Lake Grande stands as one of the most strategically positioned leasehold condominiums in Singapore’s Outside Central Region (OCR). Developed by MCL Land — a developer with over four decades of track record in Singapore residential property — the 710-unit project sits along Jurong Lake Link in District 22, just a five-minute walk from Lakeside MRT station on the East-West Line. Completed in 2019 and holding a 99-year lease commencing 2015, Lake Grande is not merely a lakeside resort-themed community; it is a direct beneficiary of what the Urban Redevelopment Authority (URA) has designated as Singapore’s most ambitious regional transformation: the Jurong Lake District (JLD), a 360-hectare precinct slated to become the country’s second Central Business District. For owner-occupiers who value lifestyle greenery and for investors seeking long-run capital appreciation in a government-backed growth corridor, Lake Grande occupies a rare convergence of present liveability and future upside. This review examines the project’s fundamentals, its JLD tailwinds, measurable strengths, investment risks, and which buyer profiles are best served by a unit here.
Snapshot as of 2026-05 — figures above reflect publicly available URA/HDB data at the time of this editorial review (as of 2026-05).
Jurong Lake District has been part of Singapore’s long-range planning for over a decade, but the transformation accelerated materially in 2026 when the URA released the first of three white-site land parcels at Town Hall Link under the Government Land Sales (GLS) programme. The government committed to taking on infrastructure works directly — including demolishing existing state property, constructing an underground link to a future Cross Island Line (CRL) MRT station, and removing superseded roads — a signal that public-sector commitment to JLD is unconditional. The Jurong Region Line (JRL) is scheduled to become operational in stages from around mid-2028, while CRL Phase 2 connecting directly into JLD is targeted for completion by 2032. Together these two new rail lines will give JLD residents the kind of multi-line MRT connectivity that today only the CBD enjoys. Lake Grande sits inside this infrastructure upgrade radius: future residents will have access to both Lakeside station (EWL) and, once operational, the JRL and CRL catchment without changing their address.
The immediate neighbourhood context reinforces the investment thesis. Directly across Jurong Lake Link, Jurong Lake Gardens — a 90-hectare national garden — provides a permanent green buffer that preserves unobstructed lake views. The precinct already houses Jurong East’s retail cluster: JEM, Westgate, IMM, and Jurong Point collectively offer over one million square feet of retail, dining, and entertainment within a short MRT or bus ride. Healthcare is served by Ng Teng Fong General Hospital (NTFGH), the newest acute hospital in Singapore, located in Jurong East. The combination of nature, retail, medical, and transport infrastructure means Lake Grande’s residents enjoy a self-contained township quality of life while the larger JLD transformation amplifies long-term value prospects for investors.
We track 158 sales and 1439 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the LAKE GRANDE dashboard.
- Average sale price: $1,281,216 across 158 transactions
- Estimated gross rental yield: 3.7%
- District 22 PSF ranking: Premium tier (top 17%)
- 99 yrs lease commencing from 2015 · OCR · D22 · 710 units
About LAKE GRANDE
LAKE GRANDE is a 99 yrs lease commencing from 2015 condominium, located at JURONG LAKE LINK in District 22 (Jurong) (Outside Central Region), comprising 710 residential units.
Unit Mix Distribution
Transaction data breakdown by bedroom type at LAKE GRANDE:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| Studio | 23 | $1,784 psf | $777,348 |
| 1 BR | 37 | $1,740 psf | $1,043,203 |
| 2 BR | 81 | $1,730 psf | $1,392,331 |
| 3 BR | 17 | $1,724 psf | $1,951,523 |
Sales Market Overview
LAKE GRANDE has recorded 158 sale transactions with an average transaction price of $1,281,216, ranging from $640,000 to $2,430,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 23 | $1,559 psf | $1,032,109 | — |
| 2022 | 33 | $1,627 psf | $1,252,485 | ↑ 4.4% |
| 2023 | 25 | $1,729 psf | $1,288,760 | ↑ 6.3% |
| 2024 | 30 | $1,818 psf | $1,327,430 | ↑ 5.2% |
| 2025 | 32 | $1,848 psf | $1,373,938 | ↑ 1.7% |
| 2026 | 15 | $1,894 psf | $1,423,585 | ↑ 2.5% |
LAKE GRANDE ranks in the top 17% of condos in District 22 by average PSF.
