Lake Life

Overview & Key Facts

Lake Life sits along Tao Ching Road in Jurong West, District 22 — a 546-unit Executive Condominium completed in 2017 and developed by Lakehomes Pte Ltd, a joint-venture comprising Evia Real Estate, BBR Development, CNH Investment, and OKP Land. Five 20-storey towers rise over a 217,300 sqft land parcel that edges directly onto Jurong Lake Gardens, giving the development an unusually generous green buffer for an EC in the Outside Central Region.

As a former EC, Lake Life’s history shapes its buyer profile and pricing in ways that non-EC condominiums don’t experience. It fulfilled its Minimum Occupation Period in 2021 and became fully privatised — open to Singapore Permanent Residents and, from 2026 onwards, to foreign purchasers as well. That expanding buyer eligibility, combined with a gross yield of 4.14% that outpaces most peers in the west, makes it one of the more interesting yield plays in the Jurong corridor today.

The development is directly adjacent to Jurong Lake Gardens, Singapore’s third national garden and a 90-hectare waterfront park that functions as Lake Life’s “extended backyard.” PropertyLimBrothers frames Lake Life as sitting at the core of Jurong’s transformation — bracketed between the Jurong Lake District (Singapore’s designated second CBD) to the east and the Jurong Innovation District to the west. For buyers willing to accept a car-dependent commute today, the long-term upside thesis is among the clearer stories in the OCR.

Location & Connectivity

Lake Life’s most commonly cited trade-off is its 1.38 km distance to Lakeside MRT (EW26, East-West Line). This is not a walkable distance for most residents in Singapore’s climate, and the honest framing is: Lake Life is primarily a car-household development. Four bus stops separate the main gate from the MRT, and that commute adds 10–15 minutes in each direction relative to developments that sit within 300 m of a station. Buyers who are MRT-dependent should price this trade-off carefully.

The picture is meaningfully different for drivers. The Ayer Rajah Expressway is accessible via Yuan Ching Road, while the Pan Island Expressway at Corporation Road provides a direct westward route. The CBD is approximately 20–25 minutes by car off-peak. Jurong East — with JEM, Westgate, and IMM — is under 10 minutes away, and the drive to one-north and the Singapore Science Park takes roughly 15 minutes via the AYE.

The near-term connectivity story improves materially. The Jurong Region Line (JRL), expected to begin operations from 2027, adds new stations in the Jurong corridor and improves linkages to NTU, the Jurong Innovation District, and Choa Chu Kang. While no JRL station will be walking distance from Lake Life, the network expansion reduces overall transfer times for residents using a combination of bus and rail.

For daily essentials, the development is within walking distance of Taman Jurong Hawker Centre — a genuine neighbourhood asset for affordable and varied local food. Jurong Point (one of Singapore’s largest suburban malls), Taman Jurong Shopping Centre, and a cluster of neighbourhood provisions along Yuan Ching Road cover the rest of the daily errand set.

The lake-adjacent setting provides lifestyle benefits that no square-footage analysis captures. Jurong Lake Gardens offers weekend picnics, the Lakeside Garden, Chinese Garden heritage park, cycling paths, bird parks, and the recently revamped waterfront promenade — all within a short walk of the development. PLB notes this as “an extended backyard — a luxury by Singaporean standards” in a city where every square foot is at a premium.

Schools & Education

3 primary schools within the 1 km Priority Phase balloting radius.

Facilities

Lake Life’s facilities are genuinely resort-grade for an EC. The development was designed around an active, health-oriented lifestyle concept, and the execution delivers: a 65-metre lap pool, tennis court, half basketball court, futsal field, sky gym, sky clubhouse with teppanyaki and dining station, hot yoga studio, dance studio, steam room, reading room, games room, edible community garden, dedicated toddler play area, and a pet run. The sky-level amenities on the uppermost floors of the residential blocks — including the sky gym and sky dining pavilion — provide panoramic views of Jurong Lake Gardens that are a genuine differentiator.

“Very nice condo in a peaceful location, away from traffic noise. Right opposite Jurong Lake Gardens — very windy with nice views. Great for families and pet owners.”

— Resident review via 99.co

Organised classes — yoga, swimming, CPR, tennis — are reportedly offered on a regular basis within the development, which adds community programming depth beyond what most condominiums attempt. Residents also cite responsive and efficient management as a consistent positive, which matters significantly for EC developments where MCST quality varies widely in the years following privatisation.

One practical caveat worth flagging: visitor parking is restricted to levels 5 and 6 only, and visitors cannot access residential blocks directly from the visitor carpark without a resident passcard — they must take lifts to the ground floor to enter. While this is a deliberate security measure, it adds friction for households that entertain frequently.

Unit Sizes & Layout

Lake Life offers 47 floor plan types across five unit tiers: 2-bedroom (743 sqft), 3-bedroom (1,012–1,076 sqft), 3-bedroom premium with study (1,087–1,119 sqft), 4-bedroom (1,238–1,259 sqft), 4-bedroom premium (1,238–1,259 sqft), 5-bedroom (1,604 sqft), and penthouses (1,690–1,722 sqft). The 4-bedroom and above configurations include a utility room and WC — a practical addition for families with a live-in helper or older children who want their own common bathroom.

A structural advantage that distinguishes Lake Life from more recent launches: approximately 80% of units enjoy lake, pool, or water-landscape views and almost all stacks are oriented north–south. This orientation limits direct afternoon sun exposure on the main living areas and is notably resident-friendly. The 20-storey height of the blocks ensures that mid-to-upper floor units — particularly those in Blocks 12 and 14 — have unobstructed views of Jurong Lake Gardens, which function as effective view-protecting green space.

