Lake Grande
Overview & Key Facts
Lake Grande is a 710-unit leasehold condominium at Jurong Lake Link in District 22 (Outside Central Region), developed by MCL Land, a subsidiary of Hongkong Land Holdings within the Jardine Matheson Group. Completed in 2019 on a 99-year lease from 2015, the development rises across four towers on a generous 18,705-square-metre site designed by ADDP Architects. Lake Grande occupies a prime position within the nascent Jurong Lake District — the government’s designated “second CBD” covering 360 hectares, the largest commercial hub outside Raffles Place — directly overlooking Jurong Lake and the 90-hectare Jurong Lake Gardens.
The transaction data paints a picture of steady, unspectacular appreciation with strong rental fundamentals. 154 sales transactions at an average price of $1,273,002 and an average PSF of $1,855, with the PSF trending from $1,627 to $1,870 over the tracked period — a consistent upward trajectory of roughly 15% cumulative growth. The buyer profile skews heavily toward Singaporean citizens and permanent residents, with a meaningful share of investor-purchasers drawn by the rental yield and the Jurong Lake District growth thesis. At an average quantum of $1.27 million, Lake Grande occupies the accessible mid-market segment — attainable for young couples, HDB upgraders, and yield-focused investors who would be priced out of central-region alternatives.
Location & Connectivity
Lake Grande sits at the intersection of Jurong Lake Link and Boon Lay Way, directly across from the Jurong Lake Gardens — a 90-hectare national garden that is Singapore’s third major garden after Gardens by the Bay and the Singapore Botanic Gardens. The lake-fronting position is the development’s most distinctive locational asset: upper-floor units enjoy panoramic views over the lake and gardens, and the parkland setting provides a green buffer that is unusual for a development of this density in the western region.
The immediate neighbourhood is in transition. Today, the Jurong Lake Link streetscape is relatively quiet — a mix of residential developments, the Jurong Lake Gardens parkland, and the Chinese Garden and Japanese Garden heritage areas. The nearest daily conveniences are at Jurong East, two MRT stops away, where JEM, Westgate, and IMM provide comprehensive retail, dining, and grocery options. Closer to home, Boon Lay Shopping Centre and Jurong Point (both accessible by bus or a short drive) offer hawker centres and neighbourhood retail. The Canadian International School is within walking distance, making Lake Grande particularly popular with expatriate families enrolled there.
The long-term location thesis centres on the Jurong Lake District masterplan. The URA has designated this 360-hectare precinct as Singapore’s largest commercial hub outside the CBD, with plans for 100,000 new jobs, major office developments, a new Science Centre designed by Zaha Hadid Architects (opening 2027), and a lakeside village with shopping, dining, hotels, and entertainment. A 6.5-hectare mixed-use site has been released for development, expected to yield 1,700 residential units and over 1.57 million square feet of office space. For Lake Grande residents, this transformation represents both an amenity upgrade and a potential catalyst for capital appreciation — though the full buildout timeline stretches 10–15 years, requiring patience.
Schools & Education
6 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Hillgrove Secondary School | secondary | Within 1 km |
| West Grove Primary School | primary | Within 1 km |
| Rulang Primary School | primary | Within 1 km |
| Palm View Primary School | primary | Within 1 km |
| Concord Primary School | primary | Within 1 km |
| Jurong Primary School | primary | Within 1 km |
| Lakeside Primary School | primary | Within 1 km |
| Jurong Secondary School | secondary | ~1.0 km |
Facilities
Lake Grande’s facility suite adopts a resort-themed concept that leverages the lakeside setting. The centrepiece is a 50-metre lap pool oriented toward the lake, flanked by a poolside lounge and spa villa — a configuration that makes effective use of the water-facing aspect. For a 710-unit development, the aquatic and recreational facilities are well-scaled, though residents of mega-developments in the area like J Gateway (738 units) and Lakeville (696 units) will find the amenity density comparable rather than exceptional.
What distinguishes Lake Grande from its immediate competitors are several innovative features. The smart home system — integrated at the developer stage rather than retrofitted — allows residents to control air conditioning and door locks from smartphones and tablets. While smart home technology has become more common since Lake Grande’s 2019 completion, it was a genuinely differentiating feature at launch. The bike-sharing scheme is a thoughtful addition given the development’s proximity to Jurong Lake Gardens — residents can borrow bikes to cycle around the lake and its waterfront paths, connecting to the broader park connector network. A pneumatic waste collection system provides a cleaner, more hygienic alternative to traditional bin centres.
