Editorial Signature Detail
GATE+
Signature Alpha Editorial
GATE+
A Signature Editorial briefing with live Alpha Formula intelligence, premium project detail, and investor-grade next-step tools.
Lead capture remains active before download so Clive can follow up with a bespoke Alpha interpretation for this listing.
Beds
—
Baths
1
SQFT
—
Floor Level
—
URA-backed research dashboard
D22 transaction intelligence
Read the latest district-level caveat activity for this listing before moving into the rest of the investment tools.
Historical trend indicator
D22: Average S$2,439 PSF | Down 8.74% over the last quarter ⬇️
Median PSF
S$2,328
Price Range
— — —
Transaction Count
352
Recent transacted prices
SORA
06/06/2026 • Floor range n/a • Size unavailable
—
S$2,408 PSF
J'DEN
06/06/2026 • Floor range n/a • Size unavailable
—
S$2,764 PSF
SORA
06/06/2026 • Floor range n/a • Size unavailable
—
S$2,653 PSF
THE LAKEGARDEN RESIDENCES
06/06/2026 • Floor range n/a • Size unavailable
—
S$2,295 PSF
The LakeGarden Residences
06/06/2026 • Floor range n/a • Size unavailable
—
S$2,199 PSF
Property type breakdown
Condo
352
Disclaimer: Market intelligence reports and transactional insights displayed on this platform are automatically generated utilizing historical data from caveats voluntarily lodged with the Singapore Land Authority (SLA) and published via the Urban Redevelopment Authority (URA) Data Service. While we strive to provide accurate and up-to-date data, these figures may not represent 100% of all market transactions and are intended strictly for educational and informational purposes. Users should independently verify all property transaction data before executing financial decisions.
Signature Investment Forecast
Weighted projection with 5-year confidence bands.
Driven by the Jurong transformation and robust regional-center demand, this District 22 asset has achieved a strong 22.3% five-year appreciation amid record-low financing conditions. Despite an active west-side supply pipeline, the current market stability ensures that elevated inventory remains absorbable, supporting a conservative three-year growth outlook of 8.3%.
Current Underwriting
$2,900,719
District-weighted fair value anchor used for the model.
Projected by 2029
+12.8%
3-year capital appreciation outlook under the weighted scenario.
Projected by 2031
+22.3%
5-year appreciation outlook with 2026 stability weighted heavily.
Conservative case · 2031
+14.3%
Base growth eases to 2.7% annually if supply and absorption soften.
Base case · 2031
+22.3%
Core Alpha Formula projection at 4.1% annualized growth.
Best case · 2031
+32%
Upside case expands to 5.7% annually if demand depth stays firm.
Signature Investment Analyst
Strategist Verdict
GATE+ lacks enough recent benchmark evidence to frame Capital Growth Potential with conviction at the current PSF. Without a clean Mean Reversion anchor, the entry should be treated as execution-sensitive rather than a confirmed pricing dislocation.
Listing PSF
$0
Project Mean PSF
No recent project comps
District Mean PSF
No district benchmark
Historical vs Projected
Historical district benchmark data is shown in grey. The Signature projection is shown in gold, with conservative and best-case confidence bands for the next 5 years.
Macro tailwind
Low-rate stability
The 2026 financing backdrop is weighted heavily in the forecast model.
Supply signal
Active west-side supply pipeline near transformation zones
District-level GLS pressure is used as the supply-side constraint variable.
Demand pulse
Jurong transformation and regional-centre demand
Demand-side score blends district liveability, connectivity, and upgrader depth.
Shortlist intelligence
Smarter reasoning for whether this listing deserves a closer look.
Jurong: demand is being supported by jurong transformation and regional-centre demand, with elevated but absorbable new supply pressure in the current cycle.
Recommended next move
Treat this as a conviction shortlist pick only after a viewing confirms the premium is justified by stack, finish, or scarcity.
Shortlist fit
Awaiting data
Value gap
This listing carries a premium to the current benchmark, so it belongs on the shortlist only if the scarcity story and execution quality are strong enough to defend that premium.
Carry profile
5.0%
Rental yield
Current rental carry screens at 5.0%, while the base-case 2031 outlook still projects +22.3% capital upside.
Underwriting risk
Elevated but absorbable
Supply signal
Benchmark conviction is anchored to the district mean, while district supply is elevated but absorbable, so this should be compared against nearby substitutes before final commitment.
