Lakeholmz occupies an unusually privileged stretch of District 22 — a 369-unit, 99-year leasehold project that completed in 2005 on a parcel that today sits squarely inside what the URA Jurong Lake District (JLD) masterplan envisages as Singapore’s second CBD. The 99-year lease commenced in 2001, leaving roughly 74 years of runway as of 2026, and the development is anchored by CPL (Boon Lay) Pte Ltd. For buyers scanning the west region for a family-sized leasehold home with genuine masterplan upside, Lakeholmz sits at an interesting intersection: a mature Outside Central Region (OCR) address (URA market segmentation data), a short walk to Lakeside MRT on the East-West Line, and the immediate Jurong Lake waterfront on its doorstep. This review weighs whether the lease maths and the JLD transformation thesis still justify pricing for a 2026 buyer.
Snapshot as of 2026-05 — figures above reflect publicly available URA/HDB data at the time of this editorial review (as of 2026-05).
District 22 is the OCR’s western anchor, and the Boon Lay–Jurong corridor has historically traded at a discount to comparable east-region OCR pockets despite stronger employment and connectivity fundamentals. That discount is the structural opportunity Lakeholmz buyers are underwriting. The 99-year tenure starting 2001 means lease decay is still firmly in the “benign” window — CPF usage rules and bank LTV haircuts do not begin biting until the remaining lease falls below 60 years, which is roughly 14 years away for this project. The 369-unit count places Lakeholmz in the mid-scale bracket, large enough to amortise meaningful facilities (pool, gym, function rooms) but small enough that maintenance fees stay manageable. The decisive context layer is the JLD masterplan rollout: URA has progressively gazetted commercial, residential, and tourism precincts around Jurong Lake, with the Jurong Region Line (JRL) Stage 1 scheduled for completion later this decade adding multiple new MRT stations within a 2km radius (LTA JRL project page). Lakeholmz is one of a relatively small pool of 99LH condos that pre-dates the JLD vision and sits inside the catchment radius — a structural scarcity that is unlikely to be replicated by new launches priced off the upgraded masterplan baseline. Connectivity is the second context anchor: Lakeside MRT (EWL) is within walking distance, and the AYE and PIE both feed Boon Lay Way for drivers heading to the CBD or Tuas.
We track 60 sales and 191 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the LAKEHOLMZ dashboard.
- Average sale price: $1,578,774 across 60 transactions
- Estimated gross rental yield: 3.3%
- District 22 PSF ranking: Mid-range (top 52%)
- 99 yrs lease commencing from 2001 · OCR · D22 · 369 units
About LAKEHOLMZ
LAKEHOLMZ is a 99 yrs lease commencing from 2001 condominium, located at CORPORATION ROAD in District 22 (Jurong) (Outside Central Region), developed by CPL BOON LAY PTE LTD, comprising 369 residential units, completed in 2005.
With approximately 74 years remaining on its 99-year lease, the property qualifies for full bank financing and CPF usage.
Unit Mix Distribution
Transaction data breakdown by bedroom type at LAKEHOLMZ:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 36 | $1,166 psf | $1,414,414 |
| 4 BR | 19 | $1,141 psf | $1,740,878 |
| 5+ BR | 5 | $1,002 psf | $2,146,178 |
Sales Market Overview
LAKEHOLMZ has recorded 60 sale transactions with an average transaction price of $1,578,774, ranging from $940,000 to $2,650,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 14 | $916 psf | $1,335,357 | — |
| 2022 | 8 | $1,084 psf | $1,422,500 | ↑ 18.4% |
| 2023 | 11 | $1,163 psf | $1,692,717 | ↑ 7.3% |
| 2024 | 12 | $1,236 psf | $1,653,241 | ↑ 6.3% |
| 2025 | 11 | $1,288 psf | $1,700,909 | ↑ 4.1% |
| 2026 | 4 | $1,337 psf | $1,870,672 | ↑ 3.8% |
LAKEHOLMZ ranks in the top 52% of condos in District 22 by average PSF.