Standard facilities include a fully equipped gymnasium, clubhouse, tennis court, barbecue pits, children’s playground, and function rooms. The landscaping is lush and mature — six years post-TOP, the greenery has grown in substantially, creating a resort-like ambience that contrasts with the bare-bones feel of newly completed developments. Multiple garden spaces, water features, and sheltered pavilions provide variety across the ground-level common areas.
“The pool area facing the lake is really the highlight — on a clear evening it feels like you’re at a resort rather than a condo in Jurong. The bike-sharing is a nice touch; we cycle to the lake gardens on weekends and it’s become part of our routine. Gym equipment is decent but gets busy after 6pm. The smart home features were a selling point when we bought, though honestly we mostly just use the aircon control now. Overall the facilities are solid for the price point.”
— Owner-occupier, 2-bedroom, since 2020 (PropertyGuru Review)
Unit Sizes & Layout
Lake Grande offers 710 units across seven configurations spanning 1-bedroom to 5-bedroom layouts, distributed across four towers. The unit mix is heavily weighted toward compact configurations: 1-bedroom (409–614 sqft, 67 units) and 1-bedroom-plus-study (517–657 sqft, 34 units) account for 14% of total stock, while 2-bedroom (614–958 sqft, 305 units) and 2-bedroom-plus-study (775–1,012 sqft, 134 units) dominate at 62%. Three-bedroom units (904–1,119 sqft, 119 units) comprise 17%, with 4-bedroom (1,152–1,346 sqft, 34 units) and 5-bedroom (1,302–1,485 sqft, 17 units) making up the remaining 7%. MCL Land reported that 83% of initial sales were 1- and 2-bedroom units, confirming the investor and young-couple demand profile.
The layouts are functional and efficient by OCR standards. Two-bedroom units at 614–958 sqft offer a range of configurations — the smaller end is compact but workable for couples, while the upper end provides generous living space. The 2-bedroom-plus-study layouts (775–1,012 sqft) are particularly well-suited to the work-from-home era, offering a dedicated workspace without sacrificing bedroom count. Three-bedroom units at 904–1,119 sqft deliver a practical family layout. The larger 4- and 5-bedroom units cater to families who want the space of a larger home with condo convenience — the 5-bedroom at 1,302–1,485 sqft is genuinely spacious by District 22 standards.
At the development’s average PSF of $1,855, the entry quantum is accessible: a 1-bedroom starts at approximately $760,000, a 2-bedroom at around $1.14 million, and a 3-bedroom at roughly $1.68 million. These price points sit comfortably within HDB upgrader reach and are well within the financing capacity of dual-income professional households. The 88 years of remaining lease (from a 99-year tenure commencing 2015) keeps CPF usage and bank loan eligibility fully intact for the foreseeable future, with no practical financing constraints for the next two to three decades.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 0 BR | 23 | $1,784 | $777,348 |
| 1 BR | 37 | $1,740 | $1,043,203 |
| 2 BR | 81 | $1,730 | $1,392,331 |
| 3 BR | 17 | $1,724 | $1,951,523 |
Pricing & Market Position
Based on 158 recorded transactions, sale prices range from $640,000 to $2,430,000, averaging $1,281,216 (~$1,869 psf).
Rents range from $1,900 to $8,400 per month across 1426 rental transactions. Current rental yield sits at approximately 3.7%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 21.5% (from $1,559 to $1,894 psf).
Neighbourhood Comparison
Lake Grande ($1,855 psf, 99-year from 2015) sits in a competitive cluster of Jurong Lakeside developments, and its relative value sharpens when benchmarked against both newer launches and established neighbours. The most prominent new-launch competitor is J’Den ($2,475 psf, 99-year), a 368-unit development directly adjacent to Jurong East MRT interchange. J’Den commands a 33% PSF premium over Lake Grande, justified by its MRT interchange frontage (versus Lake Grande’s single-line Lakeside MRT), newer vintage, and direct access to JEM and Westgate. For buyers who prioritise transport connectivity and retail walkability above all else, J’Den is the superior location — but at a significantly higher quantum. Lake Grande counters with proven rental track record, lake-fronting views, larger unit options, and a $600+ psf discount that materially improves the yield equation.
Lakegarden Residences ($2,156 psf, 99-year) is the newest direct competitor in the Lakeside precinct, positioned as a premium lakeside development with contemporary finishing. At a 16% PSF premium over Lake Grande, Lakegarden Residences offers newer fittings and design but has no rental track record. Sora ($2,211 psf, 99-year) in Yuan Ching Road similarly trades at an 19% premium with a newer completion timeline. For investors, Lake Grande’s 1,412 rental transactions versus zero for these new launches represents a risk differential that the PSF gap only partially compensates for — proven demand is worth something.
