This is a review of LakeGarden Residences, a 99-year leasehold condo development overlooking the Jurong Lake Gardens in Singapore’s District 22.
Located within the Jurong Lake District (JLD), which will be the biggest business district outside the city, it will enjoy convenient access to a plethora of amenities, as well as major employment hubs.
To be developed into an iconic” residential development by highly regarded real estate developer Wing Tai Holdings, the 12,465.4 sq m (134,177 sq ft) site will offer approximately 300 residential units with unobstructed views of Jurong Lake Gardens, Chinese Garden and Japanese Garden.
The site was acquired via en bloc sale of the former Lakeside Apartments in May 2022.
This new launch review seeks to offer an unbiased evaluation of the following to help readers make an informed decision on whether it is the right property to invest in:
- Locational attributes.
- Design features (to be updated).
- Investment potential.
Nevertheless, please feel free to WhatsApp or Email Me if you wish to:
- Receive the latest information and pricing for LakeGarden Residences.
- Visit the show flat to gain a better understanding of the development.
- Delve deeper into its investment potential.
To navigate directly to each sections of this review, please click on the link in the Table of Contents below.
- LakeGarden Residences - Condo Fact Sheet
- LakeGardens Residences Unique Selling Points
- Who is the Developer for LakeGarden Residences?
- What are the Prices for LakeGardens Residences?
- Where is LakeGardens Residences Located?
- About Jurong Lake District (JLD)
- Jurong Lake Gardens
- Expanding MRT Network Enhances Connectivity
- Convenient Access to Shopping Malls and Amenities
- Schools and Educational Institutions Near LakeGarden Residences
- International Schools Near LakeGarden Residences Condo
- Proximity to Major Employment Hubs
- Review Conclusion – An Investment Perspective
- Review of Other Upcoming Property Launches
LakeGarden Residences - Condo Fact Sheet
| Title | Description |
| Name of Development | LakeGarden Residences (嘉湖庭) |
| Type of Development | A condominium development with communal facilities and carpark |
| Developer | Winville Investment (a subsidiary of Wing Tai Holdings) |
| Address | 9E and 9F Yuan Ching Road |
| District | 22 |
| Number of Units | 300 |
| Tenure | 99-year leasehold |
| Site Area | 12,465.4 sq m (134,177 sq ft) |
| Lot Number | MK06-01164V |
| Sales Enquiry | WhatsApp Here |
LakeGardens Residences Unique Selling Points
- Developed by Wing Tai Holdings, a highly regarded and Singapore-listed real estate developer.
- Unobstructed views of the Jurong Lake Gardens, Chines Garden, and Japanese Garden.
- Located within the Jurong Lake District (JLD), Singapore’s largest business district outside the city, and a bustling residential and commercial precinct.
- Upcoming developments to enhance JLD as an exciting place to live, work, play, and study.
- 2 bus-stops from Lakeside MRT station amid an expanding MRT network.
- Conveniently located close to a plethora of amenities like shopping malls, eateries, and medical facilities.
- Proximity to schools and tertiary institutions.
- Proximity to major employment hubs offer promising investment potential.
Who is the Developer for LakeGarden Residences?
The developer of LakeGarden Residences is Winville Investment, a subsidiary of Wing Tai Holdings, which acquired the site via an en bloc sale in May 2022.
Wing Tai Holdings is an award-winning real estate developer listed on the Singapore Exchange (SGX). It has established a reputation for developing premium properties with exceptional quality and design.
With over 60 years of experience in the industry, Wing Tai Holdings has built an impressive portfolio of properties that spans across Singapore, Malaysia, Japan, China, Hong Kong, and Australia.
Some of their residential projects in Singapore include The M @ Middle Road, The Tomlinson, and Garden Residences.
What are the Prices for LakeGardens Residences?
The prices for LakeGardens Residences are not available yet.
However, based on its land cost of approximately $1,250 - $1,260 psf ppr, this would translate to an estimated average selling price of $2,300 psf.
During the tender for the enbloc sale of Lakeside Apartments, Winville Investment paid $273.89 million for the 12,465.4 sq m (134,177 sq ft) 99-year leasehold site. This is 14% above the $240 million reserve price, attesting to the site’s favourable locational attributes.
