Existing executive condominium
Lake Life
Tao Ching Road · Jurong West · District 22
: 99-year lease from 2013, about 86 years left · Completed 2016 (EdgeProp) · 546 homes
- Recent sales, median
- S$1,490
- 23 sales in 12 months
- Sales in 12 months
- 23
PropGPT has not researched this condo the way it researches new launches: the figures here come from URA's sale and rental records, public map data and, for asking prices, EdgeProp. Visit, check the unit and the building, and ask for the management corporation's accounts before you offer.
Is it worth buying?
PropGPT financial score
58out of 100
Fair case on the numbers
Confidence: medium, some figures missing (56% of the weight known)
Adds up the measurable lines below: price against comparable homes, rental yield, the lease, how nearby prices moved, MRT distance and competing supply. 65 or more is a strong case on the numbers, 45 to 64 fair, under 45 weak. It leaves out what only you can judge (layout, school, the view) and is not a valuation or advice.
What makes up the scoreHide what makes up the score
| Part | Mark | Why |
|---|---|---|
| Price vs similar homes nearbynot countedNot known yet. | Not known | Not known yet. |
| Rental yield vs typical30% of the scoreRent of about 3.5% of the price a year; typical is 3.2%. | 76 | Rent of about 3.5% of the price a year; typical is 3.2%. |
| Price vs other condos in the townnot countedNot known yet. | Not known | Not known yet. |
| Value lost to the lease in the next 10 years20% of the scoreAbout 86 years left: the lease takes about 4.6% off its value in the next 10 years. | 54 | About 86 years left: the lease takes about 4.6% off its value in the next 10 years. |
| Nearby homes that beat the marketnot countedNot known yet. | Not known | Not known yet. |
| This condo's own prices vs the market20% of the scoreIts prices moved +28%; the whole market moved +21%. | 72 | Its prices moved +28%; the whole market moved +21%. |
| Distance to the MRT20% of the score1,410 m to the nearest station. | 0 | 1,410 m to the nearest station. |
| Competing homes finishing nearby10% of the scoreNo competing homes finishing nearby around the same time. | 100 | No competing homes finishing nearby around the same time. |
What a property agent would weigh up, from public data. Each line gives a plain answer and what it means for you. Open “Show the calculation” on any line for the exact figures.
PropGPT compares private condos and apartments only (ECs with ECs). HDB flats and landed homes are never in these comparisons, and every price is a real sale recorded by URA, not an asking price.
In your favour 3Neutral 1Watch out 1Not known yet 3
Am I paying a fair price?
Price vs similar resale homes nearby · Not known yet
Not known yet
Fewer than 10 similar resale ECs sold within 1.5 km in the last 12 months, or no price is known yet.
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What it compares
This condo's median price per sq ft (its own 23 resales in the last 12 months) against resale ECs and apartments within 1.5 km, sold in the last 12 months, any size. Each resale price is scaled to this condo's lease. Not included: HDB flats, landed homes, homes resold before completion (sub-sales), and this condo itself.Price vs other existing condos in Jurong West · Not known yet
Not known yet
Fewer than 5 others to compare with.
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What it compares
This condo's median price per sq ft (its own 23 resales in the last 12 months) against other existing ECs in the same town (URA planning area) with resales in the same period, each scaled to this condo's lease.
Can it earn or hold its value?
Rental yield · In your favour
About 3.5% of the price a year in rent, before costs
More than the typical 3.2% for existing condos, so rent would cover more of your costs if you let it out.
- This condo
- 3.5%
- Typical for existing condos
- 3.2%
Based on 42 rental contracts, Q1 2026 to Q3 2026
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What it compares
Rents of ECs and apartments of similar size within 1.5 km (URA rental contracts, last 4 quarters), per sq ft, × 12, against this condo's price per sq ft.The figures
- Nearby rent: S$4.40 per sq ft a month, median of 42 contracts (URA, Q1 2026 to Q3 2026)
- Yield = S$4.40 × 12 ÷ S$1,490 psf = 3.5%. In your favour when 0.3 percentage points or more above the typical yield; watch out when 0.3 or more below.
How fair is this comparison?
Fair. Rents of similar homes nearby, not of this condo.What this check cannot see
- Gross yield: property tax, maintenance fees, agent fees and empty months usually take 1 to 2 percentage points off.
- URA records rented sizes as ranges (for example 900–1,000 sq ft); PropGPT uses the middle.
- Building age is not adjusted: a 25-year-old condo and a 3-year-old one count the same, so part of any gap is simply new against old.