Among established peers, J Gateway ($1,894 psf, 99-year from 2012) is the closest comparable — a 738-unit development also by MCL Land, situated directly at Jurong East MRT. J Gateway’s PSF is marginally higher than Lake Grande’s despite being 3 years older on lease, reflecting the premium attached to the Jurong East interchange location. The older Lakeville (696 units, also in the Jurong Lakeside precinct) and The Lakeshore (848 units) both trade at lower PSF with older leases, establishing Lake Grande’s positioning as the newest completed lakeside option before the current round of new launches. Westwood Residences ($1,256 psf) represents the value end of the district, trading at a 32% discount to Lake Grande but in a less connected Westwood Avenue location without the lake-fronting advantage.
The competitive picture is clear: Lake Grande occupies the sweet spot between unproven new launches at $2,100–$2,500 psf and older established stock at lower PSF with shorter remaining leases. Its combination of proven rental demand, 88 years of remaining lease, lake-fronting position, and accessible quantum makes it the pragmatic choice for yield-focused buyers and HDB upgraders who want the Jurong Lake District exposure without paying new-launch pricing.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| LAKE GRANDE | 99 yrs lease commencing from 2015 | — | 710 | $1,869 |
| J'DEN | 99 yrs lease commencing from 2023 | 2023 | 368 | $2,475 |
| THE LAKEGARDEN RESIDENCES | 99 yrs lease commencing from 2023 | 2023 | 306 | $2,159 |
| SORA | 99 years leasehold | 2024 | 440 | $2,218 |
| J GATEWAY | 99 yrs lease commencing from 2012 | 2016 | 738 | $1,896 |
| THE LAKESHORE | 99 yrs lease commencing from 2002 | 2007 | 848 | $1,311 |
ShiokNest Scores
Our proprietary scoring system evaluates LAKE GRANDE across multiple dimensions.
What Residents Say
“We bought a 2-bedroom-plus-study in 2019 as our first property after upgrading from a Jurong BTO. The Lakeside MRT being a 5-minute walk was the main draw — my wife commutes to One-North and I drive to the International Business Park, so the location works for both of us. The lake views from our unit on the 18th floor are genuinely beautiful, especially at sunset. Jurong Lake Gardens has become our weekend routine — we borrow the condo bikes and cycle around the lake. The only real complaint was the old management company, but since they changed in late 2024, things have improved noticeably.”
— Owner-occupier, 2-bedroom + study, since 2019 (PropertyGuru Review)
“I’ve been renting out my 1-bedroom at Lake Grande since 2020 and it has never been vacant for more than two weeks between tenants. The tenant profile is mostly young professionals working in Jurong and expat families at CIS. Rental has gone from $2,200 to $2,800 over the years. The yield math still works well — bought at $780k and getting $2,800/month is solid for a 99-year in the west. The Jurong Lake District development is the long game here. When those office towers and the new Science Centre come in, this area will be unrecognisable.”
— Investor-owner, 1-bedroom, since 2019 (HardwareZone Forum)
“We moved to Lake Grande for the Canadian International School — it’s within walking distance, which was the deciding factor for us as an expat family. The condo is well-maintained now with the new management, and the facilities are good for the kids. The 50m pool is proper lap-pool standard and the bike scheme means the children can cycle to the lake gardens safely. What surprised us is how much greenery there is — six years on, the landscaping has matured and it genuinely feels like a resort. The main downside is that Jurong still lacks the dining and lifestyle scene of the East or central Singapore — we drive to Jurong East or Holland Village for weekends.”
— Tenant, 3-bedroom, since 2023 (99.co Review)
“Bought a 2-bedroom here as a rental investment in 2021 at about $1,600 psf. It’s now transacting around $1,850 psf so the capital gain has been decent, and rental income has been steady — never had more than a two-week vacancy gap. The smart home system was a selling point for tenants when it was new, though it’s less of a differentiator now. My concern is the competing supply — J’Den and Lakegarden Residences are both launching nearby at higher PSF, which is good for validating the area but means more rental competition ahead. Still, for the price I paid, the yield math continues to work.”
