Jem
Jem is a commercial building in District 22 · Jurong East, on land zoned WHITE under the URA Master Plan with a gross plot ratio of 5.6. 2 units are currently listed for rent. ACRA records 6 live company registrations at this address.
What are the key facts about Jem?
- Asset class
- Commercial
- Land-use zone
- WHITE
- Gross plot ratio
- 5.6
- Tenure
- Not on record
- District / Area
- District 22 · Jurong East
- Address
- 50 Jurong Gateway Road
- Land area
- 19,124 sqm
- Completed
- 2014 (per EdgeProp)
- Storeys
- 11 (© OpenStreetMap contributors)
- Total units (CommercialGuru's count)
- 241
- Owner
- Lendlease Global Commercial REIT (SGX filings)
- Car-park lots
- 674 (the owner's annual report (as filed on SGX))
- Estate (JTC)
- Jurong Industrial Estate
- Submarket
- Jurong Lake District
- Listed as
- Shop / Shophouse
- Transactions on record
- None recorded
- Live listings
- 2
- ACRA registrations
- 6
No recorded transactions — this building has never generated a strata caveat (typically single-owner or lease-only stock). That is not missing data, and it says nothing about the building's value, occupancy or availability.
Who owns Jem, and what is it valued at?
- Committed occupancy
- 100%
- Tenants
- 252
- Car-park lots
- 674
- Land tenure
- leasehold
- Announced 4 Aug 2025 · completed 12 Nov 2025DBS Trustee Limited (in its capacity as trustee of Lendlease REIT) sold Office Component of Jem for S$462 million (sale consideration) to Purchaser.
- Announced 14 Feb 2022Lendlease Global Commercial (SGP) Pte. Ltd. (SingCo) bought a 13.05% interest in Jem for S$116 million (arif3 purchase consideration) from Lendlease International Pty Limited.
- Announced 7 Jun 2021RBC Investor Services Trust Singapore Limited, in its capacity as trustee of LREIT bought Jem for S$178.2 million (purchase consideration) from other third-party investors.At the time: NLA 892,148 sq ft
Source: the owners' own filings on SGX — notices of valuation of real assets, acquisition and divestment announcements, and annual reports. Facts only, each with its date; a valuation is not a sale price, and occupancy and WALE are as of the date shown. Only REITs and SGX-listed companies file these: a building with a private owner shows no owner here.
About Jem
Jem is a commercial building in Jurong East (District 22). It is located along Jurong Gateway Road, Singapore 608549.
Under the URA Master Plan it sits on land zoned white with a gross plot ratio of 5.6.
It occupies roughly 19,124 sqm of land with about 108,155 sqm of gross floor area.
11 businesses are currently registered at this address with ACRA.
The nearest MRT is Jurong East MRT, 143 m away (about a 2-minute walk). The closest bus stop (Opp Jem) is 48 m away (about a 1-minute walk). Westgate is 157 m away (about a 2-minute walk).
What is Jem zoned as?
- Land-use zone
- WHITE
- Gross plot ratio
- 5.6
- Urban design area
- Jurong Lake District Ud Area
What does space at Jem rent for?
Retail space on Jurong Gateway Road
Street level · 2026Q3S$ per sq ft per month · median -15.8% on a year earlier
URA's percentiles of RETAIL rents (shop, F&B, entertainment, health & fitness) across every lease stamped with IRAS on this STREET in the quarter — the street's figure, not this building's rent and never a unit's. Retail rent swings with floor and frontage, so the spread matters as much as the median. A median needs at least 2 buildings and 3 contracts (percentiles need 4); a blank means below that threshold, not zero.
Source: URA rental statistics by street (IRAS-stamped contracts).
Office space on Jurong Gateway Road
Street level · 2025Q2S$ per sq ft per month (median only published)
URA's percentiles of OFFICE rents across every lease stamped with IRAS on this STREET in the quarter — the street's figure, not this building's rent and never a unit's. URA publishes a median only where the street has at least 2 office buildings and 3 contracts that quarter (percentiles need 4); a blank means below that threshold, not zero.
Source: URA rental statistics by street (IRAS-stamped contracts).
