The LakeGarden Residences stands on Yuan Ching Road in District 22, occupying the site of the former Lakeside Apartments and offering a rare waterfront position overlooking Jurong Lake Gardens — one of Singapore's largest freshwater lake gardens. Developed by Wing Tai Holdings through its subsidiary Winville Investment, the 306-unit, 99-year leasehold project was launched in July 2023 and achieved strong early sales momentum, moving roughly 301 units at an average of around S$2,120 psf — a premium the market evidently accepted given its unobstructed lake views and proximity to the Jurong Lake District (JLD) transformation corridor. For buyers evaluating the western fringe of Singapore's OCR, this development presents one of the most compelling long-horizon catalysts available today: the government's commitment to making JLD Singapore's second CBD by 2040–2050, anchored by 100,000 new jobs and 20,000 new homes. Few existing private residential projects sit this close to that growth engine, and with Lakeside MRT (EWL) a short walk away and a future Cross Island Line (CRL) station destined to serve the JLD precinct, the infrastructure investment case is unusually concrete for an OCR address.
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 spans Jurong West and Lakeside, historically regarded as a heartland enclave catering primarily to HDB-majority demographics. That narrative is changing rapidly. The Urban Redevelopment Authority's Jurong Lake District masterplan — covering roughly 360 hectares across the Jurong Gateway, Lakeside Village, and Jurong Lake precinct — envisions a mixed-use, car-lite, waterfront precinct that will rival the CBD in office density and surpass it in liveability metrics. The first tangible signal of renewed confidence came in March 2026 when URA released a white site at Town Hall Link onto the H1 2026 Government Land Sales reserve list, targeting approximately 1,200 residential units together with office and retail components — the first of three parcels that will progressively unlock the master developer site.
The Cross Island Line Phase 2 is equally pivotal. LTA awarded the civil contract in July 2024 for the design and construction of the CRL Jurong Lake District station, with the 15-kilometre Phase 2 segment expected to open in 2032. When operational, CRL will link JLD eastward through Clementi, Bukit Timah, Ang Mo Kio, Hougang, and Pasir Ris — a truly cross-island arc that ends the perception of Jurong as a remote western terminus. Residents of The LakeGarden Residences will be within reach of two rail lines, with the existing East-West Line (Lakeside and Chinese Garden stations) providing immediate CBD access and the forthcoming CRL station adding north-south and eastern connectivity. Add the Jurong Lake Gardens park network, the revamped Chinese Garden precinct, and future waterfront dining nodes to the mix, and the residential lifestyle amenity picture is substantially richer than the bare psf figures suggest.
Wing Tai Holdings is a developer with a track record of quality delivery across the Riverine by the Park, The Crest, Le Nouvel Ardmore, and Helios Residences projects. For LakeGarden, the team pursued a BCA Green Mark Platinum (Super Low Energy) certification, incorporated solar panels supplying roughly 30% of common area power, and offered EV and EV-ready carpark provision — positioning the project squarely at the sustainability-conscious buyer segment that increasingly drives resale premiums.
We track 302 sales and 0 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the THE LAKEGARDEN RESIDENCES dashboard.
- Average sale price: $2,079,445 across 302 transactions
- District 22 PSF ranking: Premium tier (top 10%)
- 99 yrs lease commencing from 2023 · OCR · D22 · 306 units
About THE LAKEGARDEN RESIDENCES
THE LAKEGARDEN RESIDENCES is a 99 yrs lease commencing from 2023 condominium, located at YUAN CHING ROAD in District 22 (Jurong) (Outside Central Region), developed by Winville Investment Pte Ltd, comprising 306 residential units, completed in 2023.
With approximately 96 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 LAKEGARDEN RESIDENCES:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| Studio | 2 | $2,170 psf | $1,051,050 |
| 1 BR | 76 | $2,167 psf | $1,338,149 |
| 2 BR | 77 | $2,143 psf | $1,704,873 |
| 3 BR | 111 | $2,161 psf | $2,491,790 |
| 4 BR | 34 | $2,176 psf | $3,163,739 |
| 5+ BR | 2 | $2,045 psf | $4,380,000 |
Sales Market Overview
THE LAKEGARDEN RESIDENCES has recorded 302 sale transactions with an average transaction price of $2,079,445, ranging from $1,040,600 to $4,380,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2023 | 94 | $2,111 psf | $1,686,528 | — |
| 2024 | 103 | $2,175 psf | $2,001,527 | ↑ 3.0% |
| 2025 | 73 | $2,160 psf | $2,467,203 | ↓ 0.7% |
| 2026 | 32 | $2,243 psf | $2,599,866 | ↑ 3.8% |
THE LAKEGARDEN RESIDENCES ranks in the top 10% of condos in District 22 by average PSF.
Compared to the OCR average of $1,550 psf, THE LAKEGARDEN RESIDENCES trades 39.2% above the segment benchmark.
