The Lakegarden Residences
The Lakegarden Residences launched in 2023 as Wing Tai's marquee bet on the Jurong Lake District (JLD) master-plan thesis — a thesis that has been quietly reshaping District 22's pricing narrative since URA released the 2019 Master Plan refresh designating JLD as Singapore's second-largest CBD-equivalent commercial node. The 306-unit count is deliberately boutique by 2023-vintage standards, sitting well below mass-market peers such as J'Den (368 units launched in the same cycle) and an order of magnitude below older mega-developments like Lakeville.
The site fronts Yuan Ching Road, with Lakeside MRT on the East-West Line a short walk south and Jurong East MRT — the future quadruple interchange of EWL, NSL, the Cross Island Line, and the Jurong Region Line — roughly three minutes by train or a longer walk to the north. Chinese Garden, the Jurong Lake park network, Jem, Westgate, and IMM anchor the lifestyle backdrop, while the JLD commercial precinct is the long-duration catalyst.
For buyers running the numbers, the practical question is whether Wing Tai's brand premium plus JLD optionality is enough to justify pricing that has tracked above the District 22 resale benchmark since launch, given the 306-unit boutique facility load and the long JLD execution timeline. This review walks through tenure economics, the comparable-project triangle (J'Den, Lake Grande, Lakeville), the lakefront rental thesis, and the JLD-construction-cycle risk profile, before landing on a six-dimension scorecard.
Snapshot as of 2026-05 — figures above reflect publicly available URA/HDB data at the time of this editorial review (as of 2026-05).
The Lakegarden Residences launched in 2023 at a median north of S$2,000 psf, which at the time priced it firmly above same-vintage District 22 resale comparables — a positioning Wing Tai has defended through finish quality, boutique scale, and the lakefront aspect. Lake Grande (TOP 2019) and Lakeville (TOP 2017), both MCL-developed and sitting within walking distance, traded materially below the new-launch benchmark, reflecting the standard fresh-lease and amenity-vintage premium.
Relative to J'Den (CapitaLand, launched 2023, integrated with the former JCube site), The Lakegarden trades at a different proposition: J'Den is the integrated-development play with direct mall connectivity at Jurong East, while The Lakegarden is the lakefront low-density play closer to Lakeside MRT. Buyers should not treat them as direct substitutes — the use cases diverge. Pressure-test the affordability math using the affordability calculator and the mortgage calculator with current MAS TDSR rules.
The OCR pricing context matters here: per URA quarterly price index data, OCR non-landed prices have compounded at a steady mid-single-digit pace since 2020, with District 22 specifically benefiting from JLD-related sentiment lifts during master-plan milestone announcements. The price heatmap remains the cleanest visualisation of how the lakefront micro-market prices relative to inland District 22.
Overview & Key Facts
The LakeGarden Residences is a 306-unit new-launch condominium at 80 Yuan Ching Road, developed by Winville Investment Pte Ltd — a subsidiary of Wing Tai Holdings, one of Singapore’s most respected developers with a portfolio spanning The Crest, Le Nouvel Ardmore, and Helios Residences. Comprising two 19-storey towers on a 134,000 sq ft site, the development is designed around a singular selling proposition: unobstructed waterfront views of Jurong Lake and the 90-hectare Jurong Lake Gardens, encompassing the Chinese Garden, Japanese Garden, and Lakeside Garden. Approximately 75% of units face the lake — a ratio that gives most buyers access to the view premium without paying penthouse prices.
Wing Tai has positioned this as its first sustainable residential development, earning the BCA Green Mark Platinum (Super Low Energy) certification — the highest sustainability tier available. The development features a 50 m lap pool, glamping pavilions, sky decks, and a 1:1 parking ratio across a two-level basement car park. With an expected TOP of August 2027, buyers are purchasing into a vision rather than a finished product, and that vision is inseparable from the Jurong Lake District (JLD) — Singapore’s planned second CBD that promises to transform the western corridor into a major commercial and lifestyle hub.
At a current average of $2,185 psf, The LakeGarden Residences is priced at a premium to the District 22 market — a bet on transformation-driven appreciation. The JLD masterplan is ambitious, but the 2024 rejection of the sole bid for the 6.5-hectare White Site signals that the transformation timeline remains uncertain. Buyers must decide whether they are comfortable paying today’s premium for tomorrow’s promise.
Location & Connectivity
The LakeGarden Residences sits on Yuan Ching Road in District 22, directly across from the 90-hectare Jurong Lake Gardens — Singapore’s third national garden after the Botanic Gardens and Gardens by the Bay. The Chinese and Japanese Gardens, currently undergoing extensive rejuvenation, are visible from most upper-floor units, and the lakeside promenade is accessible on foot. For nature lovers, this is one of the most compelling residential settings in western Singapore.