Compared to the OCR average of $1,550 psf, LAKE GRANDE trades 12.2% above the segment benchmark.
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Rental Market Overview
LAKE GRANDE has recorded 1439 rental transactions with monthly rents averaging $3,898/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 331 | $3,054/mo | $1,900/mo | $4,700/mo |
| 2 BR | 962 | $3,931/mo | $2,300/mo | $6,500/mo |
| 3 BR | 96 | $5,120/mo | $3,200/mo | $6,700/mo |
| 4 BR | 39 | $6,317/mo | $4,500/mo | $7,500/mo |
| 5+ BR | 11 | $7,145/mo | $5,000/mo | $8,400/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 298 | $2,921/mo |
| 2022 | 264 | $3,658/mo |
| 2023 | 247 | $4,427/mo |
| 2024 | 260 | $4,363/mo |
| 2025 | 308 | $4,145/mo |
| 2026 | 62 | $4,322/mo |
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Investment Analysis
Based on average rents and sale prices, LAKE GRANDE delivers an estimated gross rental yield of 3.7%. This is above the Singapore-wide benchmark of approximately 3%.
Competing Condos in District 22
Side-by-side comparison against the most actively traded condos in District 22 (Jurong):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| J'DEN | 99 yrs lease commencing from 2023 | 368 | $2,475 psf | 356 |
| THE LAKEGARDEN RESIDENCES | 99 yrs lease commencing from 2023 | 306 | $2,159 psf | 302 |
| SORA | 99 years leasehold | 440 | $2,223 psf | 223 |
| J GATEWAY | 99 yrs lease commencing from 2012 | 738 | $1,900 psf | 183 |
| THE LAKESHORE | 99 yrs lease commencing from 2002 | 848 | $1,311 psf | 172 |
Location Map
Map shows LAKE GRANDE (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- LAKE GRANDE
- Lakeside MRT
- Chinese Garden MRT
- Hillgrove Secondary School
- West Grove Primary School
- Rulang Primary School
Nearby MRT Stations
LAKE GRANDE is 400m from Lakeside MRT (East-West Line), with 2 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Lakeside | EW26 | East-West Line | 400m |
| Chinese Garden | EW25 | East-West Line | 1.1 km |
Nearby Schools
There are 26 schools within 2 km of LAKE GRANDE, including 7 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Hillgrove Secondary School | Secondary | 460m |
| West Grove Primary School | Primary | 670m |
| Rulang Primary School | Primary | 730m |
| Palm View Primary School | Primary | 750m |
| Concord Primary School | Primary | 840m |
| Jurong Primary School | Primary | 870m |
| Lakeside Primary School | Primary | 1.0 km |
| Jurong Secondary School | Secondary | 1.0 km |
| Institute of Technical Education (College West) | Tertiary | 1.0 km |
| Corporation Primary School | Primary | 1.1 km |
| Keming Primary School | Primary | 1.2 km |
| Jurongville Secondary School | Secondary | 1.5 km |
Lake Grande’s strongest selling point begins with direct JLD macro tailwinds. When the Jurong white site eventually transacts and mixed-use towers rise around Jurong Lake, the resulting employment density will reshape rental demand in the catchment. Office workers prefer to live near their workplace; a maturing JLD CBD will generate sustained rental demand pressure in a District 22 submarket that currently trades at a meaningful discount to CCR and even mid-RCR pricing. At launch in 2016, units moved at an average of roughly S$1,361 psf. By 2024–2025, resale and sub-sale transactions were recording averages of approximately S$1,825–S$1,869 psf, implying a 34%+ capital gain for buyers who entered at launch — substantial outperformance for an OCR leasehold project in an era of cooling measures.