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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 |
| 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 |
| WESTWOOD RESIDENCES | 99 yrs lease commencing from 2014 | 480 | $1,257 psf | 170 |
Location Map
Map shows THE LAKEGARDEN RESIDENCES (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- THE LAKEGARDEN RESIDENCES
- Lakeside MRT
- Chinese Garden MRT
- Concord Primary School
- Jurong Secondary School
- Lakeside Primary School
Nearby MRT Stations
THE LAKEGARDEN RESIDENCES is 1.0 km from Lakeside MRT (East-West Line), with 2 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Lakeside | EW26 | East-West Line | 1.0 km |
| Chinese Garden | EW25 | East-West Line | 1.0 km |
Nearby Schools
There are 25 schools within 2 km of THE LAKEGARDEN RESIDENCES, including 7 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Concord Primary School | Primary | 230m |
| Jurong Secondary School | Secondary | 300m |
| Lakeside Primary School | Primary | 320m |
| Corporation Primary School | Primary | 430m |
| Canadian International School (Lakeside) | International | 540m |
| Yuan Ching Secondary School | Secondary | 640m |
| Jurong Primary School | Primary | 660m |
| Yuhua Primary School | Primary | 1.0 km |
| Rulang 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 |
Waterfront views and park adjacency. The development fronts Jurong Lake directly, with a number of stack orientations delivering unobstructed lake views that are practically irreplaceable within District 22. Jurong Lake Gardens — a 90-hectare national garden incorporating Chinese Garden, Japanese Garden, and the new Lakeside Garden zones — is the immediate neighbour. For owner-occupiers who value greenery and water as daily amenity rather than occasional leisure, this physical setting is the single strongest differentiator versus inland OCR peers.
JLD second-CBD option value. The LakeGarden Residences is the only completed private condominium with a direct lake frontage within the JLD catchment. As the white-site programme progresses and office towers begin to rise along the lakefront, early landowners will benefit from both uplift in surrounding land values and from the progressive improvement in supporting retail, F&B, and transport infrastructure. This is not a speculative promise: the government has already committed infrastructure spend (demolition of state property, underground CRL link, road removal) to make the first white site viable, and the master developer land banking strategy has been reset to a more developer-friendly format after the original 6.5-hectare parcel was re-parcelled.
Dual MRT access and future CRL proximity. Lakeside MRT (EW26) is approximately a 5-minute walk, providing direct EWL access to Jurong East interchange, City Hall, Raffles Place, and Changi Airport without a transfer. Chinese Garden MRT (EW25) is similarly walkable in the opposite direction. CRL Phase 2's JLD station, due in 2032, will overlay a second rail corridor, compressing travel times to the north-east and the tech cluster at Punggol Digital District.
Healthy sales velocity and pricing discipline. At launch in August 2023, Wing Tai sold 195 of 306 units (64%) at a median above S$2,100 psf. This is notable for an OCR 99-year leasehold project during a period of elevated interest rates. By the time of writing, secondary market transactions have recorded as high as S$2,556 psf, and the average transacted psf stands around S$2,171 — roughly 46% above the District 22 average of S$1,504 psf, a spread that reflects the lake-view premium and JLD narrative rather than mere developer pricing optimism.
Sustainability credentials. BCA Green Mark Platinum (Super Low Energy) is the highest tier in Singapore's green building rating system. For a leasehold property where energy and maintenance costs over a 30–40 year hold period are material, lower common area energy costs translate to lower maintenance fees over time. The solar panel array and EV infrastructure also future-proof the development against tightening environmental standards.
JLD execution risk and timeline uncertainty. The second-CBD thesis is compelling on paper but has been in the planning vocabulary since the 2008 URA Concept Plan. The original master developer sale for a 6.5-hectare white site drew insufficient interest, prompting the URA to re-parcel the land and release it in smaller, more accessible lots in 2026. Even with revised terms, the pace of commercial development in JLD depends on office take-up rates, developer appetite across multiple tender cycles, and broader macroeconomic conditions. Buyers pricing in significant JLD uplift within a 5-to-10-year horizon should treat this as a long-duration, government-backed thesis — not a near-term trigger.
99-year leasehold decay and OCR exit liquidity. As a 99-year leasehold commencing 2023, buyers entering above S$2,100 psf are paying a substantial premium over the district average. For investors intending to exit within 15–20 years, the combination of lease decay (modest at this early stage) and potential OCR supply from new GLS sites could compress exit multiples. Rental demand in the immediate vicinity is anchored by Jurong West HDB residents and the Pioneer-Boon Lay industrial workers rather than the CBD expatriate pool, which limits rental upside relative to CCR or RCR alternatives.
Interest rate and affordability sensitivity. Units at LakeGarden are predominantly priced above S$1.5 million, with 3-bedroom units starting around S$1.97 million. At current benchmark rates, monthly mortgage obligations on a S$2M purchase with 75% LTV exceed S$8,000 for a 25-year tenure. Buyers who stretched during the 2023 launch window may face refinancing pressure if rates stay elevated longer than anticipated.