MRT connectivity, however, is the development’s most significant weakness. Lakeside MRT (East-West Line) is 1.00 km away, and Chinese Garden MRT sits at 1.02 km — both beyond comfortable daily walking distance, particularly in Singapore’s tropical heat. The practical reality is that most residents will rely on a short bus ride or drive to reach either station. From Lakeside MRT, Jurong East interchange is two stops away, connecting to the North-South Line and the future Jurong Region Line.
Daily amenities require some effort to reach. Taman Jurong Food Centre and the surrounding HDB estate provide affordable hawker options, and Jurong Point, JEM, Westgate, and IMM are accessible via a few bus stops or a short drive. For families, Concord Primary School is just 230 m away, Jurong Secondary 300 m, and Lakeside Primary 320 m — a strong school cluster within easy walking distance. The walkability score of 48/100 reflects the suburban, car-dependent character of the immediate vicinity, though the Jurong Lake Gardens promenade adds significant recreational walkability.
Schools & Education
4 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Concord Primary School | primary | Within 1 km |
| Jurong Secondary School | secondary | Within 1 km |
| Lakeside Primary School | primary | Within 1 km |
| Corporation Primary School | primary | Within 1 km |
| Canadian International School (Lakeside) | international | Within 1 km |
| Yuan Ching Secondary School | secondary | Within 1 km |
| Jurong Primary School | primary | Within 1 km |
| Yuhua Primary School | primary | ~1.0 km |
Facilities
Wing Tai has curated a resort-inspired amenity suite that plays to the lakefront setting. The 50 m lap pool is the centrepiece, complemented by a children’s pool, wellness spa, and poolside sun loungers oriented toward the lake views. A fully equipped fitness gym, tennis court, and glamping pavilions with BBQ facilities cater to active lifestyles and weekend entertaining. The sky decks and sky terraces on the rooftop offer panoramic views of Jurong Lake Gardens and the city skyline beyond — likely to be a signature amenity once residents move in. The two-level basement car park provides a 1:1 parking ratio, a practical advantage in a suburban location where car ownership is near-universal.
“We visited the showflat and the quality of the finishes genuinely impressed us — Wing Tai’s attention to detail is evident. The glamping pavilions are a unique touch we haven’t seen in other new launches, and the rooftop sky deck with lake views will be spectacular. Our main concern is whether the 306-unit size can sustain all these facilities without high maintenance fees.”
— Prospective buyer, visited showflat in 2024
With only 306 units, the facilities-to-resident ratio is generous, which should mean less congestion at the pool and gym compared to mega-developments. The BCA Green Mark Platinum (Super Low Energy) certification also suggests lower long-term energy costs for common areas. The 24-hour security and dedicated concierge services add a hospitality layer that aligns with the development’s premium positioning. The key unknown — as with any pre-TOP development — is how well these facilities will age and whether maintenance standards will match the showflat promise.
Unit Sizes & Layout
The LakeGarden Residences offers a wide spectrum of configurations, from compact one-bedroom apartments to expansive five-bedroom-plus-study homes and four duplex penthouses. The layouts are squarish and regular, maximising usable floor area with high ceilings and large windows designed to flood interiors with natural light. Approximately 75% of units face Jurong Lake Gardens, and Wing Tai has been transparent that lake-view stacks command a premium over amenity-facing units — a differential that buyers should weigh carefully depending on whether they prioritise personal enjoyment or rental yield.
The development targets a broad demographic: one-bedroom units suit investors and young professionals, two- and three-bedroom layouts cater to couples and young families, while the four- and five-bedroom configurations are designed for multi-generational living. Finishes include designer fixtures, premium kitchen appliances, and high-quality bathroom fittings consistent with Wing Tai’s reputation. As a pre-TOP development with completion expected in August 2027, buyers are purchasing based on showflat experience and floor plans rather than completed units — a leap of faith that Wing Tai’s track record helps to justify.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 0 BR | 2 | $2,170 | $1,051,050 |
| 1 BR | 76 | $2,167 | $1,338,149 |
| 2 BR | 77 | $2,143 | $1,704,873 |
| 3 BR | 110 | $2,161 | $2,489,961 |
| 4 BR | 34 | $2,176 | $3,163,739 |
| 5 BR | 2 | $2,045 | $4,380,000 |
Pricing & Market Position
Based on 301 recorded transactions, sale prices range from $1,040,600 to $4,380,000, averaging $2,077,407 (~$2,193 psf).
Price Appreciation
From 2023 to 2026, the average PSF has appreciated by 6.5% (from $2,111 to $2,248 psf).
