The Lakefront Residences stands at one of Singapore's most strategically positioned addresses: Lakeside Drive in District 22, where the MRT platform pillars of Lakeside Station literally rise from within the condominium grounds. Developed by Keppel Land (Mayfair) and completed in 2014, this 629-unit, 99-year leasehold development occupies a rare waterfront pocket between Jurong Lake Gardens to the south and the sweeping Jurong Lake District (JLD) transformation corridor to the north-east. With a land lease commencing in 2010 and average transacted prices now trading between S$1,431 and S$1,900 psf — reaching S$1,844 psf as recently as March 2026 — the project has demonstrated measured, steady appreciation that reflects both its lifestyle credentials and the long-horizon infrastructure tailwinds underpinning the entire western growth belt. For owner-occupiers seeking a lakeside setting with unparalleled MRT adjacency, and for value-oriented investors willing to look beyond the CBD, The Lakefront Residences merits a careful second look.
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 anchored by the East – West Line corridor, with Lakeside MRT station serving as the precinct's gateway. The Lakefront Residences is effectively a transit-oriented development: the rear gate is reportedly within 100 steps of the platform entrance, placing every destination on the EWL within direct reach — Jurong East in two stops, City Hall in around 35 minutes, and Changi Airport in under an hour. Beyond rail connectivity, the broader JLD masterplan is the defining macro-context for any buyer evaluating this address. Singapore's Urban Redevelopment Authority has designated JLD as the country's second major commercial node outside the Central Business District, targeting 100,000 new jobs and 20,000 new homes within its 360-hectare precinct over the coming decades.
Infrastructure milestones now arriving in sequence amplify this thesis. The Jurong Region Line (JRL) is scheduled to open in stages from around mid-2028, adding a dedicated orbital rail layer serving Jurong's industrial and residential hinterland. The Cross Island Line Phase 2, connecting directly into JLD, is targeted for 2032. A new white site in Town Hall Link was released under the first-half 2026 Government Land Sales programme in March 2026 — capable of yielding approximately 1,700 residential units plus 1.57 million sq ft of office space — marking the formal commencement of JLD's commercial densification phase. Government agencies including the Ministry of Transport and the Ministry of Sustainability and the Environment are studying plans to relocate to the district. The Jurong Gateway Hub, an integrated transport node incorporating a bus interchange, library, community club, sports facilities, offices, and retail, is also advancing. This is a long-run story rather than a near-term catalyst, but for a condominium purchased today with 83-plus years of lease remaining, the trajectory aligns well with the investment horizon of most buyers.
The immediate lifestyle context is equally strong. Jurong Lake Gardens — Singapore's third national garden after the Botanic Gardens and Gardens by the Bay — borders the development to the south, offering lakeside promenades, cycling paths, and family-friendly green space. Major retail nodes are a short train ride away: Jurong Point (one stop), JEM, Westgate, and IMM (two stops via Jurong East), putting some of the largest suburban malls in Singapore within 10 minutes. Ng Teng Fong General Hospital and Jurong Community Hospital serve the healthcare needs of western residents, and Rulang Primary School — a sought-after primary school with a strong academic reputation — falls within 1 km of the development.
We track 128 sales and 1058 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the THE LAKEFRONT RESIDENCES dashboard.
- Average sale price: $1,402,007 across 128 transactions
- Estimated gross rental yield: 3.6%
- District 22 PSF ranking: Premium tier (top 24%)
- 99 yrs lease commencing from 2010 · OCR · D22 · 629 units
About THE LAKEFRONT RESIDENCES
THE LAKEFRONT RESIDENCES is a 99 yrs lease commencing from 2010 condominium, located at LAKESIDE DRIVE in District 22 (Jurong) (Outside Central Region), developed by KEPPEL LAND (MAYFAIR) PTE LTD, comprising 629 residential units, completed in 2014.
With approximately 83 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 THE LAKEFRONT RESIDENCES:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| Studio | 12 | $1,554 psf | $763,491 |
| 1 BR | 11 | $1,478 psf | $769,182 |
| 2 BR | 24 | $1,623 psf | $1,207,370 |
| 3 BR | 72 | $1,483 psf | $1,566,613 |
| 4 BR | 5 | $1,487 psf | $2,101,000 |
| 5+ BR | 4 | $1,150 psf | $2,389,000 |
Sales Market Overview
THE LAKEFRONT RESIDENCES has recorded 128 sale transactions with an average transaction price of $1,402,007, ranging from $675,000 to $3,300,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 33 | $1,331 psf | $1,269,879 | — |
| 2022 | 28 | $1,385 psf | $1,274,000 | ↑ 4.1% |
| 2023 | 19 | $1,548 psf | $1,431,678 | ↑ 11.8% |
| 2024 | 20 | $1,627 psf | $1,425,334 | ↑ 5.1% |
| 2025 | 20 | $1,690 psf | $1,682,829 | ↑ 3.8% |
| 2026 | 8 | $1,774 psf | $1,564,222 | ↑ 5.0% |
THE LAKEFRONT RESIDENCES ranks in the top 24% of condos in District 22 by average PSF.