Lease · Neutral
99-year leasehold, about 86 years left
Worth about 93% of a freehold home now and about 89% in 10 years (SLA leasehold table).
Based on URA's title record
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What it compares
Years left on the lease, from URA's lease start year.The figures
- Lease value now: 93% of freehold; in 10 years: 89%.
- SLA leasehold table (Bala's Table).
How fair is this comparison?
Very fair. A fact about this home.What this check cannot see
- Bala's Table describes land value; what buyers pay for old leases does not follow it exactly.
How nearby homes' prices moved · Not known yet
Not known yet
Fewer than 3 nearby projects have enough sales two or more years apart to compare.
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What it compares
For each project within 1.5 km with enough sales: the median price of its first 12 months of sales in PropGPT's data against its resales in the last 12 months, at least 2 years apart, compared with URA's private non-landed price index over the same quarters.How this condo's prices moved · In your favour
Prices moved +28% from 2022-Q2 to 2026-Q2; the whole market moved +21%
It has done better than the private market; owners here have gained more than most.
Based on 81 early and 23 recent sales
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What it compares
This condo's median resale price per sq ft in its first 12 months in PropGPT's data (from October 2021) against its last 12 months, compared with URA's private non-landed price index over the same quarters.The figures
- +28% against the market's +21%.
- In your favour when 5 percentage points or more ahead of the market; watch out when 5 or more behind.
How fair is this comparison?
Fair. The same condo at two times, but not the same units: the mix of sizes and floors sold differs.What this check cannot see
- A short period: from late 2021 at the earliest.
- As the lease runs down, a leasehold condo is expected to lag freehold homes in the index.
- Past price moves do not predict future ones.
MRT · Watch out
1,410 m to Lakeside MRT Station
Over 1 km from a station; fewer buyers and tenants will consider it.
Based on LTA station exits and URA Master Plan 2019, worked out 4 Nov 2026
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What it compares
Straight-line distance from the project's map point to the nearest MRT or LRT exit in service (LTA), and to the nearest planned station (URA Master Plan 2019).The figures
- Nearest planned station: Enterprise (planned), 1,743 m
- In your favour within 500 m of a station in service or planned; watch out over 1 km from both.
How fair is this comparison?
Very fair. A fact about this location.What this check cannot see
- Straight-line distance: walking routes are longer, often by a third.
- Planned stations can be years away and dates change.
What could go wrong?
Competing homes finishing nearby · In your favour
No other unfinished projects within 1.5 km due around the same time
No competition from other new homes when you want to rent out or sell.
Based on URA's list of projects not yet completed, worked out 4 Nov 2026
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What it compares
Homes in other private projects within 1.5 km that URA lists as not yet completed, due in the next few years.The figures
- URA pipeline of private homes not yet completed.
- In your favour when there are none; watch out at 1,000 homes or more.
How fair is this comparison?
Fair. Counts homes, not who will sell or rent them.What this check cannot see
- Completion years in URA's pipeline often shift by a year or more.
- Land sold but not yet in URA's pipeline is not counted.
- 1.5 km in a straight line can reach across an expressway, river or park into a different market.
Cost to buy, hold and sell · Fact
S$31,160 in stamp duty for the estimated price
Profit only starts after these costs are covered.
Based on today's IRAS stamp duty rates
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What it compares
Stamp duties under the current IRAS rates for the price shown.The figures
- Stamp duty on S$1.16M: S$31,160 (assumes a Singapore citizen buying a first home)
- Selling within 4 years of buying costs seller's stamp duty of 16% falling to 4%; buying now, that ends around Nov 2030.
- A completed home: the full loan starts at once, and a buyer's agent fee (often 1%) is usual if you use one.
How fair is this comparison?
Very fair. Worked out for this price.What this check cannot see
- Assumes a Singapore citizen buying a first home until you add your details.
Good to know (not judged)
Sales in the last 12 months · Fact
23 resales
More sales mean a clearer price and an easier sale later. Few sales make every figure here less certain.
Based on URA sales, Nov 2025 to Nov 2026
Completed · Fact
2016
Older buildings need more upkeep; very old ones may be en bloc candidates.
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The figures
- From EdgeProp, checked 2026-11-01.