Neighbourhood Comparison
In the Jurong–Lakeside corridor, The LakeGarden Residences ($2,185 psf) occupies the mid-premium tier. J’Den ($2,475 psf) at Jurong East Central commands a 13% premium with direct MRT connectivity and proximity to the JEM–Westgate retail cluster, making it the convenience-first choice. Sora ($2,211 psf) at Jurong Lake District offers similar new-launch pricing but a different site orientation. J Gateway ($1,891 psf), a 2016 completion near Jurong East MRT, provides a lower entry price with proven rental demand but older facilities and a shorter remaining lease.
The LakeGarden Residences’ unique advantage is the unobstructed 90-hectare lakefront panorama — no competitor can replicate this view. Against J’Den, it trades MRT proximity for nature immersion; against J Gateway, it offers fresh lease and modern sustainability credentials at a moderate premium. The decision ultimately hinges on whether buyers value lakefront lifestyle and long-term transformation potential over immediate transit convenience and established infrastructure.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| THE LAKEGARDEN RESIDENCES | 99 yrs lease commencing from 2023 | 2023 | 306 | $2,193 |
| J'DEN | 99 yrs lease commencing from 2023 | 2023 | 368 | $2,475 |
| 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 |
| LAKEVILLE | 99 yrs lease commencing from 2013 | 2018 | 696 | $1,633 |
Lease Decay Analysis
The 99-year lease runs from 2023, meaning approximately 3 years have already been consumed. Roughly 96 years remain — still comfortably within the range where most banks will offer full financing without restrictions.
| Year | Lease remaining | Implication |
|---|---|---|
| 2026 (now) | ~96 years | Full bank financing available |
| 2053 | ~69 years | CPF usage still unrestricted for most buyers |
| 2062 | ~59 years | Approaching 60-year threshold — CPF limits begin for some |
| 2082 | ~39 years | Significant financing restrictions for next buyer |
| 2122 | 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 ~86 years remaining, which is still very bankable. The risk profile changes for longer holds.
ShiokNest Scores
Our proprietary scoring system evaluates THE LAKEGARDEN RESIDENCES across multiple dimensions.
What Residents Say
“We bought here for the lake views and the green setting — there is nothing else like it in western Singapore. Our unit faces Jurong Lake Gardens directly, and the thought of waking up to water and greenery every morning sealed the deal. Yes, the MRT is a bit far, but we have two cars and the AYE gets us to the CBD in 25 minutes. For us, lifestyle trumped commute time.”
— Buyer, three-bedroom lake-view unit, purchased 2023
“Wing Tai’s showflat was the best we visited during our new-launch tour. The finishes, the layout efficiency, the sustainability credentials — it all felt a cut above. Our concern is the JLD timeline. The government rejected the White Site bid, and without that anchor development, the second-CBD vision feels like it could take 15 years rather than 5. We’re comfortable with that because we plan to stay long-term, but pure investors should be realistic about the wait.”
— Buyer couple, four-bedroom unit, purchased 2024
“I looked at Sora and J’Den as well, but The LakeGarden Residences won on the view. No other condo in Jurong gives you a 90-hectare garden at your feet. The trade-off is the MRT walk — it’s genuinely a kilometre, and in Singapore’s heat, that means a bus or car for most trips. If you work from home or drive, it’s not an issue. If you rely on the train daily, think carefully.”
— Buyer, two-bedroom unit, purchased 2024
Three risks dominate the downside scenarios for The Lakegarden Residences owners.
1. Boutique facility load on 306 units. A 306-unit count is deliberately boutique, which delivers a quieter resident experience but spreads facility maintenance costs across a thinner base. Monthly maintenance per square foot will run higher than at Lake Grande or Lakeville, and buyers should factor this into long-run cash-flow modelling using the cash flow calculator.
2. JLD construction-cycle timeline risk. The Jurong Lake District master plan is a multi-decade undertaking. Commercial precinct delivery has historically slipped relative to URA's indicative timelines, and the rental thesis depends on tenant ramp materialising on schedule. Buyers should not underwrite peak JLD rental uplift in the near-term hold horizon.
3. OCR yield ceiling and District 22 supply pipeline. OCR rental ceilings have historically capped at the 3.5–3.8% gross range without meaningful expansion. District 22 is also actively absorbing J'Den and other recent launches concurrently — check District 22 transaction density on the price heatmap for current absorption. Buyers underwriting 4%+ gross yields should revisit using the rental yield calculator.
Lease-decay risk is genuinely muted given the 2023 fresh tenure — the project will not approach the SSD-relevant 60-year mark until the late 2050s, but buyers planning a 20-year hold should still factor it into exit pricing using the lease decay calculator.