The 3-bedroom layouts — the most transacted tier — feature an L-shaped configuration that segregates the bedrooms from the main living and dining area, a design that improves livability for families. The 3-bedroom premium with study is the recommended entry point for households that work from home, since the study doubles as a functional workspace or nursery. Interior finishing quality reflects mid-market EC positioning — buyers should budget for some renovation spend on bathrooms and the kitchen if they want finishings that match the development’s external presentation.

Pricing & Market Position

Across 156 recorded transactions (all-time), sale prices range from $828,000 to $2,166,000, averaging $1,454,647.

Over the last 12 months, transactions averaged $1,469 psf.

Rents range from $2,500 to $7,500 per month across 165 rental transactions. Current rental yield sits at approximately 4.1%.

Rental Yield by Bedroom Type

Blended yield hides the spread between unit sizes — smaller units at LAKE LIFE typically rent harder per dollar of purchase price. The final column shows monthly rent per $100,000 invested, so unit sizes compare on equal capital:

Price Appreciation

From 2022 to 2026, the average PSF has appreciated by 26.4% (from $1,165 to $1,473 psf).

Neighbourhood Comparison

The D22 competitive set splits into two tiers. The private launches — J’Den (S$2,475 psf), Lakegarden Residences (S$2,156 psf), J Gateway (S$1,894 psf) — occupy the upper band, priced at 30–70% above Lake Life and drawing on the Jurong Lake District transformation thesis without the EC-origin discount. Westwood Residences EC (S$1,256 psf) sits below Lake Life but lacks the lake-adjacent positioning and has a more limited facility set.

The yield differential is significant. At 4.14%, Lake Life’s gross yield exceeds what most of its higher-psf neighbours achieve, since rental rates in the D22 corridor have converged while capital values have diverged. Buyers choosing between Lake Life and J Gateway at S$1,894 psf are effectively paying a S$440+ psf premium for slightly better MRT proximity and a fresher lease — but surrendering approximately 150 bps of gross yield in the process.

PropertyLimBrothers’ analysis of Lake Life emphasises the capital appreciation observed in neighbouring older developments: Parc Oasis (+17.14% PSF), The Lakeshore (+16.13%), Mayfair (+14.15%) — all reflecting the re-rating of Jurong Lake District properties ahead of CBD-2 materialisation. Lake Life’s lower base cost means the same re-rating dynamic, if it unfolds, delivers proportionally larger absolute returns for buyers entering at current levels.

Lease Decay Analysis

The 99-year lease runs from 2013, meaning approximately 13 years have already been consumed. Roughly 86 years remain — still comfortably within the range where most banks will offer full financing without restrictions.

For a buyer purchasing today with a 10-year horizon (exit around 2036), the lease situation is essentially a non-issue — you’d be selling a property with ~76 years remaining, which is still very bankable. The risk profile changes for longer holds.

ShiokNest Scores

Our proprietary scoring system evaluates LAKE LIFE across multiple dimensions.

What Residents Say

“Management is responsive and efficient. The condo is very well-maintained. Close to Jurong Lake Garden and Taman Jurong Food Centre. Perfect for families and pet owners.”

— Resident review via 99.co

“Beautiful condo with lake view, lots of facilities. The only downside is the distance to MRT — you really need a car or be comfortable with buses. But the views and the park access more than make up for it.”

— Resident review via EdgeProp

“Sky gym with full lake and garden views — probably the best gym view I’ve had in any condo. The teppanyaki station on the sky dining floor is a great idea for hosting. Visitor parking rules are a bit frustrating, but it’s a minor complaint.”

— Resident review via PropertyGuru

The pattern across review platforms is consistent: residents who chose Lake Life for its lakeside setting and facilities report high satisfaction, and the responsive management post-MOP transition is frequently noted as a positive differentiator. The recurring caveat is transport — nearly every balanced review mentions the MRT gap as the development’s primary limitation. Households that have internalised that trade-off and structured their commute accordingly report few substantive complaints.

Strengths & Weaknesses

Verdict

Lake Life occupies a well-defined niche in the OCR market: a fully privatised EC with resort-grade facilities, lake-adjacent lifestyle, and a gross yield of 4.14% that meaningfully outperforms the broader D22 average. At approximately S$1,453 psf, it offers a S$400–700 psf discount to nearby private launches — J’Den ($2,475), Lakegarden Residences ($2,156), and J Gateway ($1,894) — while sitting in the same precinct and drawing on the same Jurong Lake District transformation narrative.

The investment thesis is clearest for yield-focused buyers. A gross yield of 4.14% is exceptional by Singapore private residential standards and suggests that the rental market in this corridor is deeper than the location’s suburban perception might imply — partly driven by NTU academic and corporate staff, partly by the industrial workforce in the Jurong belt, and increasingly by younger professionals priced out of closer-to-town options.

The honest caution is on the commute side. MRT-dependent households will find the 1.38 km gap to Lakeside a genuine daily friction. The JRL expansion from 2027 improves the overall connectivity story for the area but does not materially shorten the last-mile to Lake Life itself. Buyers should run a realistic commute simulation — not a Google Maps estimate — before committing. For car-owning households, families prioritising school proximity and space, or investors optimising for yield rather than capital churn, the trade-off lands comfortably in favour of Lake Life.

The longer-horizon picture is arguably the most compelling angle. Lake Life is one of very few residential developments with a direct, unobstructed frontage to Jurong Lake Gardens and direct exposure to the Jurong Lake District’s second-CBD transformation. As the JLD’s office, retail, and hospitality components materialise over the next decade, the rental and resale demand thesis for properties in this immediate precinct will be tested — and Lake Life’s structural position directly adjacent to the park is a quality that cannot be replicated by future supply.