Lakeville stands on the western shore of Jurong Lake as one of the most strategically positioned 99-year leasehold condominiums in Singapore’s Outside Central Region. Developed by MCL Land (Prestige) Pte Ltd and completed in 2018, the 696-unit project at Jurong West Street 41 sits less than a five-minute walk from Lakeside MRT station on the East West Line — the gateway interchange into a district the Urban Redevelopment Authority has earmarked as Singapore’s most ambitious decentralisation project of the 21st century. Since its TOP, Lakeville has quietly evolved from a new-launch curiosity into one of the most consistently profitable resale condominiums in the Jurong corridor: 93% of the 129 sub-sale and resale transactions recorded a gain, with profits reaching as high as S$791,240 on a single unit. Over the twelve months to September 2025, average transacted prices reached S$1,775 psf — with the ceiling transaction touching S$2,020 psf — validating the long-held thesis that proximity to the Jurong Lake District (JLD) catalyst would drive meaningful capital appreciation even before the district’s full build-out. For buyers and investors evaluating Western Singapore, Lakeville deserves serious scrutiny.
Snapshot as of 2026-05 — figures above reflect publicly available URA/HDB data at the time of this editorial review (as of 2026-05).
The macro backdrop for Lakeville is inseparable from the Jurong Lake District story. The URA Master Plan designates JLD as the largest mixed-use business district outside the city centre, targeting up to 100,000 new jobs and 20,000 new homes by approximately 2040–2050. In a landmark 2024 move, the URA launched a 6.5-hectare master developer site within JLD for tender, a parcel that alone could yield 1.57 million sq ft of Grade-A office space, 1,700 residential units, and over 785,000 sq ft of complementary retail, hotel, and community uses. The Draft Master Plan 2025 reinforces this trajectory, explicitly framing the West as Singapore’s “Western Gateway” with JLD as the commercial anchor. The planned Jurong Region Line (JRL), opening in phases from 2027, will add three new interchange nodes within cycling distance of Lakeville, compressing effective travel times to the CBD and the broader island network further. Meanwhile, the new Science Centre — slated for a late-2027 opening to coincide with the institution’s 50th anniversary — will add a major cultural and educational node directly within the JLD precinct. Lakeville owners are therefore not simply buying into an existing neighbourhood; they are buying into the early innings of a government-backed urban transformation that has no credible reversal scenario. From a District 22 perspective, the ripple effect is already measurable: median PSF in the district has climbed steadily since 2019, and the JLD momentum is the single most cited driver by property analysts covering Western Singapore. Buyers using our ROI calculator to model a ten-year hold will find that even conservative JLD delivery assumptions produce positive returns against today’s entry prices.
Lakeville’s immediate surroundings reinforce its liveability credentials. The project faces Jurong Lake Gardens — Singapore’s third and largest national garden — providing an essentially permanent green buffer that protects waterfront-facing units from development obstruction. To the east, residents are within two MRT stops of the Jurong East interchange cluster: JEM, Westgate, and IMM together form one of Singapore’s densest retail-dining corridors outside Orchard Road, offering over 500 dining options and full-service department stores accessible in under ten minutes. Chinese Garden MRT (EW25) is an eight-minute walk in the opposite direction, giving Lakeville residents genuine two-station optionality — an uncommon convenience for an OCR condominium priced well below the CCR threshold.
We track 169 sales and 1198 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the LAKEVILLE dashboard.
- Average sale price: $1,568,794 across 169 transactions
- Estimated gross rental yield: 3.3%
- District 22 PSF ranking: Premium tier (top 21%)
- 99 yrs lease commencing from 2013 · OCR · D22 · 696 units
About LAKEVILLE
LAKEVILLE is a 99 yrs lease commencing from 2013 condominium, located at JURONG LAKE LINK in District 22 (Jurong) (Outside Central Region), developed by MCL LAND (PRESTIGE) PTE LTD, comprising 696 residential units, completed in 2018.
