Lakeholmz
Overview & Key Facts
Lakeholmz occupies a position along Corporation Road in District 22, developed by CPL Boon Lay Pte Ltd and completed in 2005. This 369-unit development sits in the Jurong Lake District — an area that has undergone significant transformation since Lakeholmz was built, evolving from an industrial fringe into what the government envisions as Singapore’s second CBD. The 99-year lease commenced in 2001, leaving approximately 74 years — a comfortable position that gives buyers breathing room before the 60-year financing threshold arrives in about 14 years.
At $1,299 PSF, Lakeholmz sits firmly in value territory for D22. Every modern competitor commands a significant premium: J’Den ($2,475), The Lakegarden Residences ($2,156), Sora ($2,211), and J Gateway ($1,894). This 35–90% PSF gap reflects the development’s age and the excitement premium attached to newer Jurong Lake District launches, but it also creates a genuine value opportunity for buyers who believe in the district’s transformation story without wanting to pay new-launch prices.
The name “Lakeholmz” references its proximity to Jurong Lake, and this lakefront positioning is the development’s strongest lifestyle asset. Lakeside MRT on the East-West Line is just 480 metres away, providing direct connectivity to the CBD and the broader east-west corridor. The combination of lake proximity, MRT access, and a school catchment that includes 8 schools within 1 km makes Lakeholmz a quietly compelling family choice in Singapore’s west.
Location & Connectivity
Lakeside MRT is 480 metres away — a comfortable 6-minute walk on the East-West Line. This provides direct access to Jurong East interchange (1 stop), Raffles Place (approximately 35 minutes), and Changi Airport (50 minutes). Boon Lay MRT and the future Jurong Region Line stations will further enhance the area’s connectivity as the Jurong Lake District buildout continues.
The school catchment is exceptionally dense: West Grove Primary (0.31 km), Shuqun Primary (0.66 km), Boon Lay Garden Primary (0.73 km), Palm View Primary (0.73 km), Corporation Primary (0.81 km), Lakeside Primary (0.84 km), and Boon Lay Secondary (0.90 km) — 7 schools within 1 km. For families with primary school-age children, this density of options is unusual and provides genuine school choice flexibility.
Jurong Lake Gardens — the lakefront park that replaced the former Jurong Lake Park and Japanese/Chinese Gardens — offers 90 hectares of recreational space with playgrounds, nature trails, and the award-winning Lakeside Garden. This is a national-scale park comparable to Bishan-Ang Mo Kio Park, and Lakeholmz’s proximity gives residents direct access to one of Singapore’s premier green spaces.
Schools & Education
7 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| West Grove Primary School | primary | Within 1 km |
| Shuqun Primary School | primary | Within 1 km |
| Boon Lay Garden Primary School | primary | Within 1 km |
| Palm View Primary School | primary | Within 1 km |
| Corporation Primary School | primary | Within 1 km |
| Assumption English School | secondary | Within 1 km |
| Lakeside Primary School | primary | Within 1 km |
| Boon Lay Secondary School | secondary | Within 1 km |
Facilities
Lakeholmz provides a solid facilities roster for its 369-unit size: a swimming pool, wading pool, gymnasium, tennis court, BBQ pits, children’s playground, function room, and landscaped gardens. The compound is well-maintained with mature planting that has established over two decades. The layout takes advantage of the site’s proximity to Jurong Lake, with some blocks positioned to capture lake and garden views.
“Lakeholmz is our quiet retreat in the west. The facilities are older but well-maintained — the pool is clean, the tennis court is always free, and the grounds are mature and green. We prefer this over the newer mega-condos where everything is packed together and the pool is always crowded.”
— Resident review via PropertyGuru
The gym equipment shows its age and the common areas reflect 2005 design sensibilities, but the overall maintenance standard is good. The proximity to Jurong Lake Gardens effectively extends the facilities roster — residents have a 90-hectare park for jogging, cycling, kayaking, and nature walks at their doorstep. This external amenity offsets the internal facilities’ vintage and is a benefit that no amount of condo upgrading can replicate.
Unit Sizes & Layout
Lakeholmz offers a range from 2-bedroom to 4-bedroom units, with sizes reflecting the mid-2000s design approach that still allocated generous floor areas. The median transaction price of $1,550,000 suggests the bulk of activity centres on 3-bedroom units in the 1,100–1,300 sqft range. These are proper family-sized apartments with dedicated dining areas, usable bedrooms, and functional kitchen spaces.
The most desirable units face Jurong Lake, offering water and garden views that are structurally protected by the national park designation. These lake-facing stacks command premiums on both sale and rental markets. Units facing Corporation Road or the adjacent residential blocks are more affordable but offer standard suburban views. The 2005-era finishings are functional but may warrant kitchen and bathroom updates for units that haven’t been renovated.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 36 | $1,166 | $1,414,414 |
| 4 BR | 18 | $1,129 | $1,723,705 |
| 5 BR | 5 | $1,002 | $2,146,178 |
Pricing & Market Position
Based on 59 recorded transactions, sale prices range from $940,000 to $2,650,000, averaging $1,570,788 (~$1,310 psf).
Rents range from $2,300 to $8,000 per month across 190 rental transactions. Current rental yield sits at approximately 3.2%.