Compared to the OCR average of $1,550 psf, THE LAKEFRONT RESIDENCES trades 2.9% below the segment benchmark.
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Rental Market Overview
THE LAKEFRONT RESIDENCES has recorded 1058 rental transactions with monthly rents averaging $4,212/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 207 | $2,959/mo | $2,000/mo | $3,800/mo |
| 2 BR | 333 | $3,833/mo | $2,300/mo | $5,200/mo |
| 3 BR | 478 | $4,816/mo | $1,800/mo | $8,800/mo |
| 4 BR | 35 | $6,269/mo | $3,500/mo | $13,000/mo |
| 5+ BR | 5 | $9,300/mo | $8,000/mo | $11,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 188 | $3,287/mo |
| 2022 | 223 | $3,788/mo |
| 2023 | 179 | $4,689/mo |
| 2024 | 199 | $4,630/mo |
| 2025 | 218 | $4,560/mo |
| 2026 | 51 | $4,692/mo |
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Investment Analysis
Based on average rents and sale prices, THE LAKEFRONT RESIDENCES delivers an estimated gross rental yield of 3.6%. 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 THE LAKEFRONT RESIDENCES (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- THE LAKEFRONT RESIDENCES
- Lakeside MRT
- West Grove Primary School
- Palm View Primary School
- Lakeside Primary School
Nearby MRT Stations
THE LAKEFRONT RESIDENCES is 260m from Lakeside MRT (East-West Line).
| Station | Code | Line | Distance |
|---|---|---|---|
| Lakeside | EW26 | East-West Line | 260m |
Nearby Schools
There are 22 schools within 2 km of THE LAKEFRONT RESIDENCES, including 7 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| West Grove Primary School | Primary | 220m |
| Palm View Primary School | Primary | 650m |
| Lakeside Primary School | Primary | 770m |
| Corporation Primary School | Primary | 770m |
| Concord Primary School | Primary | 890m |
| Shuqun Primary School | Primary | 890m |
| Boon Lay Garden Primary School | Primary | 930m |
| Assumption English School | Secondary | 1.0 km |
| Hillgrove Secondary School | Secondary | 1.1 km |
| Boon Lay Secondary School | Secondary | 1.1 km |
| Jurong West Secondary School | Secondary | 1.1 km |
| Yuan Ching Secondary School | Secondary | 1.1 km |
The most compelling strength of The Lakefront Residences is its unmatched proximity to Lakeside MRT. Across Singapore's condo landscape, relatively few projects can claim that the MRT infrastructure is physically embedded in their site boundaries. This is not merely a marketing descriptor: it translates to all-weather, step-out-the-door access to the EWL, a meaningful quality-of-life advantage for residents who commute, and a structural rental premium that supports yields. Tenants working in Jurong's industrial and business park belt — including the International Business Park immediately adjacent — value this convenience highly, and the rental demand pool is augmented by workers from Tuas, Boon Lay, and Pioneer who are served by the same line.
The development's waterfront orientation and resort-style facilities represent a second, lifestyle-driven strength. Three 17-storey towers are arranged to maximise lake-facing outlooks, and the facility suite includes a clubhouse, gymnasium, swimming pool, pool deck, steam bath, tennis courts, and 24-hour security. Units span from 484 sq ft (1-bedroom) to 2,895 sq ft (5-bedroom), giving the project a wide demographic reach that sustains transaction liquidity compared to boutique projects with narrower unit mixes.
The Jurong Lake District macro-tailwind is the third pillar. Owner-occupiers and investors purchasing today are effectively buying residual upside from a multi-decade government-backed urban transformation. The first commercial white site release in March 2026 and the sequential arrival of JRL (2028) and CRL Phase 2 (2032) are scheduled events rather than speculative hopes. Singapore's track record in delivering planned infrastructure on schedule — Punggol, Bishan, and the Dhoby Ghaut corridor all demonstrate the pattern — provides reasonable confidence that JLD's commercial densification will proceed. As office supply grows and job density rises, the catchment of potential residents for western condominiums will expand, supporting both capital values and rental rates in D22.
From a pricing-value perspective, the current psf range of S$1,431 – S$1,900 remains a meaningful discount to comparable waterfront or MRT-adjacent projects in the city fringe (RCR), making The Lakefront Residences accessible to buyers who have been priced out of D9 or D10 properties while still obtaining the connectivity, lifestyle, and macro-story they seek. Use our affordability calculator to model whether this price band fits your financing envelope, and our mortgage calculator to stress-test monthly repayments at current SORA-based rates.
The single most significant risk for buyers evaluating The Lakefront Residences today is lease decay. The 99-year tenure commenced in 2010, meaning the lease stands at approximately 83 years remaining as of 2026. This is still a long runway by practical standards — HDB loan financing is accessible for leases above 30 years, and bank financing rarely restricts at 83 years — but the arithmetic of leasehold depreciation compounds quietly. By 2043, the lease will fall below 70 years, triggering CPF usage restrictions that progressively reduce the eligible buyer pool. By 2060, sub-50-year dynamics will begin to suppress resale bids more materially. Buyers with long holding horizons of 10 to 15 years should model this trajectory carefully. Our lease decay calculator can illustrate how declining tenure interacts with your expected exit price, and our ROI calculator can layer in transaction costs and rental income to stress-test net returns across holding periods.