With approximately 86 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 LAKEVILLE:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 29 | $1,608 psf | $997,682 |
| 2 BR | 62 | $1,610 psf | $1,262,980 |
| 3 BR | 67 | $1,669 psf | $1,919,084 |
| 4 BR | 8 | $1,695 psf | $2,533,750 |
| 5+ BR | 3 | $1,383 psf | $3,013,333 |
Sales Market Overview
LAKEVILLE has recorded 169 sale transactions with an average transaction price of $1,568,794, ranging from $765,000 to $3,100,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 31 | $1,478 psf | $1,383,867 | — |
| 2022 | 43 | $1,542 psf | $1,533,141 | ↑ 4.3% |
| 2023 | 19 | $1,636 psf | $1,309,573 | ↑ 6.1% |
| 2024 | 30 | $1,687 psf | $1,625,830 | ↑ 3.1% |
| 2025 | 38 | $1,784 psf | $1,794,564 | ↑ 5.7% |
| 2026 | 8 | $1,787 psf | $1,806,375 | ↑ 0.2% |
LAKEVILLE ranks in the top 21% of condos in District 22 by average PSF.
Compared to the OCR average of $1,550 psf, LAKEVILLE trades 5.4% above the segment benchmark.
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Rental Market Overview
LAKEVILLE has recorded 1198 rental transactions with monthly rents averaging $4,320/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 89 | $3,004/mo | $2,000/mo | $4,000/mo |
| 2 BR | 717 | $3,692/mo | $2,050/mo | $5,400/mo |
| 3 BR | 281 | $5,295/mo | $2,700/mo | $8,500/mo |
| 4 BR | 101 | $6,981/mo | $3,900/mo | $13,500/mo |
| 5+ BR | 10 | $6,780/mo | $4,800/mo | $8,400/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 241 | $3,059/mo |
| 2022 | 216 | $4,027/mo |
| 2023 | 227 | $4,880/mo |
| 2024 | 195 | $4,876/mo |
| 2025 | 268 | $4,673/mo |
| 2026 | 51 | $5,040/mo |
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Investment Analysis
Based on average rents and sale prices, LAKEVILLE 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 | 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 LAKEVILLE (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- LAKEVILLE
- Lakeside MRT
- Chinese Garden MRT
- Hillgrove Secondary School
- Rulang Primary School
- Jurong Primary School
Nearby MRT Stations
LAKEVILLE is 530m from Lakeside MRT (East-West Line), with 2 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Lakeside | EW26 | East-West Line | 530m |
| Chinese Garden | EW25 | East-West Line | 900m |
Nearby Schools
There are 26 schools within 2 km of LAKEVILLE, including 8 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Hillgrove Secondary School | Secondary | 390m |
| Rulang Primary School | Primary | 580m |
| Jurong Primary School | Primary | 760m |
| Concord Primary School | Primary | 810m |
| West Grove Primary School | Primary | 820m |
| Institute of Technical Education (College West) | Tertiary | 870m |
| Palm View Primary School | Primary | 900m |
| Jurong Secondary School | Secondary | 960m |
| Keming Primary School | Primary | 1.0 km |
| Lakeside Primary School | Primary | 1.0 km |
| Corporation Primary School | Primary | 1.1 km |
| Jurongville Secondary School | Secondary | 1.3 km |
Lakeville’s most durable competitive advantage is its address at the intersection of three long-cycle catalysts: the JLD second-CBD programme, the Jurong Lake Gardens national park, and the forthcoming JRL multi-line interchange. Each of these is a government-committed infrastructure project with timelines measured in decades, not electoral cycles, providing the kind of structural demand floor that insulates the asset through short-term macro headwinds such as interest rate cycles or ABSD recalibration. Few 99-year OCR condominiums in Singapore can claim even one of these catalysts; Lakeville sits at the confluence of all three.
The developer pedigree is a secondary but non-trivial strength. MCL Land, a subsidiary of the Jardine Matheson group, has a consistent track record across Singapore for build quality and landscape design. Lakeville delivers on this reputation: the seven residential towers are arranged to maximise Jurong Lake views, the landscaping incorporates reflexology walks, sail cabanas, an aerobic pool, and an Orion play area, and the clubhouse finish aligns with what buyers expect from an established regional developer. The project’s 2018 TOP reflects no significant defect history in publicly available records — an important due-diligence checkpoint for buyers purchasing in the secondary market.
