The LakeGarden Residences

, Jurong East, West · 99-year leasehold · Launched

From: S$1.03M
Lowest: S$1,969calculated

Exterior: Two residential towers by Jurong Lake Gardens, artist's impression. Wing Tai: The LakeGarden Residences project page
Exterior: Residential tower overlooking Jurong Lake, artist's impression. Wing Tai: The LakeGarden Residences project page
Facilities: Swimming pool amid greenery, artist's impression. Wing Tai: The LakeGarden Residences project page

Images from the developer, usually artist's impressions. The finished project may differ.

Want to see how this project fits you? Rank the launches by your budget, size, area and MRT distance, then open it from the list.

Ready (): 2027
Nearest MRT or LRT: 1.0 km · ~14 min walkcalculated
so far: 305 of 306 (99.7%)
Recent sales, median: S$2,237 psfcalculated
, median: S$1,560 psfcalculated
: 99-year leasehold
Developer: Winville Investment Pte Ltd
Launched: 5 Aug 2023

Nearest station in service: Lakeside MRT Station. Distances are straight-line; walking routes are longer.

Is it worth buying?

PropGPT financial score

57out of 100

Fair case on the numbers

Confidence: high, most figures known (90% 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 score

Score parts: each part's mark out of 100, its share of the score, and why
Part	Mark	Why
Price vs similar homes nearby21% of the scoreCosts 16% more than similar older homes nearby; usually 17% more.	59	Costs 16% more than similar older homes nearby; usually 17% more.
Rental yield vs typical16% of the scoreRent of about 2.6% of the price a year; typical is 2.4%.	68	Rent of about 2.6% of the price a year; typical is 2.4%.
Price vs other new launches nearbynot countedNot known yet.	Not known	Not known yet.
Price vs launches in the region11% of the score4% below the typical price of launches in the region.	65	4% below the typical price of launches in the region.
Price vs the developer's likely breakeven11% of the scorePriced at 1.28 times the developer's likely cost.	43	Priced at 1.28 times the developer's likely cost.
Value lost to the lease in the next 10 years11% of the scoreAbout 96 years left: the lease takes about 2.5% off its value in the next 10 years.	75	About 96 years left: the lease takes about 2.5% off its value in the next 10 years.
Nearby homes that beat the market11% of the score5 of 11 nearby projects beat the market.	42	5 of 11 nearby projects beat the market.
Distance to the MRT11% of the score1,041 m to the nearest station.	18	1,041 m to the nearest station.
Competing homes finishing nearby5% of the scoreNo competing homes finishing nearby around the same time.	100	No competing homes finishing nearby around the same time.
Developer's track record5% of the scoreNo problems reported, but few completed projects.	50	No problems reported, but few completed projects.

How the score is worked out

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 1Neutral 7Watch out 1Not known yet 1

Am I paying a fair price?

