LAKESIDE TOWER is a 48-year balance leasehold development along YUAN CHING ROAD in District 22 (Jurong / Boon Lay), part of the OCR segment of Singapore's private residential market. The project comprises 144 units and is TOP 1981.
This profile draws on 10 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 TOWER 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 10 sales and 123 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the LAKESIDE TOWER dashboard.
- Average sale price: $1,491,089 across 10 transactions
- Estimated gross rental yield: 3.0%
- District 22 PSF ranking: Value tier (top 97%)
- 99 yrs lease commencing from 1975 · OCR · D22 · 144 units
About LAKESIDE TOWER
LAKESIDE TOWER is a 99 yrs lease commencing from 1975 condominium, located at YUAN CHING ROAD in District 22 (Jurong) (Outside Central Region), comprising 144 residential units, completed in 1981.
With approximately 48 years remaining on its 99-year lease, CPF usage and maximum loan tenure may be restricted.
Sales Market Overview
LAKESIDE TOWER has recorded 10 sale transactions with an average transaction price of $1,491,089, ranging from $1,120,000 to $2,150,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 6 | $603 psf | $1,355,148 | — |
| 2022 | 2 | $643 psf | $1,800,000 | ↑ 6.8% |
| 2024 | 2 | $807 psf | $1,590,000 | ↑ 25.4% |
LAKESIDE TOWER ranks in the top 97% of condos in District 22 by average PSF.
Compared to the OCR average of $1,550 psf, LAKESIDE TOWER trades 57.9% below the segment benchmark.
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Rental Market Overview
LAKESIDE TOWER has recorded 123 rental transactions with monthly rents averaging $3,765/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 123 | $3,765/mo | $2,050/mo | $7,200/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 22 | $2,925/mo |
| 2022 | 21 | $3,438/mo |
| 2023 | 25 | $3,884/mo |
| 2024 | 27 | $4,261/mo |
| 2025 | 23 | $3,972/mo |
| 2026 | 5 | $4,610/mo |
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Investment Analysis
Based on average rents and sale prices, LAKESIDE TOWER delivers an estimated gross rental yield of 3.0%. 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 TOWER (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- LAKESIDE TOWER
- Lakeside MRT
- Chinese Garden MRT
- Concord Primary School
- Jurong Secondary School
- Lakeside Primary School
Nearby MRT Stations
LAKESIDE TOWER is 930m from Lakeside MRT (East-West Line), with 2 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Lakeside | EW26 | East-West Line | 930m |
| Chinese Garden | EW25 | East-West Line | 980m |
Nearby Schools
There are 24 schools within 2 km of LAKESIDE TOWER, including 7 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Concord Primary School | Primary | 160m |
| Jurong Secondary School | Secondary | 280m |
| Lakeside Primary School | Primary | 300m |
| Corporation Primary School | Primary | 430m |
| Canadian International School (Lakeside) | International | 600m |
| Jurong Primary School | Primary | 620m |
| Yuan Ching Secondary School | Secondary | 680m |
| Rulang Primary School | Primary | 1.0 km |
| Yuhua Primary School | Primary | 1.1 km |
| Jurongville Secondary School | Secondary | 1.1 km |
| West Grove Primary School | Primary | 1.2 km |
| Dunearn Secondary School | Secondary | 1.3 km |
School-belt proximity. Concord Primary School sits about 0.16km 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.
Moderate MRT walk. At 0.93km from the nearest station, the project sits just outside the 800m comfort threshold. Rental tenants notice — yield typically trails truly walkable comparables by 30-50bps in similar segments.
Lease tenor below 75 years. With roughly 48 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.
Thin transaction history. With only 10 recorded sales, comparable-sales analysis is fragile — a single outlier transaction can skew the apparent price level by 5-10%. Triangulate with nearby district comparables rather than rely on within-project averages alone.
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": "amber",
"reason": "Bus or own-vehicle commute likely required"
},
{
"persona": "Rental investor (yield-focused)",
"fit_color": "red",
"reason": "Thin transaction history makes underwriting fragile"
},
{
"persona": "Foreign professional (expat)",
"fit_color": "amber",
"reason": "Verify tenant-pool depth in immediate catchment"
},
{
"persona": "Long-term hold (10+ yr)",
"fit_color": "amber",
"reason": "Plan exit timing around lease-decay thresholds"
}
]
Composite assessment: LAKESIDE TOWER sits in an off-MRT-spine pocket where own-vehicle commuting and a narrower tenant pool define the economics. Suits owner-occupiers who prioritise the specific neighbourhood and lifestyle fit over capital-market efficiency. 10 transactions in URA REALIS provide the data foundation for this view.
Suggested holding period for most buyer profiles: 7-12 years with realistic vacancy and re-let cost assumptions. 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 TOWER?
What is the rental yield for LAKESIDE TOWER?
Is LAKESIDE TOWER freehold or leasehold?
How far is the nearest MRT from LAKESIDE TOWER?
What is the tenure of LAKESIDE TOWER?
How does LAKESIDE TOWER compare to other projects in the district?
What stamp duty applies for a foreign buyer of LAKESIDE TOWER?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 10 transactions analysed
- Rental data: 123 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 TOWER
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.