Compared to the OCR average of $1,550 psf, LAKEHOLMZ trades 26.2% below the segment benchmark.
Loading chart data...
Rental Market Overview
LAKEHOLMZ has recorded 191 rental transactions with monthly rents averaging $4,315/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 2 BR | 55 | $3,695/mo | $2,300/mo | $4,800/mo |
| 3 BR | 91 | $4,206/mo | $2,750/mo | $5,500/mo |
| 4 BR | 45 | $5,292/mo | $3,400/mo | $8,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 37 | $3,165/mo |
| 2022 | 40 | $3,873/mo |
| 2023 | 40 | $4,858/mo |
| 2024 | 23 | $4,702/mo |
| 2025 | 42 | $4,902/mo |
| 2026 | 9 | $4,867/mo |
Loading chart data...
Investment Analysis
Based on average rents and sale prices, LAKEHOLMZ delivers an estimated gross rental yield of 3.3%. 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 LAKEHOLMZ (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- LAKEHOLMZ
- Lakeside MRT
- Boon Lay MRT
- West Grove Primary School
- Shuqun Primary School
- Boon Lay Garden Primary School
Nearby MRT Stations
LAKEHOLMZ is 480m from Lakeside MRT (East-West Line), with 2 stations within 1.5 km.
Nearby Schools
There are 18 schools within 2 km of LAKEHOLMZ, including 10 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| West Grove Primary School | Primary | 310m |
| Shuqun Primary School | Primary | 660m |
| Boon Lay Garden Primary School | Primary | 730m |
| Palm View Primary School | Primary | 730m |
| Corporation Primary School | Primary | 810m |
| Assumption English School | Secondary | 830m |
| Lakeside Primary School | Primary | 840m |
| Boon Lay Secondary School | Secondary | 900m |
| Jurong West Secondary School | Secondary | 960m |
| Jurong West Primary School | Primary | 1.0 km |
| Concord Primary School | Primary | 1.0 km |
| Yuan Ching Secondary School | Secondary | 1.1 km |
- Jurong Lake District masterplan upside — Lakeholmz sits inside the URA second-CBD catchment, with commercial, residential and tourism precincts being progressively gazetted around Jurong Lake. Existing 99LH stock pre-dating the masterplan is genuinely scarce. Benchmark against neighbouring projects on our price heatmap.
- Lakeside MRT (EWL) within walking distance — direct East-West Line access to the CBD, Tanjong Pagar and the Changi corridor, with the upcoming Jurong Region Line adding multiple new stations within a 2km radius later this decade.
- Jurong Lake waterfront on the doorstep — the lake, Chinese Garden, Japanese Garden and the renewed Jurong Lake Gardens national park sit within a 5–10 minute walk, giving Lakeholmz a lifestyle and wellness amenity stack that very few OCR condos can replicate.
- ~74-year remaining lease (as of 2026) — well above the 60-year CPF/LTV threshold, with roughly 14 years of headroom before any decay friction begins. Stress-test the long horizon using our lease decay calculator.
- Family-buyer west-region fit — the 369-unit scale, mature OCR setting, and proximity to Jurong primary and secondary schools, NTU/NIE catchment, and the Jurong East regional commercial node make this a credible long-hold family base in District 22.
- OCR pricing discount vs CCR/RCR comparables — the entry PSF for a fresh-lease equivalent in CCR or RCR would be materially higher, and Lakeholmz buyers are effectively paying for the masterplan thesis at OCR prices.
- Lease decay watchlist from 2040 onwards — once the remaining lease drops below 60 years (approximately 2041), CPF usage and bank LTV start to face haircuts that compress the resale buyer pool. Long-hold owners should plan an exit horizon before that threshold or accept progressively narrower demand.
