













**One Price Promotion Last few units to grab Lowest in town before next price up High floor no gimmick Ideal for own stay or investment Up coming future Jurong’s Lake District transformation - **Location**: 80 Yuan Ching Road, Singapore - **Size**: 678 sqft - **Bedrooms**: 2 - **Bathrooms**: 1 - **Nearest MRT Station**: Lakeside MRT Station (approximately 1.2 km) - **Nearby Schools**: - Rulang Primary School (1.0 km) - Jurong Secondary School (1.5 km) - **Supermarkets**: - NTUC FairPrice (Jurong West) - 0.8 km - Sheng Siong Supermarket (Yuan Ching Road) - 1.0 km - **Shopping Malls**: - Jurong Point (approximately 2.5 km) - Westgate (approximately 3.0 km) - **Amenities**: Close to parks and recreational areas, perfect for families and outdoor enthusiasts - **Transport**: Well-connected to major expressways for easy commuting - **Investment Potential**: Ideal for homeowners and investors looking for a strategic location in the heart of Jurong A must-see for those seeking comfort and convenience in a vibrant neighborhood!
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: L3008022J
Automated Valuation based on 436 URA transactions · 5 outliers removed (IQR)
Fair Value
S$1.05M
S$1,545 psf
Asking Price
S$1.59M
S$2,345 psf
vs Market
+51.8%
vs Last Done
+64.1%
Tenure
100 yrs
99-year Leasehold · Balance remaining
Confidence
High
436 comps
Nearest MRT
Chinese Garden
1043m away
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
436 comparable transactions
S$1,499
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.031
MRT Proximity
Within 500m / 1km
0%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$1,545
Recent Comparable Transactions
10 shown · 436 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 -7.5% 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 -7.5% vs FV | 99 yrs lease commencing from 2013 |
Aug 2025 | CORPORATION WALK Floor - | 2,150sqft | S$3,088,000 | ▼S$1,437 -7.0% vs FV | 99 yrs lease commencing from 1996 |
Jul 2025 | TAO CHING ROAD Floor 06-10 | 1,033sqft | S$1,490,000 | ▼S$1,442 -6.7% 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 -8.5% 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 -5.4% vs FV | 99 yrs lease commencing from 2013 |
Jul 2025 | JURONG LAKE LINK Floor 11-15 | 732sqft | S$1,250,000 | ▲S$1,708 +10.6% vs FV | 99 yrs lease commencing from 2013 |
Jul 2025 | JURONG LAKE LINK Floor 01-05 | 1,141sqft | S$2,108,000 | ▲S$1,848 +19.6% vs FV | 99 yrs lease commencing from 2013 |
Jul 2025 | JURONG LAKE LINK Floor 06-10 | 635sqft | S$1,168,000 | ▲S$1,839 +19.0% vs FV | 99 yrs lease commencing from 2013 |
Jul 2025 | JURONG LAKE LINK Floor 01-05 | 764sqft | S$1,240,000 | ▲S$1,623 +5.0% vs FV | 99 yrs lease commencing from 2013 |
Jul 2025 | JURONG LAKE LINK Floor 06-10 | 775sqft | S$1,260,000 | ▲S$1,626 +5.2% vs FV | 99 yrs lease commencing from 2013 |
TAO CHING ROAD
Aug 2025 · Floor 11-15
-7.5% vs FV
TAO CHING ROAD
Aug 2025 · Floor 11-15
-7.5% vs FV
CORPORATION WALK
Aug 2025 · Floor -
-7.0% vs FV
TAO CHING ROAD
Jul 2025 · Floor 06-10
-6.7% vs FV
TAO CHING ROAD
Jul 2025 · Floor 06-10
-8.5% vs FV
TAO CHING ROAD
Jul 2025 · Floor 06-10
-5.4% vs FV
JURONG LAKE LINK
Jul 2025 · Floor 11-15
+10.6% vs FV
JURONG LAKE LINK
Jul 2025 · Floor 01-05
+19.6% vs FV
JURONG LAKE LINK
Jul 2025 · Floor 06-10
+19.0% vs FV
JURONG LAKE LINK
Jul 2025 · Floor 01-05
+5.0% vs FV
JURONG LAKE LINK
Jul 2025 · Floor 06-10
+5.2% vs FV
HELIOS AI Analysis
Based on 436 URA transactions (5 outliers removed)
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.