Where is LakeGardens Residences Located?
The LakeGarden Residences is located at Yuan Ching Road, which lies within the Jurong Lake District (JLD). Towards its East and a short distance walk from the development is the Jurong Lake Gardens. Beyond it is the Chinese Garden and Japanese Garden and residents will enjoy unobstructed views of all three of them.
The Lakeside MRT station (East-West Line) is two bus stops from the development. From there, the Jurong East MRT interchange (East-West & North-South Lines) is just two stations away.
The Jurong East interchange is surrounded by a plethora of shopping malls such as JEM, Westgate, and IMM, making it a popular shopping destination.
About Jurong Lake District (JLD)
LakeGarden Residences can be expected to benefit from the many exciting developments taking place in the Jurong Lake District (JLD).
Jurong Lake District (JLD)
The Jurong Lake District is a major development initiative by the Singapore government to transform it into the largest business district outside the city. It comprises four main precincts with their own unique features that cater to various business and lifestyle needs. They are:
- Jurong Gateway - The main commercial node centred around the upcoming Jurong East integrated transport hub that offers an excellent mix of office, retail, and other complementary uses.
- Lakeside East - A new mixed-use precinct around the future Cross-Island Line station.
- Lakeside West - A complementary leisure and recreational precinct surrounding Jurong Lake Gardens.
- International Business Park - A commercial and business hub with a focus on R&D, technology, and knowledge-based industries.
The Jurong Lake District spans 400 ha of land and will provide 1.4 million square metres of office spaces. When it is fully developed, it is expected to create more than 100,000 new jobs and 20,000 new homes.
Part of the URA master plan is to offer more flexibility in zoning, land tenure and phasing compared to other districts. This is to encourage companies to experiment with new development concepts and innovative ways to integrate live, work and play.
It will also be a model for urban sustainability that supports companies in green innovation.
These major developments will help to raise the standards of living, which in turn, enhance property values.
Exciting New Developments in Jurong Lake District (JLD)
Many exciting new developments are taking place in the Jurong Lake District, which will benefit LakeGarden Residences in the mid- to long-term. These include the following:
Jurong East Integrated Transport Hub (ITH) - One of the most significant developments in the JLD is the upcoming Jurong East Integrated Transport Hub, slated for completion in 2027.
This air-conditioned bus interchange will be connected to adjoining MRT stations and commercial developments such as shopping malls, providing seamless connectivity for residents and commuters. The hub will also include a 27-story building connected by a sky bridge to an 8-story building, offering offices, retail spaces, and public facilities.
New MRT Network and Stations – Currently, the Jurong East MRT station is an interchange for the East-West and North-South Lines but will be joined by the Jurong Regional Line (JRL) in the future.
New MRT stations such as the Jurong Town Hall (Jurong Regional Line) and Jurong Lake District (Cross Island Line) will be constructed and they are expected to be operational by 2028 and 2032, respectively. These stations will provide greater accessibility and convenience for commuters and further enhance the region's connectivity.
Upcoming Jurong East Integrated transport hub
Upcoming Jurong Town Hall MRT station
New Singapore Science Centre
Integrated Tourism Development
Jurong Lake Gardens
Jurong Lake Gardens
The Jurong Lake Gardens is a key part of the development of the Jurong Lake District. It is a must-visit destination for those seeking outdoor activities in Singapore. This sprawling garden offers a range of interesting activities for people of all ages, making it an ideal place for a fun day out with family or friends.
Envisioned as a district of gardens and water, green spaces and waterways will extend from the Gardens into the surrounding areas. Eventually, it will comprise 100 ha of green spaces, 70 ha of water bodies and 17 km of waterfront areas for social and community activities.
There will also be spaces for recreation, retail and F&B outlets to provide an elevated living experience for everyone, especially those living or working in the West Region.
Interesting Outdoor Activities At Jurong Lake Gardens
The Jurong Lake Gardens offer a host of interesting outdoor activities for everyone, including the young. Below are some of the many activities that will offer a fun day out with friends or family:
Forest Rumble – A nature play garden with 13 different play areas for children where they can enjoy a range of activities. These include sliding down snake slides, gliding across a zipline, and climbing low-rope monkey play areas.