A second risk is the delayed-gratification nature of the JLD transformation story. The commercial white site released in March 2026 is under the reserve list, meaning it will only be triggered for sale if a developer submits a minimum bid — there is no guaranteed timeline. The JRL and CRL Phase 2 completion dates are government projections that have historically slipped in Singapore's major infrastructure programmes, even if rarely by more than one to two years. Buyers who price in near-term capital appreciation from JLD's uplift may be disappointed if catalysts arrive on a 2032 – 2035 rather than a 2028 – 2030 timeline. The correct framing is long-run optionality, not short-run event-driven upside.
A third consideration is supply competition within D22. The LakeGarden Residences and other recent launches in the Lakeside Drive corridor bring newer, fresher-lease product to the same catchment. New launches typically command a premium on launch, but they also reset buyer expectations on finishes, smart-home features, and facilities — which can mildly compress resale demand for a 2014-vintage project. Landlords should also note that the western rental market is more tenant-price-sensitive than the core CCR/RCR belt, meaning rental yield gains depend heavily on JLD job-creation actually materialising within the project's remaining lease.
- ✅ EWL commuter, owner-occupier: Step-out-the-door access to Lakeside MRT makes this one of the most transit-convenient addresses in the entire western corridor. Ideal for professionals commuting to Jurong East, the CBD, or Changi via the East – West Line who also want a lakeside living environment at OCR price levels.
- ✅ Western-belt yield investor: Proximity to International Business Park and Jurong's industrial cluster generates a steady tenant pool of working professionals. JLD job-creation over the next decade should structurally widen rental demand, supporting a buy-and-hold strategy for investors targeting gross yields and capital upside simultaneously. Model your numbers with the cash flow calculator.
- ✅ Upgrader from HDB (Jurong / Bukit Batok): A natural step-up for HDB upgraders in the western districts who want condominium facilities and waterfront aesthetics without the cultural dislocation of moving across town. The project's wide unit mix and OCR pricing make it financially accessible relative to city-fringe alternatives. Use our stamp duty calculator to confirm ABSD exposure if you hold an existing property.
- ⚠️ Decoupling / portfolio purchaser: Viable as a second-property purchase under a decoupling strategy given the accessible psf entry point and rental income potential, but buyers must factor in the progressive lease-decay profile past 2043. Run a decoupling analysis before committing, and stress-test the exit value at sub-70-year lease scenarios.
- ⚠️ Short-hold speculator (3 – 5 years): The JLD macro-story is a long-duration narrative rather than a near-term price catalyst. Short-hold buyers betting on rapid capital appreciation face the dual headwinds of lease decay and uncertain infrastructure timelines. The Seller's Stamp Duty window further erodes gains on very short holds. Better suited to a 7 – 12 year horizon.
- ✅ Retiree seeking lakeside lifestyle home: Jurong Lake Gardens, accessible healthcare at Ng Teng Fong General Hospital, and abundant neighbourhood retail at Jurong Point and JEM make this a practical and pleasant retirement address. Single-storey units at lower floors offer ease of mobility, and the gated, 24-hour security environment provides peace of mind. The remaining lease comfortably outlasts typical retirement holding periods.
The Lakefront Residences earns a cautiously positive verdict as a long-hold owner-occupier or income-generating investment property in Singapore's western growth corridor. Its unmatched MRT adjacency, lakeside setting, and the unfolding Jurong Lake District transformation together form a coherent investment thesis that is supported by tangible government commitments — the 2026 white-site release, JRL 2028, CRL Phase 2 2032 — rather than speculative projection. At S$1,431 – S$1,900 psf in OCR, it remains competitively priced relative to comparable waterfront or MRT-front condominiums in more central districts.
The principal caveat is lease decay. With approximately 83 years remaining as of 2026, the clock is not yet a pressing concern, but it becomes structurally relevant over a 15-plus-year holding horizon and must be priced into any exit strategy. Buyers who buy with eyes wide open to the leasehold mathematics, hold for 8 – 12 years, and sell before the 70-year CPF restriction window approaches in the early 2040s, are best positioned to capture value from the JLD uplift without being caught by late-lease discounting. Use our comparison tool to stack The Lakefront Residences against nearby alternatives such as Lake Grande or The LakeGarden Residences to form your own view on relative value before committing.
FAQ
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Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA.
- Sales data: 128 transactions analysed
- Rental data: 1058 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 THE LAKEFRONT RESIDENCES
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 THE LAKEFRONT RESIDENCES against staying public? These HDB towns sit within walking or short-drive distance:
- Jurong West — 4-room average $552,572 (170m away), an upgrader gap of about $850,000
- Jurong East — 4-room average $564,824 (1.2 km away), an upgrader gap of about $850,000