Price Appreciation
From 2021 to 2026, the average PSF has appreciated by 45.4% (from $916 to $1,332 psf).
Neighbourhood Comparison
J’Den ($2,475 PSF, 368 units, 99yr from 2023) is the newest Jurong Lake District competitor, offering integrated retail and modern facilities at a 90% PSF premium over Lakeholmz. The premium buys a fresh lease, new finishings, and integrated convenience, but the quantum gap translates to $400,000–600,000 more for a comparable unit. The Lakegarden Residences ($2,156 PSF) offers lake views from a new development at a 66% premium.
Within the older D22 segment, Westwood Residences ($1,256 PSF, 480 units, 99yr from 2014) is the closest price comparison but sits further from the lake and MRT. J Gateway ($1,894 PSF, 738 units) trades at a 46% premium with direct Jurong East MRT access but a similar 2012 vintage. Lakeholmz’s combination of lake proximity, Lakeside MRT access (480m), and sub-$1,300 PSF creates a distinct value position that no competitor at any price point can replicate exactly.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| LAKEHOLMZ | 99 yrs lease commencing from 2001 | 2005 | 369 | $1,310 |
| 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 |
Lease Decay Analysis
The 99-year lease runs from 2001, meaning approximately 25 years have already been consumed. Roughly 74 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~74 years | Full bank financing available |
| 2031 | ~69 years | CPF usage still unrestricted for most buyers |
| 2040 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2060 | ~39 years | Significant financing restrictions for next buyer |
| 2100 | Expiry | Lease reverts to state |
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 ~64 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates LAKEHOLMZ across multiple dimensions.
What Residents Say
“Bought here in 2010 and the area has transformed beyond recognition. Jurong Lake Gardens is incredible — better than any condo pool. Lakeside MRT makes commuting easy. With all the new launches around us, our property value has finally started to move up.”
— Owner via 99.co
“Three primary schools within walking distance — we had real choice for our kids. The condo is well-maintained and the community is family-friendly. It’s not glamorous but it’s practical and comfortable.”
— Family owner via PropertyGuru
“Renting here and the value is great for the space. Lake views from our unit, MRT is a short walk, and the area is improving every year. The condo itself is aging but the location more than makes up for it.”
— Tenant review via EdgeProp
Long-term residents consistently express satisfaction with the area’s transformation and the impact on property values. The Jurong Lake Gardens upgrade is frequently cited as the most positive development. Family residents praise the school density and safe compound. Tenants appreciate the value for space and improving neighbourhood. The universal wish-list item is modernised facilities — the internal amenities have not kept pace with the external environment’s improvement.
Strengths & Weaknesses
- Lakeside MRT (EWL) just 480m away — 6-minute walk, direct to CBD
- Adjacent to 90-hectare Jurong Lake Gardens — national park at doorstep
- Exceptional school density — 7 schools within 1 km, including 5 primary schools
- Value entry at $1,299 PSF — 40–90% below D22 new launches
- Jurong Lake District transformation as long-term structural catalyst
- 74 years lease remaining — most comfortable lease position in this batch
- Lake-facing units enjoy permanently protected water and garden views
- Tennis court available — increasingly rare in newer developments
- Well-maintained 369-unit estate with mature landscaping
- 3.17% gross yield with improving rental demand as district develops
- Development is 20+ years old — facilities and finishings show age
- No resort-grade amenities — basic gym, no sky terrace or infinity pool
- Jurong Lake District buildout is a 20+ year timeline — benefits are gradual
- PSF has plateaued recently at $1,299 — near-term growth may be limited
- Corporation Road faces some traffic noise during peak hours
- Kitchen and bathroom updates needed in unrenovated units ($30K–$50K)
- West side stigma among some buyers who prefer east or central locations
- Profitability 71/100 — respectable but not exceptional
- Competition from heavily marketed new launches may overshadow resale appeal
Verdict
Lakeholmz is a value play on the Jurong Lake District transformation. At $1,299 PSF, buyers access the same locational tailwinds that J’Den ($2,475 PSF) and The Lakegarden Residences ($2,156 PSF) are priced to capture, but at 40–47% less per square foot. The trade-off is a 20-year-old development that lacks modern finishings and resort-grade amenities. The question is whether the Jurong Lake District narrative justifies the new-launch premiums, or whether Lakeholmz’s existing MRT access, lake proximity, and school catchment already deliver the core benefits at a fraction of the cost.
The 74-year remaining lease is the most comfortable in this batch, with the 60-year financing threshold 14 years away. This gives buyers a genuine medium-term runway for both own-stay and investment. The 3.17% gross yield is moderate, and the PSF appreciation from $916 to $1,299 over the development’s life represents solid long-term returns. The walkability score of 58/100 is respectable, reflecting decent amenity access around Lakeside MRT.
Lakeholmz works for families who want west-side living with lake access, MRT convenience, and outstanding school choice at an accessible quantum. It works for investors who believe in the Jurong Lake District thesis but want to buy the narrative at a discount. It does not work for buyers seeking modern finishings, resort facilities, or the social cachet of a new-launch address. For those who can see past the vintage, Lakeholmz offers genuine value in a rapidly transforming district.