Clusia Cove – A unique water playground that mimics the tidal patterns and currents of coastal shores. Spanning over 3 ha, children can wade in 30-cm deep water, control the flow of water with tidal gates, and play in the adjacent sand play area.
Active, Beautiful and Clean (ABC) Waters Programme – It offers a picturesque view of the lake from the boardwalk, along with a chance to admire the flora and fauna at the largest man-made floating wetlands. The ABC Waters Programme has been designed to improve the quality of water and create beautiful and clean streams, rivers, and lakes with community spaces for all to enjoy.
Water Sports at PAssion Wave – It is the perfect destination for water sports enthusiasts. The first waterfront facility in the West of Singapore, it offers a range of water sports activities such as canoeing and kayaking, while participants can also enjoy stunning views of Jurong Lake.
Therapeutic Garden – It consists of two sections, one for adults and another for children. The garden is designed with features that are specifically curated for seniors with dementia and children with conditions such as mild autism and ADHD.
Butterfly Maze - Located between Forest Ramble and Therapeutic Garden, it is a small area designed for kids to explore and navigate through a series of paths that weave between mounds and an undulating landscape filled with butterflies.
ActiveSG Park – Located at the southern part of Jurong Lake Gardens, it offers a swimming pool, gym, and various workout classes. The park also has a wheelchair accessible Rooftop Garden, rentable event spaces, and an exercise playground for people of all ages to enjoy.
Forest Ramble.
Clusia Cove
Butterfly Maze
Therapeutic Garden
Expanding MRT Network Enhances Connectivity
Perhaps, one little inconvenience living in LakeGarden Residences is that the nearest MRT station (Lakeside) is about 13 minutes’ walk away. This is not exactly a comfortable distance to walk, especially in Singapore’s hot climate.
But luckily, the bus stops are right in front of the development and the Lakeside MRT station is just two stops away. From Lakeside MRT station, it takes another short train ride (2 stops) to reach the Jurong East integrated transport, the commercial centre of the Jurong Lake District hub where a plethora of shopping malls are located.
Meanwhile, future residents of LakeGarden Residences will enjoy an expanded MRT network with the addition of the Jurong Regional Line (JRL) and Cross Island Line (CRL).
New Jurong Regional Line (JRL) And Cross Island Line (CRL)
Jurong Regional Line Network.
Currently under construction, both these lines will significantly improve the connectivity in the Western part of Singapore. Besides cutting down on commuting time, they will enhance connectivity to many parts of Singapore.
Jurong Regional Line (JRL) - There will be 24 MRT stations, all above ground. These include three interchange stations - Boon Lay, Choa Chu Kang and Jurong East.
Expected to open in three stages from 2027 to 2029, it will serve the new Tengah New Town, Nanyang Technological University (NTU), Jurong Innovation District, and Jurong Industrial Estate.
The following is the timeline for completion of the three stages.
- Stage 1 (2027): Choa Chu Kang, Choa Chu Kang West, Tengah, Hong Kah, Corporation, Jurong West, Baha Junction, Boon Lay Gek Poh, Tawas.
- Stage 2 (2028): Tengah Plantation, Tengah Park, Bukit Batok West, Toh Guan, Jurong East, Jurong Town Hall, Pandan Reservoir.
- Stage 3 (2029): Enterprise, Tukang, Jurong Hill, Jurong Pier, Nanyang Gateway, Nanyang Crescent, Peng Kang Hill.
Cross Island Line (CRL) - It will be Singapore’s longest fully underground line at more than 50 kilometres long. It will serve existing and future developments in the eastern, western, and north-eastern corridors, connecting major hubs such as Jurong Lake District, Punggol Digital District and Changi region.
Stage 2, which will include the Jurong Lake District, is expected to commence operation in 2032.
Expressways Near LakeGarden Residences
For those who drives, the Ayer Rajah Expressway (AYE) and Pan Island Expressway (PIE) are a 2- and 7-minute drive from LakeGarden Residences.
