Parc Oasis, a roughly 32-year-old 99-year leasehold project in Jurong East, recorded the strongest two-bedroom returns among Jurong East and Jurong West condos over the past decade, at 31.45% ROI (Stacked Homes, August 2026). The figure comes from eight matched transactions.
So what does that mean for a buyer today? Not that a two-bedder here compounds at nearly 3% a year, and not that the next decade repeats the last one. It means the unit was underpriced relative to its size and yield a decade ago, that gap has now largely closed, and what remains is a lease with 67 years left that gets shorter with every year that passes.
What the number is measuring
Stacked Homes attributes the lead to a familiar cluster of characteristics: a low entry price, unit sizes larger than the current new-launch norm, efficient floor plans, steady rental yields, and limited competing supply in the immediate area. None of those are forecasts. They are the reasons the starting price was low relative to what the space was worth to a tenant or an owner-occupier.
That is the standard mechanism behind old-leasehold outperformance. The gain is a re-rating of an underpriced asset, not compounding growth. Once the discount closes, the engine stops.
Annualise it before you react
A 31.45% total return over 10 years is a compound annual growth rate of 2.8%. The arithmetic: 1.3145 to the power of one-tenth equals 1.0277.
Now net it down. Assume a purchase price of S$900,000 for a two-bedder (a stated assumption, not a figure from the data), held 10 years, sold at the same 31.45% uplift.
- Sale price: S$900,000 x 1.3145 = S$1,183,050
- Gross gain: S$283,050
- Buyer's stamp duty (BSD) at entry on S$900,000: 1% of first S$180,000 (S$1,800) + 2% of next S$180,000 (S$3,600) + 3% of remaining S$540,000 (S$16,200) = S$21,600
- Maintenance at an assumed S$3,600 a year plus property tax at an assumed S$1,200 a year, over 10 years: S$48,000
Net gain: S$283,050 less S$21,600 less S$48,000 = S$213,450, or 23.7% of the purchase price. That is 2.2% a year compounded. Rental income would improve it; mortgage interest and agent commission at exit would cut it further. Neither is in the figure above.
The lease is the binding constraint
About two-thirds of the 99-year lease remains, call it 67 years. That is comfortable today and less comfortable for the buyer who takes it off you.
Remaining lease caps loan tenure. Banks commonly require that a meaningful buffer of lease remains at the end of the loan, which means a 30-year tenure stops being automatic as the lease shortens. CPF usage is also lease-linked: below 60 years remaining, the amount usable is pro-rated against the youngest owner's age, and it falls away entirely at the short end. A buyer facing 57 years of lease in 2036 may need a shorter tenure and more cash, which raises the monthly repayment even though the headline price looks cheap. That constraint shows up in the exit price, not the entry one.
Eight transactions
Eight matched sales across a decade is one or two trades a year. A single motivated seller or a single renovated unit moves a sample that small by several percentage points. Treat 31.45% as a description of Parc Oasis's characteristics, and check the specific stack, floor area and remaining lease before treating any of it as repeatable.
Sarah Chen