Transaction performance is the most compelling near-term strength. The 93% profitable-sale rate across 129 resale and sub-sale transactions is exceptional for a 99-year OCR project; the Singapore-wide average for comparable age-cohort OCR condominiums is materially lower. Average transacted PSF of S$1,775 over the twelve months to September 2025 represents a meaningful premium over nearby 99-year projects of similar vintage, reflecting the Lakeside micro-location’s desirability. For investors, gross rental yield sits at approximately 3.7–4%, with average rents of S$5.59–S$5.65 psf per month — ahead of the broader OCR average and likely to improve as JLD office stock comes online and draws additional white-collar demand to the Western corridor. Buyers wishing to stress-test entry points can use our affordability calculator and cash-flow calculator to model debt-service scenarios against current asking prices.
School proximity adds family-market depth. Rulang Primary and Shuqun Primary are within the 1 km priority zone, and the Canadian International School is accessible by a short drive — a meaningful draw for the expatriate tenant pool that anchors Lakeville’s rental performance. The Jurong Lake District masterplan also includes a future international school provision, which would further underpin expatriate demand as the district matures.
The headline risk is lease decay on a 99-year tenure starting 2013. By 2026, roughly thirteen years of leasehold have already elapsed, leaving approximately 86 years on the clock. For buyers intending a hold exceeding twenty years, the crossing of the 80-year and then 60-year thresholds will progressively compress CPF usage eligibility and bank loan-to-value ratios under MAS rules, affecting both hold value and eventual exit liquidity. Buyers modelling long-horizon scenarios should run our lease-decay calculator to quantify the price-discount effect at various exit years before committing. This is not a unique risk to Lakeville — it applies to all post-2010 99-year launches — but it is material for buyers anchoring valuation expectations to recent freehold comparables in other districts.
A second risk is JLD delivery timeline uncertainty. The second-CBD thesis is sound in structural terms, but the master developer site tender, while launched, has not yet been awarded; large-scale mixed-use districts of this complexity routinely encounter phasing delays of three to five years against initial schedules. Buyers pricing in significant capital gains within a five-year window may be taking on timing risk if JLD headline projects slip. The long-term case is intact; the near-term catalyst schedule is less certain.
Third, supply overhang in the West remains a monitoring variable. Several new launches in Tengah, Bukit Batok West, and the Jurong East precinct have entered or are entering the pipeline, some with direct JLD adjacency narratives of their own. While Lakeville’s established 2018 vintage and lake-facing position differentiate it, increased competing inventory at attractive new-launch prices can temporarily dampen resale price growth and stretch rental void periods. Investors should track absorption rates for new launches in D22 and neighbouring D23 using our comparison tool before finalising entry timing.
[
{
"persona": "HDB Upgrader (First Private Home)",
"fit_color": "green",
"reason": "Lakeville offers accessible entry-level 2-bedroom units below S$1.3 million in the current resale market, giving HDB upgraders a foothold in a catalysed OCR district with genuine capital-growth optionality. The proximity to Lakeside MRT minimises car-dependency, and the JEM/Westgate retail cluster means lifestyle amenity is fully covered without a CCR price premium."
},
{
"persona": "Long-Term Buy-and-Hold Investor",
"fit_color": "green",
"reason": "With a 93% profitable-sale rate and gross rental yields of 3.7–4%, Lakeville offers both income resilience and a credible appreciation thesis anchored to the JLD second-CBD programme. A ten-to-fifteen year hold horizon aligns well with the expected JLD build-out cycle and avoids the steepest lease-decay discount zone."
},
{
"persona": "Expatriate Family (International School Proximity)",
"fit_color": "green",
"reason": "Access to the Canadian International School, Jurong Lake Gardens for outdoor recreation, and the East West Line’s direct connectivity to the CBD makes Lakeville a competitive rental proposition for relocating professionals. Landlords benefit from a deep tenant pool and above-OCR-average rental PSF."
},
{
"persona": "Short-Term Speculative Buyer (2–3 Year Flip)",
"fit_color": "yellow",
"reason": "While recent transaction gains have been substantial, a 2–3 year flip horizon faces JLD delivery uncertainty and potential competing supply from new West Singapore launches. ABSD and seller’s stamp duty costs further compress the net-gain window for short holds. Use our <a href=\"/calculator/stamp-duty\">stamp-duty calculator</a> and <a href=\"/calculator/total-cost\">total-cost calculator</a> to stress-test this scenario."