These two expressways will help to cut down travelling time. For example, a drive to the Singapore’s Orchard Road, Central Business District (CBD), and Woodlands Regional Centre will take only 19-23 minutes.
Convenient Access to Shopping Malls and Amenities
The Jurong Lake District has a well-connected public transport system. LakeGarden Residences is just two bus stops and two train stations away from Jurong Gateway, the commercial centre.
The Jurong Gateway area is home to several shopping malls, including JEM, Westgate, IMM, and Big Box, which offer a diverse range of products and services, food and beverages, and entertainment options.
These malls create a vibrant retail ecosystem that caters to the diverse needs of visitors and residents. Furthermore, the Jurong Community Hospital and Ng Teng Fong General Hospital are linked by sheltered walkways to the Jurong East MRT interchange, providing easy access to medical facilities.
JEM Shopping Mall.
IMM.
Furniture Mall.
Jurong Point.
Nanyang Technological University (NTU)
Nanyang Technological University (NTU).
Nanyang Technological University (NTU) is a research-intensive university established in 1991.
It has since become one of the top universities in Asia and the world. According to the QS World University Rankings 2023, it is placed 19th globally and 3rd in Asia.
The university is known for its strong focus on research and innovation, with a number of research institutes and centres dedicated to areas such as sustainability, healthcare, and artificial intelligence.
NTU is also home to a diverse community of students and faculty from around the world, making it a dynamic and vibrant place to study and work.
When Stage 3 of the Jurong Regional Line (JRL) is completed in 2029, residents of LakeGarden Residences will enjoy convenient access to the university as it is only five stops from the Lakeside MRT station.
International Schools Near LakeGarden Residences Condo
There are many international schools located near LakeGarden Residences condo, many of which are within the Jurong Lake District (JLD). They cater to students from various countries and offer a global education experience.
These international schools play an important function in satisfying the growing demand from expatriate families who seek high-quality education for their children, especially those working in the surrounding employment hubs. These international schools provide a wide range of curricula, including International Baccalaureate (IB), Cambridge, and American curricula.
Hence, for those seeking property investment, LakeGarden Residences will no lack of potential tenants.
Below are some of the international schools:
- Canadian International School
- Yuvabharathi International School
- One World International School
- Spring College International
- Dulwich College
- Trinity International College
Proximity to Major Employment Hubs
As the LakeGarden Residences is located within the Jurong Lake District, which is set to become the second largest business district outside the city, this will offer promising investment potential.
Besides the Jurong Lake District, the other major employment hubs are Jurong Innovation District, Tuas Mega Port, and Nanyang Technological University. They offer job opportunities with the convenience of having amenities such as shopping malls, parks, and restaurants within easy access.
Major Employment Hubs
Jurong Lake District (JLD): It is a major business hub in Singapore and houses several commercial and residential developments, as well as a range of educational, research, and employment institutions.
Residents of LakeGarden Residences can easily access job opportunities in the district and enjoy the convenience of having amenities such as shopping malls, parks, and restaurants nearby.
Jurong Innovation District (JID): A cutting-edge development that aims to transform Singapore into a leading innovation hub in Asia. It brings together industry, research, and innovation to create a vibrant ecosystem for companies to collaborate and drive innovation. The district is home to a wide range of advanced manufacturing and engineering companies, as well as research institutions, startups, and incubators.
Some of the companies that have set up their operations there include Siemens, Flowserve, Bosch Rexroth, ISDN, and the Singapore Institute of Manufacturing Technology, to name a few.
Tuas Megaport: It is a deep-water port that will eventually replace the Pasir Panjang Terminal, the Keppel Terminal, and the Brani Terminal. Once fully operational, it is expected to handle up to 65 million twenty-foot equivalent units (TEUs) annually, transforming Singapore into a leading maritime hub. Due to its sheer size, it will become one of Singapore’s major employment hubs where a significant number of workers will be required to operate it. These range from various fields such as logistics, engineering, operations, and other related services.
Nanyang Technological University: A world-class research-intensive institution, it has rapidly grown to become one of the top universities in Asia and the world. The NTU Smart Campus is a living testbed of tomorrow’s technologies and a model of sustainability, with 61 Green Mark Platinum awards for its building projects. One of its mission is to educate and inspire future leaders and to contribute to society through research and innovation.