Limited unit variety at upper end. With only 306 units and no large-format family units beyond 5-bedroom configurations, the resale pool in any given period is thin. Concentrated ownership can create illiquid conditions — advantageous if the JLD thesis plays out but a risk if macroeconomic headwinds require a forced sale.
- ✅ Long-horizon investor seeking JLD second-CBD growth: The clearest use case. Buying a lakefront unit today is essentially acquiring option value on the JLD precinct at a time when the commercial catalyst (white-site releases, CRL Phase 2) is entering execution phase. A 10–15 year hold allows the second-CBD thesis to materialise before exit. Average psf of S$2,171 is already 46% above the district average, confirming early market conviction.
- ✅ Owner-occupier upgrader prioritising liveability over pure yield: For buyers who value waterfront views, park adjacency, Green Mark sustainability features, and a resort-style setting within a 25-minute EWL commute to the CBD, LakeGarden delivers an unusually high quality of daily life for an OCR price point. The lake-facing stacks offer views that money simply cannot replicate in newer D22 developments once the waterfront is built out.
- ⚠️ Buy-to-let investor targeting working professionals near Jurong Gateway: Rental yield of approximately 3.74% is in line with OCR norms but below what many investors expect at this psf level. The tenant pool currently skews toward Jurong Gateway office workers and couples rather than large-format expatriate families. Yield improves as JLD commercial space fills up over 2028–2035, making this a medium-confidence hold play rather than a current income play.
- ❌ Short-term speculative flipper seeking 2–3 year gains: Buyer's Stamp Duty (BSD) at current rates on a S$2M+ purchase, combined with the 3-year Seller's Stamp Duty (SSD) holding period, makes a short flip punishing. There are no near-term catalysts (no TOP event, no confirmed anchor tenant for JLD) large enough to drive a meaningful psf re-rating within a 2–3 year window after accounting for transaction costs of 4–6%.
- ❌ First-time buyer on a stretched budget: Entry prices start at around S$1.04M for 1-bedroom compact units and S$1.5M for 2-bedders. For buyers who need to maximise CPF usage and are near their TDSR ceiling, the premium over comparable OCR new launches without the JLD narrative may be difficult to justify. A affordability check and TDSR calculation should precede any commitment.
The LakeGarden Residences earns its premium through a combination of irreplaceable physical attributes — direct Jurong Lake frontage, Jurong Lake Gardens adjacency, dual EWL access — and the most concrete government-backed urban transformation narrative available in the OCR today. The JLD second-CBD programme is no longer a concept plan aspiration; it is an active land-sale and infrastructure-spending programme with a defined timeline and measurable milestones. Wing Tai's BCA Green Mark Platinum delivery and the strong initial sales velocity (64% on launch weekend) signal genuine market conviction.
The honest caveats are equally important: this is a 99-year leasehold in an OCR district transacting at CCR-adjacent psf levels, with a rental yield profile that rewards patience more than immediacy. The JLD thesis plays out over 15–25 years, not 3–5. Buyers who buy early in transformation stories and hold through the completion of anchor office towers have historically been rewarded in Singapore; buyers who expect the psf to re-rate before the infrastructure arrives have routinely been disappointed.
Our overall assessment: a high-conviction long-hold buy for investors who believe in Singapore's decentralisation agenda and an excellent lifestyle choice for owner-occupiers who value a tranquil lakefront setting without sacrificing connectivity. Use the mortgage calculator, stamp duty calculator, and ROI calculator to stress-test your numbers at current borrowing rates before committing. For a side-by-side comparison against other District 22 developments, see the property comparison tool. Background on District 22's broader market trends is available on the District 22 analytics page.
FAQ
What is the average price for THE LAKEGARDEN RESIDENCES?
What is the rental yield for THE LAKEGARDEN RESIDENCES?
Is THE LAKEGARDEN RESIDENCES freehold or leasehold?
How many units sold at launch and what does that signal?
Wing Tai sold approximately 195 of 306 units (roughly 64%) at the launch weekend in August 2023, at a median above S$2,100 psf. This was considered a strong result given the elevated interest rate environment at the time. A total of 301 units have been transacted as of the latest available data. The high take-up rate at launch reflects genuine buyer confidence in the JLD growth narrative and the scarcity of direct waterfront residential sites in this corridor rather than a developer-discounted pricing strategy.
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA.
- Sales data: 302 transactions 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 LAKEGARDEN 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 LAKEGARDEN RESIDENCES against staying public? These HDB towns sit within walking or short-drive distance:
- Jurong West — 4-room average $552,572 (120m away), an upgrader gap of about $1,550,000
- Jurong East — 4-room average $564,824 (1 km away), an upgrader gap of about $1,500,000
- Bukit Batok — 4-room average $626,224 (1.9 km away), an upgrader gap of about $1,450,000