Data as of August 2026.
Price by year
| Year | Median price per sq ft | Sales |
|---|---|---|
| 2021 | S$1,759 psf | 52 |
| 2022 | S$1,823 psf | 44 |
| 2023 | S$1,937 psf | 26 |
| 2024 | S$2,006 psf | 27 |
| 2025 | S$2,043 psf | 30 |
| 2026 (to August) | S$2,129 psf | 21 |
Each year is the median over the sales recorded in it. Source: URA data. Data as of August 2026.
Price by floor range
| Floor range | Median price per sq ft | Sales |
|---|---|---|
| Floors 1 to 5 | S$2,030 psf | 13 |
| Floors 6 to 10 | S$2,020 psf | 7 |
| Floors 11 to 15 | S$2,106 psf | 9 |
| Floors 16 to 20 | S$2,130 psf | 13 |
| Floor 21 and above | S$2,164 psf | 19 |
Price by unit size
| Size | Median price per sq ft | Sales |
|---|---|---|
| Under 600 sq ft | S$2,032 psf | 19 |
| 600 to 899 sq ft | S$2,183 psf | 27 |
| 900 to 1,199 sq ft | S$2,013 psf | 9 |
| 1,200 to 1,499 sq ft | S$1,958 psf | 5 |
The floor is the storey recorded in each sale. Source: URA data. Sales in the 24 months to August 2026. Data as of August 2026.
Rent against price for J Gateway, by size
Rents
| Period | Median rent | Contracts |
|---|---|---|
| Last 12 months | S$4,500 a month | 399 |
| Last 24 months | S$4,400 a month | 807 |
| Bedrooms | Median rent, 12 months | Contracts | Median rent, 24 months |
|---|---|---|---|
| 1 bedroom | S$3,750 a month | 153 | S$3,700 a month |
| 2 bedrooms | S$4,600 a month | 145 | S$4,500 a month |
| 3 bedrooms | S$6,000 a month | 88 | S$5,900 a month |
| 4 or more bedrooms | S$7,300 a month | 13 | S$7,200 a month |
Source: URA data, rental contracts. Rents are the median of the contracts that began in the period. Data as of August 2026.
Where to look next
- Work out the stamp duty on a purchase at these prices (Free, no sign-in)
- How buyer stamp duty works
- Loan limits: how much a bank can lend
- The cooling measures, including additional stamp duty
- Other condos in District 22 (Boon Lay / Jurong / Tuas)
- Rents for every district, by size
- Rent against price for J Gateway, by size
- Leases and tenure in the glossary
What could a unit here sell for?
Condo Atlas can give an indicative value for a unit in J Gateway, with a likely range and the recent sales behind it. Sign in is free.
Open J Gateway in Condo AtlasOther condos in District 22 (Boon Lay / Jurong / Tuas)
- J'Den
- Lake Grande
- Lake Life
- Lakeside Apartments
- Lakeside Tower
- Lakeville
- Parc Oasis
- Parc Vista
- Sora
- Summerdale
- The Centris
- The Floravale
About the data
Figures are medians of transactions recorded by URA, over the periods shown, and a figure appears only when at least 5 records sit behind it. Sale figures: data as of August 2026. Rent figures: data as of August 2026. Swee Homes is not affiliated with URA or Condo Atlas. General information, not financial advice.