Second, MCL Land’s project execution quality is well above segment average. The resort-theme is not merely marketing: the 710-unit development delivers a 50-metre lap pool, spa villa, fully equipped gymnasium, and richly landscaped grounds that hold up favourably against newer launches. Build quality complaints that often surface in buyer forums are largely absent from Lake Grande reviews, and the project obtained its Temporary Occupation Permit (TOP) on schedule in 2019.
Third, rental yield performance is competitive for an OCR project. Current gross rental yields are estimated at approximately 3.9%–4.0%, above the Singapore-wide private condo average of 3.0%–4.5%, and Lake Grande consistently ranks among the higher-volume rental assets in the Jurong West submarket. Over the past 12 months the project recorded approximately 186 rental contracts — one of the highest in its postal district — affirming genuine tenant demand rather than speculative overhang.
Fourth, the school catchment is exceptional for OCR. Rulang Primary School and Shuqun Primary School are within 1 km, and multiple secondary schools including Fuhua Secondary, Yuhua Secondary, and Yuan Ching Secondary are nearby, creating persistent demand from families seeking a good-school postal code. The Canadian International School in the broader Jurong area also draws expatriate tenant interest. For investors, school-zone proximity translates directly into lower vacancy risk and stronger holding tenants.
Fifth, connectivity is multi-modal and improving. The five-minute walk to Lakeside MRT (EW26) gives residents direct EWL access to the CBD (Raffles Place in approximately 35 minutes) and Changi Airport. Bus services further supplement connectivity, while the PIE and AYE expressways provide drivers with island-wide access. As the JRL and CRL add new rail nodes to the Jurong precinct, Lake Grande’s effective connectivity premium will only increase relative to comparable OCR projects without multi-line proximity. Investors may also find it useful to compare Lake Grande against neighbouring condominiums on our platform, or use the ROI calculator to model entry-price scenarios against projected rental yields.
No property review is complete without an honest assessment of the risks, and Lake Grande carries several that buyers should weigh carefully before committing.
Lease decay is the structural ceiling risk. With a 99-year lease commencing in 2015, Lake Grande will be approximately 11 years into its tenure at the time of writing. By 2040 it will cross the 25-year mark, and by 2055 the 40-year mark — thresholds at which CPF usage restrictions tighten and bank financing becomes progressively more conservative. Buyers entering today at prices above S$1,800 psf should model their exit timeline carefully: resale liquidity at the 25-to-40-year mark of a leasehold in the OCR has historically compressed more sharply than CCR equivalents. The lease decay calculator can help quantify the theoretical land value haircut over time.
JLD execution risk remains real. The URA’s 2026 white-site release was welcomed, but market analysts noted that developers are proceeding cautiously given global economic headwinds and competitive GLS supply. The CRL Phase 2 connection to JLD is not expected until 2032. If JLD development lags original timelines — as it has in prior planning cycles — the capital appreciation thesis that justifies today’s pricing could take longer to materialise than buyers anticipate.
Pricing has compressed the yield cushion. At S$1,800–S$1,900 psf average resale levels, Lake Grande is no longer “cheap for Jurong.” Gross yields around 3.9% are healthy but leave limited buffer if interest rates stay elevated or if rental supply increases as new OCR projects near the area reach TOP. The cash flow calculator is recommended for buyers financing with a mortgage to test their break-even rental rate across different loan scenarios.
West-facing units receive afternoon sun and potential expressway noise from the nearby PIE. Buyers should inspect unit orientation carefully and factor in potential air-conditioning and noise-mitigation costs that erode net yield.
- ✅ Long-horizon JLD investor (5–10+ year hold): The fundamental JLD second-CBD thesis is a government-underwritten catalyst with confirmed infrastructure spend. An investor willing to hold through the JRL (2028) and CRL Phase 2 (2032) milestones is best positioned to capture the employment-density-driven rental uplift and price re-rating that should follow. The current ~3.9% gross yield provides an acceptable carry while waiting for macro appreciation.
- ✅ Family owner-occupier seeking school-zone access and greenery: Rulang Primary and Shuqun Primary within 1 km, proximity to Jurong Lake Gardens, a resort-quality pool and gymnasium, and strong EWL connectivity make Lake Grande an excellent long-term family home. Owner-occupiers are insulated from the leasehold resale discount risk if they plan to occupy for 15–20 years and are not depending on a specific exit price.