Retail space — District 22 retail
Region band · 2026Q3S$ per sq ft per month
A REGION BAND — URA's grid for the whole district or location, not this street or building. Say "across <district/location>, …", never that this building rents for it. The middle of URA's retail grid for District 22 across every floor and size band — a ground-floor shop and an upper-floor unit sit at very different points in it.
Source: URA REALIS retail rental analysis (district × floor × size grid).
Market context around Jem
- Suburban: Rent S$33.36 psf/mth · Vacancy 5.7% (1Q 2026) · Planned / under construction 1.53m sq ft
Official series (URA, 2026Q3): Retail vacancy rate (Whole Island) 6.5 (-0.4 pp on the year) · Retail rental index (Central Region) 81.2 (+1.4% on the year).
Brokers draw submarkets and grades differently; each figure is the broker's own, for its own area, cited to its report. Rents are per square foot per month.
How fast units move at Jem
Rent: between 6 Aug 2026 and 28 Aug 2026, 1 new listing appeared and 0 came off (sold, let or withdrawn). Days on market: not enough history yet — we began tracking on 6 Aug 2026.
One count per unit, however many agents list it. Asking prices are not tracked over time, so price cuts are not shown.
What's been approved at Jem?
- 15 Jul 2026ApprovedFloor B1Change of use to takeaway foodshop and expansion of unit #03-xx to shop
Proposed change of use of unit #B1-XX to takeaway foodshop and expansion of unit #03-XX to shop
- 4 Mar 2026ApprovedFloor B1Change of use: shop → takeaway food shop
Proposed change of use of unit #B1-XX to #B1-XX and #B1-XX from shop to takeaway food shop
- 14 Jan 2026RenewedFloor 1Continued use as restaurant and bar with live entertainment
Continued use of unit #01-XX and outdoor refreshment area (ora) of jem from restaurant with live entertainment to restaurant and bar with live entertainment
- 7 Jan 2026ApprovedFloor 5Change of use: karaoke lounge → restaurant
Proposed change of use of part of unit #05-XX (5th and lower 6th storey) from karaoke lounge to restaurant
- 6 Nov 2025ApprovedFloor B1Change of use to restaurant
Proposed change of use of part of units #B1-XX and #B1-XX to restaurant
- 23 Oct 2025ApprovedChange of use to medical clinic
Change of use of unit 04-05/06 of jem to medical clinic
- 14 Oct 2025RenewedFloor 6Continued use as massage establishment
Continued use of unit #06-XX from restaurant to massage establishment at jem
- 10 Oct 2025ApprovedFloor B1Change of use: shop → restaurant and #b1-xx corridor to new restaurant seating of an existing commerc
Proposed change of use of basement 1 unit #B1-XX from shop to restaurant and #B1-XX corridor to new restaurant seating of an existing commercial building on mk 05 lot 08460n jurong gateway road / boon lay way (jurong east planning area)
- 21 Jul 2025ApprovedFloor B1Change of use: existing shop → takeway food shop of an existing commercial building
Proposed change of use of basement 1 unit #B1-XX from existing shop to takeway food shop of an existing commercial building
- 24 Jan 2025ApprovedFloor 1Additions & alterations
Proposed additions & alterations to existing 1st storey restaurant unit #01-XX on mk 05 lot 08460n at jurong gateway road/boon lay way (jurong east planning area)
- 9 Sept 2024ApprovedFloor 5Change of use: cinema → karaoke lounge
Proposed change of use of unit #05-XX (5th storey and lower 6th storey) from cinema to karaoke lounge
- 9 Nov 2023ApprovedChange of use to massage establishment
Change of use of unit at b1-20 of jem to massage establishment
33 earlier change-of-use and A&A decisions are on record since 2000.
Source: URA planning decisions (URA Data Service), matched to this building by address or land lot. A past approval can lapse (a temporary permission) and belongs to the unit it names. The authoritative approved use of a unit comes from URA's Enquiry on Approved Use of Premises (S$54.50 per unit).
What do commercial rents run near Jem?
