80 Yuan Ching Road 619613, Lakeside (leisure), West Region, Singapore
$2,693,000
Last 10+ Direct Developer Units | TOP End-2026 | Move-in Soon! [As of 20 March 2026] >> 3 Bedroom + Study #19-02 (1292 sqft) — $2.693M #19-06 (1313 sqft) — $2.768M #02-09 (1238 sqft) — $2.70M #03-09 (1238 sqft) — $2.718M #04-09 (1238 sqft) — $2.728M #06-09 (1238 sqft) — $2.760M #13-09 (1238 sqft) — $2.910M #14-09 (1238 sqft) — $2.938M #17-09 (1238 sqft) — $3.060M #18-09 (1238 sqft) — $3.080M #19-09 (*PH 2002sqft) - $4.280M >>4 Bedroom Dual Key #18-17 (1356 sqft) — $3.178M #19-17 (2153 sqft) — $4.280M The LakeGarden Residences – 3 Bedroom + Study • Brand new development in Jurong Lake District (D22) • 3 Bedroom + Study layout – efficient, family-friendly configuration • Approx. 1,085 – 2,002 sqft spacious layout • Functional layout with dedicated study space (ideal for WFH / kids) • Quality finishes by Wing Tai (reputable developer) [Location & Connectivity] • Located right next to Jurong Lake Gardens (rare nature + lifestyle combo) • Minutes to Jurong East (2nd CBD), major malls: Jem, Westgate, IMM • Easy access to PIE & AYE [Family-Friendly Environment] • Surrounded by reputable schools: • Rulang Primary • Lakeside Primary • River Valley High • Close to healthcare: Ng Teng Fong General Hospital [Lifestyle & Project Highlights] • 306 exclusive units across 2 blocks • Majority of units enjoy lake / greenery views • Resort-style facilities: pool, gym, landscaped gardens • Green, tranquil living within a transforming district [Why This Unit] • Rare 3 Bed + Study in a brand new Jurong development • Strong future upside with Jurong Lake District transformation • Suitable for both own stay and investment positioning [Developer Units Available] • Direct developer pricing • Attractive discounts / starbuy units available (limited) [Timeline] • TOP soon / upcoming completion • Move into a brand new home without long waiting time [Viewing] • Call / WhatsApp Vikki to view showflat unit & pricing breakdown
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Total Transactions
5
Average Price
S55.7M
Total Value
S278.4M
Calculating fair value from URA transaction data…
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Automated Valuation based on 235 URA transactions · 2 outliers removed (IQR)
Fair Value
S$2.89M
S$2,234 psf
Asking Price
S$2.69M
S$2,084 psf
vs Market
-6.7%
vs Last Done
-3.6%
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
+4%
Adjusted Fair Value PSF
S$2,234
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 -3.2% 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 -3.2% 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 +1.3% 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 -10.5% 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 -13.4% 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 +1.1% 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 -10.7% 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 -10.5% 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 -7.6% 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 -7.6% 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 +1.1% vs FV | 99 yrs lease commencing from 2023 |
YUAN CHING ROAD
Aug 2025 · Floor 06-10
-3.2% vs FV
YUAN CHING ROAD
Aug 2025 · Floor 06-10
-3.2% vs FV
YUAN CHING ROAD
Aug 2025 · Floor 11-15
+1.3% vs FV
YUAN CHING ROAD
Aug 2025 · Floor 01-05
-10.5% vs FV
YUAN CHING ROAD
Jul 2025 · Floor 01-05
-13.4% vs FV
YUAN CHING ROAD
Jul 2025 · Floor 11-15
+1.1% vs FV
YUAN CHING ROAD
Jul 2025 · Floor 01-05
-10.7% vs FV
YUAN CHING ROAD
Jun 2025 · Floor 01-05
-10.5% vs FV
YUAN CHING ROAD
Jun 2025 · Floor 06-10
-7.6% vs FV
YUAN CHING ROAD
Jun 2025 · Floor 01-05
-7.6% vs FV
YUAN CHING ROAD
Jun 2025 · Floor 11-15
+1.1% vs FV
HELIOS AI-Detected Boosters
HELIOS AI Analysis
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.