- ✅ Rental income investor targeting expatriate or dual-income Singaporean tenants: 186 rental contracts over 12 months and proximity to the Canadian International School and Jurong industrial belt (Boon Lay, Tuas, Jurong Island) sustain a broad, resilient tenant pool. A 2- or 3-bedroom unit at Lake Grande can appeal to both expatriate families and young professional couples seeking greenery and MRT access at below-CCR rents.
- ⚠️ Short-to-medium-term flipper (sub-3-year horizon): Seller’s Stamp Duty (SSD) applies within three years, and resale liquidity in OCR leasehold projects can be inconsistent quarter to quarter. With pricing already reflecting significant post-launch appreciation, the near-term capital gain runway is narrower than it was at launch. Use the stamp duty calculator and total cost calculator to model SSD exposure before committing.
- ⚠️ First-time buyer comparing OCR options: Lake Grande is a quality product, but entry prices of S$1.2M–S$1.6M for 2-bedroom units mean buyers stretching budget may find the debt-service ratio uncomfortable. First-timers should run the TDSR calculator and affordability calculator to confirm sustainable financing before proceeding, especially given the leasehold tenure consideration.
- ❌ Late-tenure leasehold bargain-hunter (buying at 30+ years of lease elapsed): Lake Grande is currently only 11 years into its lease. Buyers at future points when the lease dips below 65–70 years remaining will face CPF usage restrictions and narrowing bank LTV ratios. This profile is not applicable at present pricing but becomes relevant for resale buyers in the mid-2030s and beyond, who should factor in the diminishing pool of eligible purchasers.
Lake Grande is a well-executed, resort-quality leasehold condominium in a government-designated growth district, and its investment thesis rests on one of the clearest macro catalysts in Singapore property: the URA’s multi-decade, multi-billion-dollar commitment to making Jurong Lake District the nation’s second Central Business District. For buyers with a long holding horizon, the combination of a competent developer pedigree (MCL Land), strong school catchment, resilient rental demand of ~186 contracts per year, above-average gross yields of ~3.9%–4.0%, and confirmed JLD infrastructure investment (JRL by 2028, CRL Phase 2 by 2032) constitutes a credible, if patient, investment proposition.
The principal cautions are lease decay on a 99-year tenure now 11 years in, pricing that has already moved well beyond launch levels (S$1,869 psf average resale vs. S$1,361 psf at launch), and JLD timeline uncertainty that could push out the capital re-rating thesis. Buyers who price these risks correctly — model their exit at the 25-year lease mark, stress-test their cash flow at elevated mortgage rates, and enter with a genuine 7–10-year view — are likely to find Lake Grande a rewarding hold. Those seeking a quick flip or already stretched on financing should proceed cautiously. Use the District 22 analytics page to benchmark current resale and rental trends before making a final decision.
FAQ
What is the average price for LAKE GRANDE?
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Is LAKE GRANDE freehold or leasehold?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA.
- Sales data: 158 transactions analysed
- Rental data: 1439 lease records analysed
- Gross yield = (avg monthly rent × 12) / avg sale price
Median values used to minimise outlier impact. PSF = price per square foot.
View Live Data for LAKE GRANDE
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.
New Sale vs Resale Mix
Of the 539 condo transactions recorded in District 22 over the last 12 months, 78% resale, 22% new sale. A resale-heavy mix points to an established market trading on fundamentals; a new-sale-heavy mix means developer launches are setting the price benchmarks.
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Price Index Check
The ShiokNest Price Index for District 22 reads 151.2 as of June 2026 — down 5.7% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
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HDB Alternatives Nearby
Weighing LAKE GRANDE against staying public? These HDB towns sit within walking or short-drive distance:
- Jurong West — 4-room average $552,572 (80m away), an upgrader gap of about $750,000
- Jurong East — 4-room average $564,824 (580m away), an upgrader gap of about $750,000