PropGPT calculations from URA and data.gov.sg, updated 3 Nov 2026. PropGPT is not a licensed estate agency and does not act for buyers or sellers. These figures are not a valuation, a forecast or financial advice, and past results nearby do not predict future returns. How each line is worked out
What it costs
Estimates from what homes here actually sold for. URA records each home's size, not its bedrooms, so the bedroom count is a guess from floor area.
| Size (bedrooms, a guess) | Typical size | Median price | Range | Sales |
|---|---|---|---|---|
| 2-bedroom 650–999 sq ft | 743 sq ft | S$1.16M | S$1.15M to S$1.18M | 2 in 24 months |
| 3-bedroom 1,000–1,399 sq ft | 1,119 sq ft | S$1.67M | S$1.47M to S$1.92M | 20 in 12 months |
| 4-bedroom 1,400–1,899 sq ft | 1,615 sq ft | S$1.92M | S$1.73M to S$2.12M | 2 in 12 months |
Asking prices now
- 3-bedroomS$1.62M S$1,489 psf
- 3-bedroomS$1.63M S$1,500 psf
- 3-bedroomS$1.64M S$1,507 psf
- 3-bedroomS$1.65M S$1,518 psf
- 3-bedroomS$2.22M S$1,297 psf
- 4-bedroomS$1.80M S$1,505 psf
- 4-bedroomS$1.87M S$1,563 psf
- 4-bedroomS$2.00M S$1,601 psf
- 4-bedroomS$2.22M S$1,297 psf
A sample of listings on EdgeProp, checked 2026-11-01. Asking prices are what sellers hope for; homes usually sell for less. Listings may have sold since.
See current listings on EdgeProp, 99.co or PropertyGuru.
Stamp duty on S$1,164,000: S$31,160 (assumes a Singapore citizen buying a first home). A completed home: the full loan starts at once.
Recent sales
Every resale and sub-sale recorded by URA, newest first. URA gives floors as a range of five.
| Month | Size | Floor | Price | PSF |
|---|---|---|---|---|
| Oct 2026 | 1,023 sq ft | 16-20 | S$1,530,000 | S$1,496 |
| Oct 2026 | 1,119 sq ft | 06-10 | S$1,670,000 | S$1,492 |
| Sept 2026 | 1,249 sq ft | 11-15 | S$1,920,000 | S$1,537 |
| Sept 2026 | 1,087 sq ft | 11-15 | S$1,626,000 | S$1,496 |
| Sept 2026 | 1,507 sq ft | 01-05 | S$1,725,000 | S$1,145 |
| Sept 2026 | 1,119 sq ft | 16-20 | S$1,800,000 | S$1,609 |
| Sept 2026 | 1,249 sq ft | 11-15 | S$1,890,000 | S$1,513 |
| Sept 2026 | 1,033 sq ft | 16-20 | S$1,560,000 | S$1,510 |
| Aug 2026 | 1,722 sq ft | 16-20 | S$2,120,000 | S$1,231 |
| Aug 2026 | 1,076 sq ft | 01-05 | S$1,595,000 | S$1,482 |
| Jul 2026 | 743 sq ft | 11-15 | S$1,148,000 | S$1,545 |
| Jun 2026 | 1,033 sq ft | 11-15 | S$1,550,000 | S$1,500 |
| Apr 2026 | 1,249 sq ft | 11-15 | S$1,852,000 | S$1,483 |
| Apr 2026 | 1,023 sq ft | 11-15 | S$1,470,000 | S$1,437 |
| Apr 2026 | 1,195 sq ft | 06-10 | S$1,725,000 | S$1,444 |
| Apr 2026 | 1,249 sq ft | 16-20 | S$1,860,000 | S$1,489 |
| Mar 2026 | 1,259 sq ft | 11-15 | S$1,850,000 | S$1,469 |
| Mar 2026 | 1,033 sq ft | 11-15 | S$1,530,000 | S$1,481 |
| Feb 2026 | 1,238 sq ft | 06-10 | S$1,850,000 | S$1,494 |
| Feb 2026 | 1,033 sq ft | 06-10 | S$1,470,000 | S$1,423 |
Location
- Nearest mrt station
- Lakeside MRT Station
- 1.4 km · ~18 min walk
- Nearest school
- Jurong Secondary School
- 199 m · ~3 min walk
- Nearest park
- Taman Damai Interim Park
- 330 m · ~5 min walk
- Nearest supermarket
- Ntuc Fairprice Co-Operative Ltd (#01-119/02-119)
- 175 m · ~3 min walk
URA gives one map point per condo. Open data from LTA, NParks, MOE and SFA (data.gov.sg). Map: OpenFreeMap, OpenStreetMap contributors.
What next?
Compare Lake Life with other condos in Find the best buys. Before you make an offer, view the unit and check the price against the recent sales above.