SORA

Yuan Ching Road / Jurong Lake, D22 · CEL Development 40%, SingHaiyi 30%, KSH 30%

Overall score 5.6 out of 10. For buyers who want a big lake-facing home soon; not for convenience. It completes first (about a year away) and the large units have the lowest psf in the area. After more than two years it is only 55% sold, and Lucerne Grand now offers the MRT at the door for about $150 psf more. Most of the price must be paid soon because completion is near.

This file includes an HDB upgrader affordability calculator, a break-even resale price calculator and a comparison with other launches in the same region.

Key facts

Sales so far: 243 of 440 (55%) on 5 Nov 2026
Price: $2,160 psf at launch; units left average about $2,327 psf
Land cost: $260M for the old Park View Mansions; the per-sq-ft figure quoted ($1,023) does not match the maths and is not confirmed
Completion: About Q4 2027 (a listing site says Oct 2028)
Lease: 99 years
MRT: Chinese Garden and Lakeside MRT exits about 1.18 to 1.19 km (straight line, OneMap)
Food and shops: None named nearby; JEM and Westgate are two MRT stops away
Primary schools: Lakeside Primary about 850 m

Scores

Location: 7/10. Suburbs (5) + Jurong Lake Gardens in front (+1) + primary school within 1 km (+1)
Entry price: 6/10. Units left average about 56% above District 22's 99-year resale middle price ($1,488 psf); cheaper per sq ft than Lucerne Grand
Exit plan: 6/10. Start 5; +1 big project, 2 to 5 bedrooms; +1 primary school within 1 km; -1 supply (Lucerne Grand, more Jurong Lake District homes). No points for sales (55%) or MRT.
Nearby food: 6/10. Taman Jurong Market and Food Centre about 430 m
MRT closeness: 3/10. Nearest MRT exit about 1.18 km

Pros

300 m frontage on Jurong Lake Gardens
Completes soonest in the list
4 and 5-bedders from about $2,030-2,210 psf
Lakeside Primary about 850 m

Cons

55% sold after 2+ years
Not near an MRT
Most payments due within about a year
Lucerne Grand is a stronger competitor at resale

Sources: PropertyNet · Listings.sg now selling · OneMap (SLA), MOE, NEA and LTA data via data.gov.sg

Figures come from public sources listed under Sources. Caveat prices lag actual deals by a few weeks. This is education, not financial advice; check your own numbers with your bank and CPF before you commit.