LAKESIDE GROVE is a 69-year balance leasehold development along CORPORATION WALK in District 22 (Jurong / Boon Lay), part of the OCR segment of Singapore's private residential market. The project comprises 175 units and is TOP 1999.
This profile draws on 30 recorded transactions from URA REALIS to frame the project's character: who actually lives here, who buys here, and where the pricing sits relative to immediate alternatives. For the broader district context, see the Singapore price-heatmap map.
The project is in its mature or late-resale phase, where lease tenure (for leasehold stock), redevelopment optionality, and en-bloc potential all start to weigh more on the investment thesis than current rental yield.
Within District 22 (Jurong / Boon Lay), the immediate context for LAKESIDE GROVE is shaped by the broader URA Master Plan zoning for the area, ongoing or planned infrastructure (MRT extensions, expressway changes, school relocations), and the supply pipeline of nearby launches. See the URA Master Plan 2019 for the precinct-specific land-use overlay before underwriting medium-term capital appreciation.
We track 30 sales and 25 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the LAKESIDE GROVE dashboard.
- Average sale price: $2,282,256 across 30 transactions
- Estimated gross rental yield: 3.2%
- District 22 PSF ranking: Above average (top 38%)
- 99 yrs lease commencing from 1996 · OCR · D22 · 175 units
About LAKESIDE GROVE
LAKESIDE GROVE is a 99 yrs lease commencing from 1996 condominium, located at CORPORATION WALK in District 22 (Jurong) (Outside Central Region), developed by DYNASTY PACIFIC HOMES (LAKESIDE) PTE LTD, comprising 175 residential units, completed in 1999.
With approximately 69 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 LAKESIDE GROVE:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 4 BR | 22 | $1,377 psf | $2,234,759 |
| 5+ BR | 8 | $1,069 psf | $2,412,875 |
Sales Market Overview
LAKESIDE GROVE has recorded 30 sale transactions with an average transaction price of $2,282,256, ranging from $1,750,000 to $3,280,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 6 | $976 psf | $1,875,833 | — |
| 2022 | 11 | $1,275 psf | $2,187,153 | ↑ 30.6% |
| 2023 | 3 | $1,276 psf | $2,322,667 | ↑ 0.1% |
| 2024 | 3 | $1,496 psf | $2,423,333 | ↑ 17.3% |
| 2025 | 5 | $1,522 psf | $2,611,200 | ↑ 1.8% |
| 2026 | 2 | $1,524 psf | $2,930,000 | ↑ 0.1% |
LAKESIDE GROVE ranks in the top 38% of condos in District 22 by average PSF.
Compared to the OCR average of $1,550 psf, LAKESIDE GROVE trades 16.4% below the segment benchmark.
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Rental Market Overview
LAKESIDE GROVE has recorded 25 rental transactions with monthly rents averaging $6,066/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 25 | $6,066/mo | $3,000/mo | $10,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 6 | $4,233/mo |
| 2022 | 3 | $4,800/mo |
| 2023 | 9 | $6,517/mo |
| 2024 | 3 | $7,267/mo |
| 2025 | 4 | $7,850/mo |
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Investment Analysis
Based on average rents and sale prices, LAKESIDE GROVE delivers an estimated gross rental yield of 3.2%. 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 | 301 |
| SORA | 99 years leasehold | 440 | $2,218 psf | 216 |
| J GATEWAY | 99 yrs lease commencing from 2012 | 738 | $1,896 psf | 179 |
| THE LAKESHORE | 99 yrs lease commencing from 2002 | 848 | $1,311 psf | 171 |
Location Map
Map shows LAKESIDE GROVE (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- LAKESIDE GROVE
- Lakeside MRT
- Boon Lay MRT
- West Grove Primary School
- Corporation Primary School
- Lakeside Primary School
Nearby MRT Stations
LAKESIDE GROVE is 460m from Lakeside MRT (East-West Line), with 2 stations within 1.5 km.
Nearby Schools
There are 21 schools within 2 km of LAKESIDE GROVE, including 9 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| West Grove Primary School | Primary | 450m |
| Corporation Primary School | Primary | 570m |
| Lakeside Primary School | Primary | 610m |
| Concord Primary School | Primary | 810m |
| Shuqun Primary School | Primary | 840m |
| Palm View Primary School | Primary | 880m |
| Yuan Ching Secondary School | Secondary | 890m |
| Boon Lay Garden Primary School | Primary | 930m |
| Canadian International School (Lakeside) | International | 970m |
| Assumption English School | Secondary | 1.1 km |
| Jurong Secondary School | Secondary | 1.1 km |
| Boon Lay Secondary School | Secondary | 1.1 km |
Genuine walk-to-MRT access. Lakeside sits about 0.46km away — true walking distance, not the elastic 800m claim that some listings stretch. For tenants and commuter-owners, this anchors rental demand and supports a steady capital-value floor across cycles.
School-belt proximity. West Grove Primary School sits about 0.45km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Mature streetscape and amenity coverage. The immediate neighbourhood has the daily-living amenity profile of an established residential precinct — hawker centres, supermarkets, clinics, parks within a short walk or drive. The convenience compounds over a hold, even if no single amenity is a headline feature.
Lease tenor below 75 years. With roughly 69 years remaining, CPF usage starts to be capped (the 95-year rule reduces utilisation as lease decays), and bank loan tenor compresses correspondingly. The resale buyer pool narrows toward older buyers with shorter horizons.
District supply pipeline. Non-prime districts are more sensitive to GLS pipeline additions; check the URA Master Plan 2019 confirmed and provisional land sales schedule for the immediate 5-year window. New launches at 10-20% lower PSF can compress secondary-market resale velocity for 18-24 months around their launch dates.
[
{
"persona": "Young couple, first home",
"fit_color": "amber",
"reason": "Lease horizon constrains long-hold optionality"
},
{
"persona": "Family with school-age kids",
"fit_color": "green",
"reason": "Nearby schools support MOE registration priority"
},
{
"persona": "CBD commuter",
"fit_color": "green",
"reason": "Walking-distance MRT supports daily commute"
},
{
"persona": "Rental investor (yield-focused)",
"fit_color": "red",
"reason": "Thin transaction history makes underwriting fragile"
},
{
"persona": "Foreign professional (expat)",
"fit_color": "amber",
"reason": "MRT plus mid-size facility suite typically meets expat-tenant criteria"
},
{
"persona": "Long-term hold (10+ yr)",
"fit_color": "amber",
"reason": "Plan exit timing around lease-decay thresholds"
}
]
Composite assessment: LAKESIDE GROVE benefits from MRT proximity but the lease horizon or district position requires careful exit-timing planning. Active management of the hold matters more than passive accumulation. 30 transactions in URA REALIS provide the data foundation for this view.
Suggested holding period for most buyer profiles: 5-8 years with monitored exit windows. Cross-reference per-bedroom net yield against district comparables via the compare-tool, model monthly cash-flow with the mortgage calculator, and confirm your effective BSD+ABSD cost using the stamp-duty calculator before finalising. This profile is informational; not a personal investment recommendation.
FAQ
What is the average price for LAKESIDE GROVE?
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Is LAKESIDE GROVE freehold or leasehold?
How far is the nearest MRT from LAKESIDE GROVE?
What is the tenure of LAKESIDE GROVE?
How does LAKESIDE GROVE compare to other projects in the district?
What stamp duty applies for a foreign buyer of LAKESIDE GROVE?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 30 transactions analysed
- Rental data: 25 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 LAKESIDE GROVE
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.