Overview
GATE+ Jurong Lake Industrial B2 (IGLS Plot A Tukang Innovation Drive) ð???ï¸? Target Launch: May 2026 Industrial B2 multi-user factory, in District 22, developed by Fusion Property & BP-Innovue Pte Ltd 10-Storey Industrial B2 multi-user ramp up factory of 265 production units + 2 canteen + 1 HVP. 33 Years Leashold (1st IGLS site with additional three years of lease tenure) Site Area 201,145 sqft Sizes for production unit range from 1,615 sqft to 2,971 sqft Public Accessible heavy vehicle carpark Nearby Lake Side MRT (EWL), Tukang MRT (JRL U/C), & Jurong Hill MRT (JRL U/C) Seamless Connectivity to various part of Singapore via AYE & PIE With end-of-trip facilities, lockers and shower stalls, function room, pavilion, roof garden, sky terraces and green court yard Contact any Propnex Salesperson now for more info! GATE+ Jurong Lake Industrial B2 (IGLS Plot A Tukang Innovation Drive) ð???ï¸? Target Launch: May 2026 Industrial B2 multi-user factory, in District 22, developed by Fusion Property & BP-Innovue Pte Ltd 10-Storey Industrial B2 multi-user ramp up factory of 265 production units + 2 canteen + 1 HVP. 33 Years Leashold (1st IGLS site with additional three years of lease tenure) Site Area 201,145 sqft Sizes for production unit range from 1,615 sqft to 2,971 sqft Public Accessible heavy vehicle carpark Nearby Lake Side MRT (EWL), Tukang MRT (JRL U/C), & Jurong Hill MRT (JRL U/C) Seamless Connectivity to various part of Singapore via AYE & PIE With end-of-trip facilities, lockers and shower stalls, function room, pavilion, roof garden, sky terraces and green court yard Contact any Propnex Salesperson now for more info!
Information sourced from Team SG Prop Portal's PropNex portfolio. Pricing is currently available on request from the appointed marketing team.
Compare Forecasts
Side-by-side Alpha Formula projections for this district.
Select up to two nearby listings to compare the 5-year base case, confidence bands, and current rental yield side by side.
Current listing
GATE+
D22 · Commercial
$0
Automation #11
Interactive Exit Strategy & Cash Flow Modeler
Stress-test the path to profit over 3, 5, and 10 years using editable assumptions built for Singapore buyer economics.
Tax & Friction
Acquisition Costs
BSD: $114,636
ABSD: $0
Legal: $3,000
Holding Costs
Property Tax: $14,649
Maintenance: $3,600 / yr
Exit Frictions
3-Year Exit
SSD: $128,643
Agent Comm: $64,322
Legal: $2,500
5-Year Exit
SSD: $0
Agent Comm: $68,903
Legal: $2,500
10-Year Exit
SSD: $0
Agent Comm: $81,835
Legal: $2,500
Clear Path to Profit
At the 10-year mark, the Alpha Investment Formula projects a total ROI of 224.9% with SGD 1,774,614 in net exit profit after selling costs, outstanding principal, cumulative interest, and SSD. The post-2025 4-year SSD penalty window keeps early exits inside a heavier friction band until year 4. With the current investment tax toggle, the asset remains cash-flow supportive at roughly SGD 12,068 per year before exit.
Monthly Mortgage
$9,172
Annual Net Cash Flow
$12,068
BSD
$114,636
Cash Outlay
$842,816
ABSD
$0
AI Virtual Staging (Beta)
Coming Soon
This listing does not yet have both staging reference images saved. Once our team uploads the before and after URLs, the interactive slider will appear here automatically.
Project Details
Bedroom Types
Select up to two units to compare their size, pricing, and corresponding floor-plan preview side by side.
Amenities & Nearby Insights
Everything around the address, preserved.
10 live nearby anchors are still surfaced here across transport, schools, and shopping so the editorial redesign keeps the practical decision-making layer fully intact.
MRT
Boon Lay MRT
2070 m
Lakeside MRT
2210 m
Chinese Garden MRT
2530 m
Schools
Lakeside Primary School 161 Corporation Walk
1530 m
Boon Lay Garden Primary School 20 Boon Lay Drive
2120 m
Fuhua Primary School 65 Jurong East Street 13
2420 m
Jurong Secondary School 31 Yuan Ching Road
870 m
Shopping
Sheng Siong West
780 m
Taman Jurong Shopping Centre West
1170 m
Jurong Point West
2100 m
Floor Plans
Tower View
Gallery
Gallery refresh pending
This listing does not yet have a synced gallery set. The section remains visible so the layout stays stable while media is being refreshed.
FAQs