— Investor-owner, 2-bedroom, since 2021 (EdgeProp Forum)
Strengths & Weaknesses
- Exceptional rental track record: 1,412 rental transactions with 3.67% gross yield — one of the highest rental volumes in the western region, confirming deep and sustained tenant demand
- Lakeside MRT (EWL) just 400 metres away — 5-minute walk providing direct East-West Line access to Jurong East interchange (2 stops) and the CBD
- Lake-fronting position overlooking Jurong Lake and the 90-hectare Jurong Lake Gardens — panoramic water and parkland views from upper floors
- Jurong Lake District growth thesis: government-designated second CBD with 100,000 jobs target, new Science Centre (2027), and major commercial development over 10–15 years
- Accessible quantum: average $1.27M with 1BR from ~$760k — within reach of HDB upgraders, young couples, and first-time investors
- Fresh lease with 88 years remaining — no CPF or bank financing constraints for the foreseeable future; comfortable runway for 25–30 year holding periods
- Smart home system, bike-sharing scheme, and pneumatic waste collection — innovative features that were ahead of their time at 2019 completion
- Mature landscaping after 6 years post-TOP: resort-like greenery, 50m lap pool, and well-integrated common areas
- Strong expressway connectivity: PIE (3-min drive), AYE (5-min drive), CBD approximately 20 minutes by car
- Steady capital appreciation: PSF trending from $1,627 to $1,870 — approximately 15% cumulative growth on a consistent upward trajectory
- Building material quality concerns from early residents: laminate flooring lifting, wall surfaces peeling, fittings showing premature wear — inspect units carefully
- Previous management company drew significant criticism for slow responses and poor communication; new agent (Nov 2024) has improved but track record is short
- Jurong Lake District masterplan operates on a 10–15 year buildout timeline — the second CBD vision is long-dated and some planned developments have experienced delays
- Intensifying competition from newer launches: J'Den ($2,475 psf), Lakegarden Residences ($2,156 psf), and Sora ($2,211 psf) compete for the same tenant and buyer pool
- Limited immediate neighbourhood amenities: daily conveniences require travel to Jurong East (2 MRT stops) or Boon Lay Shopping Centre for comprehensive retail and dining
- Road noise exposure on stacks facing Boon Lay Way and the PIE corridor — lower floors particularly affected; target storey 10+ for noise-sensitive buyers
- OCR location means PSF appreciation lags central-region developments — capital growth is steady but unlikely to match CCR or RCR benchmarks
- Heavily investor-oriented unit mix: 76% of units are 1BR/2BR, creating potential rental oversupply if multiple units in the same development compete for tenants simultaneously
- No primary schools within the 1 km priority enrolment radius — nearest are Hillgrove Secondary (0.46 km) and West Grove Primary (0.67 km)
- 99-year leasehold with 11 years already elapsed — while 88 years remaining is comfortable, the lease clock is ticking and will begin to affect valuations in 20–25 years
Verdict
Lake Grande is a development that derives its investment thesis from two pillars: proven rental demand today and the Jurong Lake District growth story tomorrow. With 1,412 rental transactions at a 3.67% gross yield, the rental fundamentals are not theoretical — they are established and demonstrable. The tenant pool is deep, driven by proximity to Lakeside MRT (400 m), the International Business Park, Canadian International School, and the broader western industrial and commercial employment catchment. For yield-focused investors, Lake Grande offers one of the most liquid rental markets in the OCR, with the 2-bedroom unit type in particular showing rapid tenant absorption.
The capital appreciation trajectory is encouraging without being dramatic. A PSF trend from $1,627 to $1,870 represents roughly 15% cumulative growth — solid for a 99-year leasehold OCR development, tracking ahead of many comparable-vintage peers in the western region. The average quantum of $1.27 million positions Lake Grande in the accessible segment of the market, ensuring a broad buyer pool for future resale. The 88 years of remaining lease provides comfortable runway for CPF and financing purposes, with no practical constraints for the next 25–30 years.
The risks are manageable but real. Building material quality drew criticism from early residents, though the November 2024 management agent change has reportedly improved maintenance standards. The Jurong Lake District masterplan, while transformative in ambition, operates on a long timeline — buyers expecting near-term amenity upgrades or employment-driven demand spikes may need to recalibrate their expectations. Competition in the immediate area is intensifying, with newer launches like J’Den ($2,475 psf) and Lakegarden Residences ($2,156 psf) commanding significantly higher PSF — which validates Lake Grande’s relative value but also means newer product will compete for the same tenant and buyer pool.
Lake Grande is best suited to buyers who want a combination of immediate rental income, proven tenant demand, accessible quantum, and long-term upside from the Jurong Lake District transformation. It is not a prime-district prestige play or a freehold legacy asset — it is a practical, well-located investment and own-stay proposition in a district whose best days are still ahead. For this buyer profile, Lake Grande delivers strong fundamentals at a sensible price.