Retail rents — District 22 ($ psm/month, 2026Q3)
| Floor level · size band | 25th pct | Median | 75th pct |
|---|---|---|---|
| Level 1 · 30 & Below | $379.34 | $440.82 | $501.61 |
| Level 2 & 3 · 30 & Below | $534.57 | $649.77 | $695.64 |
| B1 & Below · 30 & Below | $340.18 | $351.50 | $406.30 |
| Level 4 & Above · >30 - 100 | $173.95 | $184.20 | $247.42 |
| Level 2 & 3 · >30 - 100 | $172.69 | $226.29 | $338.03 |
| B1 & Below · >30 - 100 | $227.85 | $286.51 | $380.67 |
| Level 1 · >30 - 100 | $193.37 | $300.00 | $462.95 |
| Level 4 & Above · >100 - 300 | $244.42 | $257.83 | $264.05 |
URA REALIS rental-contract percentiles for the district/location — an area benchmark, not this building's own rents. Office and retail are dimensioned differently and are never mixed.
What is available at Jem right now?
For rent (2)
- JemS$10k/mo · 370 sqft
- 131 Jurong GatewayS$32k/mo · 1,036 sqft
What is near Jem?
Getting around
- Jurong East MRT143 m · ~2 min
Amenities nearby
Straight-line distances. Source: PropKaki amenities data.
Getting there and parking at Jem
nearest MRT/LRT Jurong East (EW24/NS1) 105 m, about 144,000 taps a weekday; bus stops within 400 m: 11, about 41,000 taps a weekday; Jurong East: 62,478 resident workers (Census 2020, by workplace); about 23,000 residents within 1 km (June 2026); 3 other malls within 1 km. Ranked against 12,856 retail buildings by PropKaki's model: a relative score, not a footfall count.
A relative score from PropKaki's model (station and bus taps nearby, workers and residents around, and competing malls), not a count of people.
Stations within 1 km
- Jurong East (EW24 / NS1)105 m · about 144,000 weekday taps
Taps are fare-card taps in and out at the station's gates on an average weekday (Jul 2026 to Sep 2026) — people passing through, not visitors to Jem. Transfers between lines don't tap, so interchanges read low.
Bus
11 bus stops within 400 m, with about 41,000 boardings and alightings on an average weekday.
Public car parks within 500 m
- Westgate (development car park)166 mrates not published as open data
- IMM Building (development car park)403 mrates not published as open data
- Blk 131 Jurong Gateway Road (HDB)450 mno short-term parking · gantry 9.99 m · 13 car lots
- Blk 132 Jurong Gateway Road (HDB)462 mS$0.60 per half-hour at midday on a weekday · gantry 2 m
HDB season (car): Tier 1 $80/month (a resident's or registered HDB shop/industrial tenant's first car); Tier 2 (other cars, non-residents) $90 Rest of Island, $150 Designated Area, $165 Restricted Zone (surface). Which zone this car park is in is not published as data.
Nearest URA season parking: Teban Gardens Crescent, 1.0 km away, S$90/month.
Public car parks only, by straight-line distance, with the operator's published rates. Jem's own car park, if it has one, and its charges are not in the open data.
Who's registered at Jem?
- Accommodation and food services2
- Other services2
- Information and communications1
- Health and social services1
- Wholesale and retail trade0
- Education0
Registered businesses, not who occupies the space: companies, LLPs and branches whose REGISTERED address is this building (ACRA), by industry. Sole proprietors are not counted; no business is named. ACRA, as of 2026-09-16.
What is Jem's BCA building profile?
- BCA building type
- Retail
- Green Mark
- Platinum (2018)
- Energy use intensity
- 336 kWh/m²·yr
Frequently asked questions about Jem
Where is Jem?⌄
Jem is at 50 Jurong Gateway Road, Singapore 608549, in the Jurong East planning area.
What is Jem zoned as?⌄
Jem sits on land zoned white under the URA Master Plan, with a gross plot ratio of 5.6.
Have there been any recorded transactions at Jem?⌄
No caveats have been lodged for Jem in the URA records we track. That is common for buildings held by a single owner, which never generate strata transactions.
What is the nearest MRT station to Jem?⌄
Jurong East MRT is the closest, 143 m away (about a 2-minute walk).
How many businesses are registered at Jem?⌄
11 businesses are currently registered at this address with ACRA. That is a measure of registered addresses, not of how many businesses physically occupy the building.
The facts are here — now get the verdict on Jem.
Ask what a unit here would fetch, what the zone allows, or how it compares.
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