✅ Prime Location in Jurong Lake District 🌟Located in the heart of Singapore’s largest upcoming second CBD. 🌟Huge transformation planned under Jurong Lake District. 🌟Strong future growth potential for property value. ✅. Near Major Transport Connectivity 🌟Close to Jurong East MRT Station (NSL & EWL). 🌟Future connectivity with Jurong Region Line. 🌟Seamless access to Orchard, CBD and the rest of Singapore. ✅. Rare Nature & Lake Living 🌟Short distance to Jurong Lake Gardens. 🌟Enjoy waterfront lifestyle, greenery and park connector network. 🌟Perfect balance between city convenience and nature. ✅. Major Employment Hub Nearby 🌟Near future developments like Jurong Innovation District. 🌟Close to Nanyang Technological University. 🌟Strong rental demand from professionals, researchers and students. ✅. Surrounded by Top Amenities 🌟Minutes to JEM, Westgate and IMM. 🌟Retail, dining, entertainment and supermarkets all within reach. ✅. Competitive Entry Price 🌟Attractive pricing compared with nearby new launches. 🌟Lower entry point for buyers who want exposure to Jurong transformation. ✅. Strong Investment Potential 🌟Limited new private housing supply in Jurong Lake District. 🌟High tenant pool due to business parks and future CBD. ✅. Lifestyle Facilities & Modern Living 🌟Full condominium facilities for family lifestyle. 🌟Well-designed units suitable for own stay or investment. ✅. Future Growth Story 🌟Positioned to benefit from the long-term development of Jurong Lake District into Singapore’s largest commercial hub outside the CBD. ✅. Rare Opportunity 🌟One of the few new launches beside Jurong Lake Gardens. 🌟Early buyers may benefit the most from future transformation upside.
D22 - Jurong East
Chinese Garden MRT
Medium (306 units)
306 units
2 Blocks, 19 Floors
Winville Investment Pte. Ltd. (Wing Tai)
The LakeGarden Residences has a total of 306 units, from 1 Bed - 1 Bath to 5 Bed - 5 Bath units. There are 46 types of floor plans from 484 sqft to 2,260 sqft.
The LakeGarden Residences has 2 blocks and up to 19 storeys.
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Total Transactions
5
Average Price
S55.7M
Total Value
S278.4M
Calculating fair value from URA transaction data…


License: L3008899K
Automated Valuation based on 235 URA transactions · 2 outliers removed (IQR)
Fair Value
S$2.78M
S$2,148 psf
Asking Price
S$2.74M
S$2,123 psf
vs Market
-1.2%
vs Last Done
-1.8%
Tenure
100 yrs
99-year Leasehold · Balance remaining
Confidence
High
235 comps
Nearest MRT
Chinese Garden
1043m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
235 comparable transactions
S$2,148
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.000
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$2,148
Recent Comparable Transactions
10 shown · 235 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | YUAN CHING ROAD Floor 06-10 | 1,109sqft | S$2,396,700 | ▲S$2,162 +0.7% vs FV | 99 yrs lease commencing from 2023 |
Aug 2025 | YUAN CHING ROAD Floor 06-10 | 1,109sqft | S$2,396,700 | ▲S$2,162 +0.7% vs FV | 99 yrs lease commencing from 2023 |
Aug 2025 | YUAN CHING ROAD Floor 11-15 | 1,012sqft | S$2,290,000 | ▲S$2,263 +5.4% vs FV | 99 yrs lease commencing from 2023 |
Aug 2025 | YUAN CHING ROAD Floor 01-05 | 1,550sqft | S$3,100,000 | ▼S$2,000 -6.9% vs FV | 99 yrs lease commencing from 2023 |
Jul 2025 | YUAN CHING ROAD Floor 01-05 | 1,130sqft | S$2,186,800 | ▼S$1,935 -9.9% vs FV | 99 yrs lease commencing from 2023 |
Jul 2025 | YUAN CHING ROAD Floor 11-15 | 1,098sqft | S$2,480,000 | ▲S$2,259 +5.2% vs FV | 99 yrs lease commencing from 2023 |
Jul 2025 | YUAN CHING ROAD Floor 01-05 | 1,270sqft | S$2,535,100 | ▼S$1,996 -7.1% vs FV | 99 yrs lease commencing from 2023 |
Jun 2025 | YUAN CHING ROAD Floor 01-05 | 1,550sqft | S$3,100,000 | ▼S$2,000 -6.9% vs FV | 99 yrs lease commencing from 2023 |
Jun 2025 | YUAN CHING ROAD Floor 06-10 | 1,356sqft | S$2,799,000 | ▼S$2,064 -3.9% vs FV | 99 yrs lease commencing from 2023 |
Jun 2025 | YUAN CHING ROAD Floor 01-05 | 1,356sqft | S$2,799,000 | ▼S$2,064 -3.9% vs FV | 99 yrs lease commencing from 2023 |
Jun 2025 | YUAN CHING ROAD Floor 11-15 | 1,098sqft | S$2,480,000 | ▲S$2,259 +5.2% vs FV | 99 yrs lease commencing from 2023 |
YUAN CHING ROAD
Aug 2025 · Floor 06-10
+0.7% vs FV
YUAN CHING ROAD
Aug 2025 · Floor 06-10
+0.7% vs FV
YUAN CHING ROAD
Aug 2025 · Floor 11-15
+5.4% vs FV
YUAN CHING ROAD
Aug 2025 · Floor 01-05
-6.9% vs FV
YUAN CHING ROAD
Jul 2025 · Floor 01-05
-9.9% vs FV
YUAN CHING ROAD
Jul 2025 · Floor 11-15
+5.2% vs FV
YUAN CHING ROAD
Jul 2025 · Floor 01-05
-7.1% vs FV
YUAN CHING ROAD
Jun 2025 · Floor 01-05
-6.9% vs FV
YUAN CHING ROAD
Jun 2025 · Floor 06-10
-3.9% vs FV
YUAN CHING ROAD
Jun 2025 · Floor 01-05
-3.9% vs FV
YUAN CHING ROAD
Jun 2025 · Floor 11-15
+5.2% vs FV
HELIOS AI Analysis
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.