Price vs similar resale homes nearby · Neutral
Costs about 16% more than similar older homes nearby
New launches usually cost about 17% more than the older homes around them (the middle figure of the 64 launches selling now). This one is close to usual.
This launch
S$2,237 psf
Usual for a launch here
S$2,272 psf
Similar homes nearby
S$1,934 psf
Based on 211 resales, Nov 2025 to Nov 2026 · a rough guide only
Show the calculationHide the calculation
What it compares
This project's median price per sq ft (its own new sales in the last 12 months) against resale condos and apartments within 1.5 km, sold Nov 2025 to Nov 2026, 393–2,712 sq ft (this project's sizes, widened 20% each way). Each resale price is scaled to this project's lease, and to its building age (a new building, expected TOP 2027) where the resale's completion year is known. Not included: HDB flats, landed homes, homes resold before completion (sub-sales), and this project itself.
The figures
This project: S$2,237 psf, the median of its own new sales in the last 12 months.
Nearby resale: S$1,934 psf, the median of 211 sales after the lease adjustment.
Lease adjustment, for example: a freehold resale at S$2,000 psf counts as about S$1,920 against a new 99-year lease (96% of freehold); a 99-year resale with 70 years left at S$1,500 psf counts as about S$1,646.
Age adjustment: 190 of 211 nearby sales are also scaled to this project's age (a new building, expected TOP 2027), about 0.9% per year of difference. For example, a resale in a building 10 years older at S$1,500 psf counts as about S$1,648. The other 21 have no known completion year and are not age-adjusted.
Gap: S$2,237 psf ÷ S$1,934 psf − 1 = +16%. Usual gap (the middle of 64 launches selling now): +17%. In your favour when this gap is 5 percentage points or more below the usual gap; watch out when 5 or more above.
How fair is this comparison?
A rough guide only. Older homes against a new launch. Lease and size range are matched, building age is adjusted at an average rate; the premium for a brand-new home, condition, floor and facilities are not. That is why the line compares the gap with the usual gap for launches rather than with zero.
What this check cannot see
Building age is adjusted at one average rate, about 0.9% a year (measured from 10,793 private resales in 1,531 condos, Oct 2025 to Oct 2026). Real prices fall faster in a building's first 15 years and slower after, faster for 99-year leases than freehold, and upkeep differs between buildings.
The lease adjustment uses the SLA leasehold table (Bala's Table), which values land, not the building; on very old leases it may over-adjust.
Floor level, view, facing and unit mix are not adjusted. A project whose recent sales were mostly high floors looks dearer.
1.5 km in a straight line can reach across an expressway, river or park into a different market.
URA gives one map point per project, so large projects are measured from a single spot.
How PropGPT works out every line
Price vs other new launches nearby · Not known yet
Not known yet
Fewer than 10 new-launch sales of similar size in other projects within 1.5 km in the last 12 months.
Show the calculationHide the calculation
What it compares
This project's median price per sq ft against new-launch sales in other projects within 1.5 km over the last 12 months, same size range (393–2,712 sq ft).
How PropGPT works out every line
Price vs launches in this region · Neutral
About 4% below the typical price of other launches selling now in this region
Priced like most of the homes you are likely to compare it with.
This launch
S$2,237 psf
Typical launch in the region
S$2,340 psf
Based on 8 launches · a rough guide only
Show the calculationHide the calculation
What it compares
This project's price per sq ft against the median of other new launches selling now in the same URA region (Central, East, North, North-East or West).
The figures
This project: S$2,237 psf
Median of 8 other launches selling now in this region: S$2,340 psf
In your favour when 10% or more below the typical price; watch out when 10% or more above.
How fair is this comparison?
A rough guide only. Same region or type only: a region mixes places near and far from the city, and each launch's land cost differs.
What this check cannot see
Region medians mix very different locations: Orchard and Toa Payoh are both in the Central region.
Unit sizes are not matched: small units cost more per sq ft, so a project of mostly small units looks dearer.
How PropGPT works out every line
Land cost vs launch price · Neutral
Priced at about 1.28 times the developer's likely cost
A usual margin over what the project likely cost the developer.
This launch
S$2,237 psf
Developer's likely cost
S$1,750 psf
Based on the land price from PropGPT research, 21 Oct 2026
Show the calculationHide the calculation
What it compares
This project's price per sq ft against what the developer likely needs to break even: the land price per sq ft of allowed floor area (psf ppr) × 1.4.
The figures
Land: S$1,250 per sq ft of plot ratio, collective (en bloc) sale in 2022
Likely breakeven: about S$1,750 psf (land × 1.4: land plus construction, financing and fees)
This project: S$2,237 psf; S$2,237 psf ÷ S$1,750 psf = 1.28. In your favour under 1.15; watch out at 1.3 or more.
How fair is this comparison?
Fair. This project's own land and price; only the cost of building is estimated.
What this check cannot see
× 1.4 is a rule of thumb; consultants' estimates for a site differ, and construction costs rose sharply after 2021.
The land price may or may not include a lease top-up or development charge; the research notes say which when known.
Land bought years ago is cheaper in today's money, so older land makes the margin look bigger.
Sources
The Business Times: The LakeGarden Residences sells 71 of project's 306 units at S$2,120 psf average during launch, retrieved 2026-10-21
How PropGPT works out every line

Can it earn or hold its value?