The Lakegarden Residences is a structurally interesting OCR boutique development with a credible Wing Tai pedigree, a fresh ~96-year lease, and a real medium-to-long-duration catalyst in the Jurong Lake District master plan. The pricing premium versus Lake Grande and Lakeville is fresh-lease and brand-driven; the differentiation versus J'Den is the lakefront aspect and boutique density rather than transit centrality.
For owner-occupiers prioritising lakefront living, proximity to Chinese Garden and Jurong Lake park, a quieter low-density facility profile, and a defensible developer brand, The Lakegarden screens well. The Lakeside MRT location is acceptable rather than premium — Jurong East's quadruple-interchange centrality belongs to J'Den, not here. For investors, the OCR yield ceiling, the high new-launch entry pricing, and the patience required for JLD tenant ramp are the binding constraints — 2.8–3.4% gross is the realistic near-term range, with material upside contingent on JLD execution.
Our six-dimension scoring framework treats The Lakegarden as a stronger-than-average OCR boutique project, with the developer-pedigree, lease-runway, and master-plan-catalyst scores carrying the bull case and the boutique facility load, JLD timeline risk, and entry-pricing scores tempering enthusiasm. Compare your District 22 shortlist directly using the comparison tool before committing.
Editorial review based on public URA/HDB data as of 2026-05. Not financial advice. Verify with MAS-licensed advisor.
The most instructive comparison set for The Lakegarden Residences is the triangle of J'Den, Lake Grande, and Lakeville — all District 22, all 99-year leasehold, but spanning three different vintages that bracket the JLD-thesis evolution.
- vs J'Den (CapitaLand, 368 units, 2023-vintage): Closest peer by launch vintage. J'Den is the integrated mall-residential play at Jurong East MRT directly; The Lakegarden is the lakefront low-density play at Lakeside MRT. J'Den wins on transit centrality and integrated retail; The Lakegarden wins on lakefront aspect, boutique density, and proximity to Chinese Garden. Both ride the same JLD catalyst with different micro-positioning.
- vs Lake Grande (MCL Land, 710 units, TOP 2019): Larger and slightly older, with a much deeper resale liquidity pool at meaningfully lower PSF. Lake Grande is the value benchmark District 22 buyers reference when stress-testing the new-launch premium. The lease-runway differential is roughly six years — not trivial over a 20-year hold.
- vs Lakeville (MCL Land, 696 units, TOP 2017): Older still, even thicker resale volumes, and the most established rental track record in the immediate sub-market. Lakeville provides the cleanest yield benchmarks for the Lakeside MRT catchment, with the caveat that finish vintage and lease decay have begun to matter.
Run a side-by-side using the comparison tool to stress-test PSF, yield, and lease-decay assumptions against your target hold period and stack preference.
- District: 22 (Jurong East / Jurong Lake), OCR
- Tenure: 99 years from 2023 (~96 years remaining as of 2026)
- Units: 306 across the Yuan Ching Road site
- TOP: 2023 land tender, target completion follows standard 4–5 year build cycle
- Developer: Winville Investment, a wholly-owned subsidiary of Wing Tai Holdings
- Tender context: 2023 land acquisition; Wing Tai's first major JLD-adjacent residential commitment
- Unit mix: 1-bedroom to 4-bedroom configurations with lakefront-facing premium stacks
- Nearest MRT: Lakeside (EWL) walking distance; Jurong East (EWL + NSL + future CRL + future JRL quadruple interchange) one stop east
- Key amenities: Jem, Westgate, IMM malls ~1km north; Chinese Garden and Jurong Lake park immediately adjacent
- Master-plan catalyst: Jurong Lake District designated as Singapore's second-largest commercial node per URA Master Plan 2019
- Source: URA Realis transaction archive for transacted pricing
The rental thesis for The Lakegarden Residences rests on three legs: the Jurong Lake District commercial-tenant ramp as JTC and URA bring on additional white-site development, the established Jurong East retail/office cluster (Jem, Westgate, IMM, Ng Teng Fong General Hospital), and the lakefront/lifestyle premium that historically commands a modest rental uplift versus inland District 22 stock.
Gross yields on 2- and 3-bedroom stacks in the Lakeside sub-market have tracked in the 2.8–3.4% range based on observed Lake Grande and Lakeville contracts versus median resale PSF — respectable for OCR but compressed by the high new-launch entry pricing for The Lakegarden specifically. The rental yield calculator can model your specific stack and floor, and the cash flow calculator handles the post-financing math after TDSR-compliant servicing.
The JLD catalyst is the key upside variable: as commercial tenants ramp into the precinct over the coming decade, the rental thesis strengthens materially. MOM expat pass data remains the structural backdrop for any rental thesis tied to commercial-precinct development. Lakefront-facing stacks have historically commanded a small but consistent premium in the Lakeville/Lake Grande rental data — expect that pattern to extend to The Lakegarden once leasing volumes mature.