Review Conclusion – An Investment Perspective
Although the LakeGarden Residences does not lie within Jurong Gateway, the main commercial hub of the Jurong Lake District, it will still stand to benefit from the URA master plan to turn it into Singapore’s largest business district outside the city.
The transformation can be expected to spur demand for both residential and commercial properties, resulting in a positive impact on property values, especially given the lack of new private property launches in the Lakeside area.
The district will also enjoy improved connectivity with the expansion of the MRT network, making it a highly convenient location for residents, tenants, and businesses alike.
In addition, its proximity to the Nanyang Technological University will appeal for students and faculty members, thereby positively affecting demand for rental properties.
Lastly, the presence of major amenities such as shopping malls, parks, and recreational facilities will enhance the quality of life for residents, making it an attractive place to live, work, play and study.
But how will the ongoing developments and future plans for the Jurong Lake District impact property prices?
To answer this question, let’s examine how property prices in District 22 (Lakeside, Jurong, Boon Lay) have performed after then Minister of National Development (MND) Mah Bow Tan announced the development of the Jurong Lake District in April 2008.
Chart 1: District 22 Average Price Trend
As can be seen from the Chart 1 above, average property prices in District 22 surged 128.46% between 1Q 2008 to 2Q 2013 immdiatey after the Jurong Lake District development plans. Thereafter, they declined rather significantly in line with the overall property market after the government announced a slew of severe property cooling measures. These include a hike in ABSD, tightening of LTV, and increase in minimum cash downpayment.
A prolonged period of consolidation followed. This lasted until an unexpected surge in property prices following the onset of the covid-19 pandemic in early 2020, fuelled by a supply crunch and delay in the completion of new homes.
Overall, District 22 has performed very well since the announcement of the Jurong Lake District in early 2008, with average prices gaining 96.11%.
Hence, it is not inconceivable that properties like LakeGarden Residences will benefit from the many exciting developments taking place in the Jurong Lake District over the next 20 years, boosting property values in the process.
Comparison of Average Prices of Private Condominiums In Jurong
In recent years, there have not been many new property launches in District 22. The three most recent are J Gateway (June 2013), Lakeville (April 2014), and Lake Grande (July 2016). As can be seen from Chart 2 below, all of them have done pretty well, chalking up the following average price gains:
- J Gateway: +25.08%
- Lakeville: 14.31%
- Lake Grande: 17.07%
Chart 2: Average Price Trend - J Gateway vs Lakeville vs Lake Grande.
Given the lack of new launches in District 22, pent up demand and the exciting prospect for the Jurong Lake District will likely attract keen interests for LakeGarden Residences. For the latest updates, please WhatsApp or Email Me.
Review of Other Upcoming Property Launches
Besides LakeGarden Residences, below are some other reviews of new ;roperty launches that may interest you:
- Skywaters Residences in District 1, a mixed-use development opposite Tanjong Pagar MRT station.
- TMW Maxwell, a mixed-use development 2 minutes' walk from Maxwell MRT station in District 1.
- Newport Residences, a mixed-use development overlooking the Greater Southern Waterfront.
- The Continuum, a freehold condo in District 15 by Hoi Hup and Sunway Developments.
- Tembusu Grand, a 99-year leasehold condo in District 15 by CDL and MCL Land.
- Grand Dunman, a mega 99-year leasehold condo in District 15 by SingHaiyi Group.
- Blossoms By The Park, a 99-year leasehold mixed-use development in Distric 5 by EL Development.
- The Hill @ One-North, a 99-year leasehold mixed-use development in District 5 by Kingsford Property Development.
- The Arden, a 99-year leasehold condo in District 23 by Qingjian Realty.
- Botany At Dairy Farm, a 99-year leasehold condominium in District 23 by Sim Lian Group.
- Lentor Hills Residences, a 99-year leasehold condo in District 26 by a consortium made up of Intrepid Investments, Guocoland, and TID Residential.
- The Reserve Residences, a 99-year leasehold integrated development in District 21 by Far East Organisation and Sino Land.
For more details on new launches, you can find them in project information.
