2 Tao Ching Road 618721, Taman Jurong, West Region, Singapore
$1,200,000
Introducing a rare opportunity to own a 2-bedroom 743 sqft at Lake Life, nestled in the heart of Jurong West. This thoughtfully designed unit offers a blend of comfort, functionality, and modern living, making it an ideal choice for young professionals, couples, or small families ✨ Unit Highlights : ✔️ Efficient Layout: This 743 sqft unit features a practical design with an enclosed kitchen ✔️ Spacious Living: The open-concept living and dining areas are well-proportioned, providing ample space for relaxation and entertainment. ✔️ Natural Light: Large windows throughout the unit allow for abundant natural light, creating a bright and airy ambiance. ✔️ Two well-sized bedrooms offer comfort and privacy, suitable for small families, couples, or individuals seeking extra space. ✔️ Unit is vacant, no extension of stay is needed LOCATION ✔️ Located right in the heart of Jurong Transformation ✔️ 4 bus stops to Lakeside EW26 MRT ✔️ Easy accessibility to major expressways like AYE & PIE expressway ✔️ 2 NTUCs and 1 Sheng Siong within walking distance for your daily needs! ✔️ Many food options in the vicinity - Taman Jurong Food Centre, 101 Taman Jurong, Super Bowl Jurong etc ✔️ Conveniently near to array of amenities such as major shopping malls like Jurong Point, Jem, Westgate, Jcube and IMM. ✔️ 1-2KM proximity to many schools such as Lakeside Pri, Fuhua Pri, Boon Lay Garden, Yuan Ching etc ✔️ Enjoy the tranquility of nearby Jurong Lake Gardens, offering lush greenery and recreational activities for all ages. CONTACT Matthew / Jasmine for an Exclusive Viewing at 9.4.3.7.7.3.6.1
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Total Transactions
142
Average Price
S1.4M
Total Value
S201.1M
Calculating fair value from URA transaction data…

License: L3008022J
Automated Valuation based on 145 URA transactions · 9 outliers removed (IQR)
Fair Value
S$705,770
S$950 psf
Asking Price
S$1.20M
S$1,615 psf
vs Market
+70.0%
vs Last Done
+13.0%
Tenure
89 yrs
99-year Leasehold · Balance remaining
Confidence
High
145 comps
Nearest MRT
Lakeside
1415m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
145 comparable transactions
S$1,307
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.727
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$950
Recent Comparable Transactions
10 shown · 145 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | TAO CHING ROAD Floor 11-15 | 1,259sqft | S$1,800,000 | ▲S$1,429 +50.4% vs FV | 99 yrs lease commencing from 2013 |
Aug 2025 | TAO CHING ROAD Floor 11-15 | 1,259sqft | S$1,800,000 | ▲S$1,429 +50.4% vs FV | 99 yrs lease commencing from 2013 |
Jul 2025 | TAO CHING ROAD Floor 06-10 | 1,033sqft | S$1,490,000 | ▲S$1,442 +51.8% vs FV | 99 yrs lease commencing from 2013 |
Jul 2025 | TAO CHING ROAD Floor 06-10 | 1,238sqft | S$1,750,000 | ▲S$1,414 +48.8% vs FV | 99 yrs lease commencing from 2013 |
Jul 2025 | TAO CHING ROAD Floor 06-10 | 1,119sqft | S$1,635,000 | ▲S$1,461 +53.8% vs FV | 99 yrs lease commencing from 2013 |
Jun 2025 | TAO CHING ROAD Floor 06-10 | 1,023sqft | S$1,390,000 | ▲S$1,359 +43.1% vs FV | 99 yrs lease commencing from 2013 |
Jun 2025 | TAO CHING ROAD Floor 11-15 | 1,249sqft | S$1,830,000 | ▲S$1,466 +54.3% vs FV | 99 yrs lease commencing from 2013 |
May 2025 | TAO CHING ROAD Floor 11-15 | 1,238sqft | S$1,750,000 | ▲S$1,414 +48.8% vs FV | 99 yrs lease commencing from 2013 |
Apr 2025 | TAO CHING ROAD Floor 11-15 | 1,195sqft | S$1,775,000 | ▲S$1,486 +56.4% vs FV | 99 yrs lease commencing from 2013 |
Apr 2025 | TAO CHING ROAD Floor 16-20 | 1,119sqft | S$1,720,000 | ▲S$1,536 +61.7% vs FV | 99 yrs lease commencing from 2013 |
Apr 2025 | TAO CHING ROAD Floor 01-05 | 1,249sqft | S$1,728,000 | ▲S$1,384 +45.7% vs FV | 99 yrs lease commencing from 2013 |
TAO CHING ROAD
Aug 2025 · Floor 11-15
+50.4% vs FV
TAO CHING ROAD
Aug 2025 · Floor 11-15
+50.4% vs FV
TAO CHING ROAD
Jul 2025 · Floor 06-10
+51.8% vs FV
TAO CHING ROAD
Jul 2025 · Floor 06-10
+48.8% vs FV
TAO CHING ROAD
Jul 2025 · Floor 06-10
+53.8% vs FV
TAO CHING ROAD
Jun 2025 · Floor 06-10
+43.1% vs FV
TAO CHING ROAD
Jun 2025 · Floor 11-15
+54.3% vs FV
TAO CHING ROAD
May 2025 · Floor 11-15
+48.8% vs FV
TAO CHING ROAD
Apr 2025 · Floor 11-15
+56.4% vs FV
TAO CHING ROAD
Apr 2025 · Floor 16-20
+61.7% vs FV
TAO CHING ROAD
Apr 2025 · Floor 01-05
+45.7% vs FV
HELIOS AI Analysis
Based on 145 URA transactions (9 outliers removed), adjusted for: Tenure decay (27.3% discount)
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.