},
{
"persona": "Retiree or Downsizer Seeking Lifestyle Value",
"fit_color": "green",
"reason": "The lakeside setting, mature landscape, and walkable access to parks and dining make Lakeville a strong lifestyle fit for owner-occupiers downsizing from a landed home in the West. The reflexology walks, waterfront promenades, and proximity to the new Science Centre and Jurong Lake Gardens enrich everyday living without requiring car ownership."
},
{
"persona": "Value Investor Targeting CCR-Adjacent Upside",
"fit_color": "yellow",
"reason": "Lakeville is unambiguously OCR priced at c. S$1,775 psf average; buyers expecting CCR-style capital gains will find the upside ceiling constrained by the leasehold tenure and OCR location premium limits. The JLD catalyst is real but already partially priced in; the most asymmetric JLD gains likely accrued to buyers who entered pre-2020."
}
]
Lakeville is a rare OCR condominium that earns a genuine hold-or-accumulate recommendation rather than a polite “depends on your situation.” The convergence of a government-backed second-CBD programme, a permanent green buffer in Jurong Lake Gardens, above-average rental yields, and one of the strongest profitable-resale records in the Jurong corridor creates a risk-reward profile that few 99-year leasehold condominiums in Singapore can match at its price point. The caveats are real — lease decay accelerates beyond 2040, JLD timelines carry execution risk, and new supply in the West requires monitoring — but none of these undermine the structural case for a medium-to-long hold. For HDB upgraders seeking their first private property, long-horizon investors building a Western Singapore position, or owner-occupiers drawn to lakeside living with urban connectivity, Lakeville warrants a viewing and a rigorous financial model. Run the numbers with our mortgage calculator, affordability calculator, and refinancing calculator before deciding — but the underlying asset case is among the strongest in District 22.
FAQ
What is the average price for LAKEVILLE?
What is the rental yield for LAKEVILLE?
Is LAKEVILLE freehold or leasehold?
How far is Lakeville from Lakeside MRT station?
Lakeville is approximately a five-minute walk from Lakeside MRT (EW26) on the East West Line. Chinese Garden MRT (EW25) is about an eight-minute walk in the opposite direction, giving residents access to two stations on the same line. Both stations provide direct services to Jurong East interchange (one stop from Lakeside) and onward to the CBD at City Hall and Raffles Place without changing trains.
How does the Jurong Lake District second-CBD plan affect Lakeville&rsquo;s value?
The URA Masterplan designates the Jurong Lake District as Singapore’s largest mixed-use business district outside the city centre, targeting 100,000 new jobs and 20,000 new homes by around 2040–2050. A 6.5-hectare master developer site capable of yielding over 1.57 million sq ft of office space was tendered in 2024, marking the beginning of large-scale commercial build-out. As JLD employment density increases, demand for nearby residential accommodation — both rental and owner-occupier — is expected to grow, putting upward pressure on Lakeville’s rental rates and resale prices. The forthcoming Jurong Region Line will add further MRT connectivity, compressing travel times and broadening the catchment of potential tenants and buyers.
Which unit types and sizes are available at Lakeville?
Lakeville comprises 696 units across seven residential towers. The development offers a range of unit types from 1-bedroom configurations (approximately 484–506 sq ft) through to 4-bedroom and premium units approaching 1,711 sq ft, with 2-bedroom and 3-bedroom layouts forming the majority of the inventory. Lake-facing and high-floor units command a significant PSF premium over garden-facing and lower-floor equivalents. In the resale market, buyers should request a stack analysis from their agent to identify which blocks and floors receive direct Jurong Lake views, as this materially affects both rental attractiveness and eventual resale liquidity.
How does Lakeville compare to other condominiums in District 22?
Within District 22, Lakeville is consistently ranked among the top performers by both PSF and profitable-transaction ratio. Its 93% profitable-resale rate is exceptional for an OCR 99-year leasehold project, and its average transacted PSF of S$1,775 in the twelve months to September 2025 places it at the premium end of the D22 spectrum. Compared to nearby 99-year projects such as Caspian and Lakepoint Condominium, Lakeville commands a meaningful PSF premium reflecting its newer vintage, developer brand, and superior lakeside positioning. Use the ShiokNest comparison tool to benchmark Lakeville against specific alternative developments side by side across price, yield, and proximity metrics.
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 169 transactions analysed
- Rental data: 1198 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 LAKEVILLE
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