- Masterplan timing risk — the JLD second-CBD thesis is real but slow-burn. URA has revised JLD phasing milestones in past planning cycles, and the timing of major commercial completions, JRL station openings, and the broader Jurong Lake tourism programme is sensitive to economic cycles (SingStat national accounts data). Buyers paying a masterplan premium today must underwrite a 10–15 year holding period to realise the thesis.
- Foreigner ABSD at 60% — non-PR foreign buyers face an effectively doubled entry cost (IRAS ABSD schedule), which materially shrinks the resale pool for any future exit. Singapore-citizen demand has to absorb most resale volume.
- Mid-scale facility ceiling — at 369 units, Lakeholmz cannot match the 50m lap pool, tennis-court, and multi-clubhouse menus that 700–1,000-unit mega-launches in the same district now advertise. Lifestyle buyers comparing facility lists may feel the gap.
- West-region supply pipeline — URA has surfaced multiple Government Land Sales (GLS) sites in the broader Jurong–Boon Lay catchment as part of the JLD residential ramp. New-launch competition over the next 5–7 years will pressure resale velocity for older 99LH stock during the rental and exit windows.
Lakeholmz is best suited to three buyer archetypes. First, the Singapore-citizen family upgrader trading out of an HDB in the west region (Jurong, Bukit Batok, Clementi, Boon Lay) who wants a private-condo lifestyle on the lake without leaving the catchment of familiar schools, hawker centres and the Jurong East regional node. Second, the masterplan-thesis investor with a 10–15 year horizon who underwrites the JLD second-CBD transformation and the JRL connectivity uplift as the primary appreciation driver, accepting OCR-typical 2.8–3.5% gross yields in the interim. Third, the long-hold owner-occupier who values the Jurong Lake waterfront, the mature greenery, and the 74-year lease runway as a stable family base before the 60-year decay threshold becomes a planning concern. The buyer who should think twice is the short-horizon flipper looking for 3–5 year capital gain — the masterplan thesis is a slow-burn, and new-launch supply may compress resale velocity. The foreign non-PR buyer absorbing the 60% ABSD load should compare against fresh-launch RCR alternatives before committing. Run your own numbers through the affordability calculator and benchmark against west-region comparables on our compare tool.
Lakeholmz earns a measured “qualified buy” for the JLD-thesis family buyer. The combination of a 74-year remaining lease, Lakeside MRT walking access, Jurong Lake waterfront on the doorstep, and a 369-unit mid-scale footprint inside the URA second-CBD catchment is structurally scarce — the masterplan baseline has moved upward since 2001, and existing 99LH stock pre-dating the JLD vision cannot be replicated. The risk is timing and price discipline: buyers paying a fully-loaded masterplan premium today are effectively underwriting a 10–15 year holding period, and lease decay enters the planning conversation from around 2040. For Singapore-citizen family upgraders and patient masterplan-thesis investors with the right horizon, the proposition is coherent. For short-horizon flippers and foreign non-PR buyers absorbing the 60% ABSD load, the maths favours comparing fresh-launch RCR or fresh-lease OCR alternatives first. Use our District 22 overview and compare tool to benchmark Lakeholmz against the rest of the Jurong Lake catchment.
FAQ
What is the average price for LAKEHOLMZ?
What is the rental yield for LAKEHOLMZ?
Is LAKEHOLMZ freehold or leasehold?
How much lease does Lakeholmz have remaining as of 2026?
Which MRT stations serve Lakeholmz?
How does the Jurong Lake District masterplan affect Lakeholmz value?
Is Lakeholmz suitable for foreign buyers?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA.
- Sales data: 60 transactions analysed
- Rental data: 191 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 LAKEHOLMZ
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.
Loading chart data...
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.
Loading chart data...
HDB Alternatives Nearby
Weighing LAKEHOLMZ against staying public? These HDB towns sit within walking or short-drive distance:
- Jurong West — 4-room average $552,572 (220m away), an upgrader gap of about $1,050,000
- Jurong East — 4-room average $564,824 (1.5 km away), an upgrader gap of about $1,000,000