Rental yield · Neutral
About 2.6% of the price a year in rent, before costs
Close to the typical 2.4% for launches selling now.
This launch
2.6%
Typical for launches selling now
2.4%
Based on 1,452 rental contracts, Q1 2026 to Q3 2026
Show the calculationHide the calculation
What it compares
Rents of condos and apartments of similar size within 1.5 km (URA rental contracts, last 4 quarters), per sq ft, × 12, against this project's price per sq ft.
The figures
Nearby rent: S$4.78 per sq ft a month, median of 1,452 contracts (URA, Q1 2026 to Q3 2026)
Yield = S$4.78 × 12 ÷ S$2,237 psf = 2.6%. 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 project, which is not finished yet.
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.
New homes usually rent for more than the older homes nearby, so this may understate.
How PropGPT works out every line
Lease · Neutral
99-year leasehold
A lease loses value slowly at first, then faster: about 96% of a freehold home's value when new, 91% with 80 years left, 80% with 60 years left.
Based on URA's title record
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What it compares
The title's tenure, as recorded by URA.
The figures
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 PropGPT works out every line
How nearby homes' prices moved · Neutral
5 of 11 nearby projects rose faster than the whole market
Homes around here have moved roughly with the market.
Based on 11 nearby projects, sales from Oct 2021 · a rough guide only
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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.
The figures
THE LAKEFRONT RESIDENCES (1,027 m): +29% from 2022-Q1 to 2026-Q2; market +25%
LAKEVILLE (1,040 m): +18% from 2022-Q2 to 2026-Q2; market +21%
LAKEPOINT CONDOMINIUM (1,049 m): −4% from 2022-Q4 to 2026-Q2; market +16%
CASPIAN (1,101 m): +30% from 2022-Q1 to 2026-Q2; market +25%
LAKE GRANDE (1,105 m): +21% from 2022-Q2 to 2026-Q2; market +21%
THE LAKESHORE (1,204 m): +27% from 2022-Q2 to 2026-Q1; market +21%
In your favour when 60% or more of nearby projects beat the market; watch out at 40% or fewer.
How fair is this comparison?
A rough guide only. Each project against itself over time, so like for like within a project; but the projects are not this one.
What this check cannot see
PropGPT's sales data starts in October 2021, so an older project's 'first year' is a resale year, not its launch.
A project's early sales may be small units and later ones large, or the other way round.
Past price moves do not predict future ones.
How PropGPT works out every line
MRT · Watch out
1,041 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: Bukit Batok West (planned), 1,900 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.
How PropGPT works out every line

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 within 2 years of this project's completion (TOP).
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.
How PropGPT works out every line
Developer's track record · Neutral
no problems found in the news
No problems found in the news, but few completed projects to judge by.
Show the calculationHide the calculation
What it compares
Housing projects the developer has completed in Singapore, and delays, defects or disputes reported in established news in the last 10 years (PropGPT research).
How fair is this comparison?
Fair. The developer's other projects, not this one.
What this check cannot see
Only problems reported in the news are found; many defects are settled quietly.
Joint ventures: a problem of one partner is listed even when the other partner led the project.
How PropGPT works out every line
Cost to buy, hold and sell · Fact
S$25,800 in stamp duty for the cheapest unit
Profit only starts after these costs are covered.
Based on today's IRAS stamp duty rates
Show the calculationHide the calculation
What it compares
Stamp duties under the current IRAS rates for the price shown.
The figures
Stamp duty on S$1.03M: S$25,800 (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.
Interest is paid only on the loan drawn so far; payments rise as the building goes up.
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.
How PropGPT works out every line

Good to know (not judged)

Sales so far · Fact
99.7% sold in 39 months
Fast sales show interest, but projects that sold fast have later made losses and slow sellers have made gains. Not a sign of profit.
Project size · Fact
306 homes
Big projects have more facilities but more owners selling against you at the same time.
Government land sales and big developments nearby · Fact
None found by PropGPT research
New land sales add competing homes; new stations, malls and offices add demand. Both are public, so prices may already include them.
Growth-area plans · Fact
In the Jurong Lake District growth area
Growth areas are planned for decades and are public, so prices often include them already.
Based on PropGPT research, 21 Oct 2026
Show the calculationHide the calculation
Sources
The Business Times: The LakeGarden Residences sells 71 of project's 306 units at S$2,120 psf average during launch, retrieved 2026-10-21
How PropGPT works out every line

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 you would pay

For the cheapest 1BR + study at S$1,030,000. Estimates, not financial advice.

Monthly loan payment: S$3,257
Cash and CPF needed upfront: S$286,300at least S$51,500 of it in cash
: S$25,800
: S$0

PropGPT calculation: at 3.0% over 30 years; upfront = price − loan + stamp duties + about S$3,000 legal fees. Banks require at least 5% of the price in cash; the rest can come from CPF. Stamp duty assumes a Singapore citizen buying a first home. Add your details for your own figures. You can change the loan assumptions in Compare.

Unit types and prices

As published by the developer or reported in the press. Availability changes daily; confirm with the developer.

1BRnot published
491 to 552 sq ftnot published psf
1BR + studyfrom S$1,030,000
523 to 635 sq ftS$1,969 psf
2BRnot published
588 to 897 sq ftnot published psf
2BR + studynot published
777 to 942 sq ftnot published psf
3BRnot published
908 to 1,189 sq ftnot published psf
3BR + studynot published
1,085 to 2,025 sq ftnot published psf
4BRnot published
1,286 to 2,238 sq ftnot published psf
5BRnot published
1,550 sq ftnot published psf
5BR + studynot published
2,260 sq ftnot published psf

Type	Size (sq ft)	Price
1BR	491 to 552	Not published	Not published
1BR + study	523 to 635	from S$1,030,000	S$1,969
2BR	588 to 897	Not published	Not published
2BR + study	777 to 942	Not published	Not published
3BR	908 to 1,189	Not published	Not published
3BR + study	1,085 to 2,025	Not published	Not published
4BR	1,286 to 2,238	Not published	Not published
5BR	1,550	Not published	Not published
5BR + study	2,260	Not published	Not published

Price per square foot of actual sales, by month

URA caveats lodged for new sales; median per month calculated by PropGPT. Months with no sales are left out.

Nearby homes and what they sold for

Private condos and apartments within 1.5 km sold in the last 12 months (URA). Use this to judge whether the price is high or low for the area.

10 nearby projects, median from S$842 to S$1,927. Show the list

Project	Distance	Tenure	Median PSF	Typical size	Sales
THE LAKEFRONT RESIDENCES	1,027 m	99-year from 2010	S$1,796	1,001 sq ft	15
LAKEVILLE	1,040 m	99-year from 2013	S$1,846	969 sq ft	27
LAKEPOINT CONDOMINIUM	1,049 m	99-year from 1983	S$842	2,051 sq ft	12
CASPIAN	1,101 m	99-year from 2008	S$1,620	1,302 sq ft	17
LAKE GRANDE	1,105 m	99-year from 2015	S$1,927	775 sq ft	47
THE LAKESHORE	1,204 m	99-year from 2002	S$1,503	1,109 sq ft	28
LAKEHOLMZ	1,262 m	99-year from 2001	S$1,353	1,410 sq ft	6
PARC OASIS	1,272 m	99-year from 1991	S$1,231	1,227 sq ft	22
IVORY HEIGHTS	1,366 m	100-year from 1986	S$1,019	1,701 sq ft	9
PARC VISTA	1,382 m	99-year from 1995	S$1,136	1,076 sq ft	17

Location

Nearest MRT station: Lakeside MRT Station; 1.0 km · ~14 min walk
Nearest school: Jurong Secondary School; 667 m · ~9 min walk
Nearest park: Jlg: Lakeside Garden; 280 m · ~4 min walk
Nearest supermarket: Ntuc Fairprice Co-Operative Ltd (#01-119/02-119); 512 m · ~7 min walk

The LakeGarden ResidencesMRT stationSchoolParkSupermarket

Open data from LTA, NParks, MOE and SFA (data.gov.sg), located with OneMap. Malls are not shown: no open dataset exists. Map: OpenFreeMap, OpenStreetMap contributors.

What next?

Add The LakeGarden Residences to Compare and put it next to two or three others, or go back to all launches. Before you commit, visit the showflat and confirm prices with the developer.