Lucerne Grand Review: Lakeside, District 22, 570 Units
Lucerne Grand in Lakeside: 99-year leasehold, 570 units. Location, unit mix, prices, plans and how it sold.
Lucerne Grand sold 350 of its 570 homes on its launch weekend, 61%, at an average of S$2,480 psf, City Developments Limited (CDL) said in its release of 4 October 2026. The count was taken at 6 pm on the Sunday. At the preview, EdgeProp put the starting price at S$2,251 psf for the 883 sq ft 3-bedroom. That start is about 47% above the middle value of the resale prices of the older Lakeside condos and about 19% above Lake Grande, the newest of them. The project is the first new private launch at Lakeside since Lake Grande in 2016: 570 homes in five 17-storey towers, directly linked to Lakeside MRT.
Lucerne Grand at a glance
| Fact | Detail |
|---|---|
| Developer | City Developments Limited (CDL) (legal developer: CDL Polaris Properties Pte. Ltd.) |
| Address | 30 Lakeside Drive, District 22 (Jurong West), OCR. The sales gallery is at Yuan Ching Road, next to Lakeside MRT station |
| Tenure | 99-year leasehold from 8 September 2025 |
| Homes | 570 in 5 17-storey towers, from 2-bedroom (624 sq ft) to 4-bedroom premium + entertainment (1,432 sq ft) |
| Site | 145,152 sq ft |
| Land | Government land sale site by CDL in June 2025 for S$608 million, about S$1,132 psf ppr, 6 bids |
| Architect | ADDP Architects LLP |
| Guide price | From S$2,251 psf. Example home: 3-bedroom, 883 sq ft, from S$1.988 million |
| Dates | Preview from 18 September 2026, sales launch 3 October 2026 |
Sources: CDL news release, Stacked Homes and EdgeProp. The lead image, the other artist’s impressions and the plans are from City Developments Limited (CDL)’s media press kit.
Where it is: Lakeside, at the edge of Jurong Lake Gardens
Lucerne Grand is at 30, 32, 34, 36 and 38 Lakeside Drive, in the Jurong West planning area (District 22), next to Lakeside MRT station on the East-West Line. CDL says the development is directly linked to the station, which is two stops from Jurong East interchange and its malls, according to the preview release. EdgeProp adds that covered walkways link the podium and a side gate to the station, and that Boon Lay and Chinese Garden stations are one stop away. In a straight line from the site point, Lakeside MRT is about 150 m away, Chinese Garden MRT about 1,400 m and Boon Lay MRT about 1,700 m, and Jurong Point is about 1,560 m away. The site point comes from OneMap. Walking and driving routes are longer.
- Lucerne Grand
- MRT station
- Hospital
- Mall
- School
Source: planning-area boundaries from URA via data.gov.sg, stations from LTA via data.gov.sg, places found with OneMap. Drawn by Propwise; not to survey accuracy.
Jurong Lake Gardens, a 90-hectare park, is a short stroll away, CDL says. Two changes are planned nearby:
- The new Science Centre Singapore, which EdgeProp says is targeted around the end of 2027.
- Jurong Lake District, where Huttons expects about 100,000 new jobs and 20,000 new homes by 2040 to 2050 (EdgeProp).
Schools: five within 1 km in a straight line
EdgeProp lists four primary schools within 1 km (Boon Lay Garden, Lakeside, Rulang and Shuqun) and four more between 1 and 2 km. In a straight line from the site, Yuan Ching Secondary School is about 140 m away, Rulang Primary School about 450 m, Shuqun Primary School about 530 m, Lakeside Primary School about 590 m and Boon Lay Garden Primary School about 780 m. River Valley High School is about 1,260 m away. Huttons’ Mark Yip said Rulang Primary gives buyers a distance advantage in Primary 1 registration (EdgeProp, 4 October 2026). The Ministry of Education measures distance in its own way, so check each school’s band on the MOE school locator.
| Place | Type | Straight-line distance |
|---|---|---|
| Yuan Ching Secondary School | School | about 140 m |
| Rulang Primary School | School | about 450 m |
| Shuqun Primary School | School | about 530 m |
| Lakeside Primary School | School | about 590 m |
| Boon Lay Garden Primary School | School | about 780 m |
| River Valley High School | School | about 1,250 m |
Source: places found with OneMap (Singapore Land Authority), stations from LTA via data.gov.sg, Propwise calculation.
The land: S$1,132 psf ppr, well below later sites
CDL won the government land sale site in June 2025 in a tender of six bids, at S$608 million, or about S$1,132 psf ppr, according to EdgeProp. Psf ppr is the price per sq ft of potential gross floor area. The site is 145,152 sq ft. SRI’s Mohan Sandrasegeran noted that the site cost 35.8% less per sq ft ppr than the New Upper Changi Road site awarded in September 2026, which went for S$1,537 psf ppr, and said the lower land cost gave CDL pricing flexibility. PropNex’s Kelvin Fong said recent land rates for Outside Central Region sites were above S$1,500 psf ppr (EdgeProp).
Homes and layouts: 570 homes, no one-bedroom units
CDL’s factsheet gives the home count for each bedroom group. There are 222 two-bedroom homes (including those with a study), 253 three-bedroom homes (including the premium types with a study) and 95 four-bedroom premium homes. There are no one-bedroom homes. EdgeProp lists the show-flat sizes as a 667 sq ft 2-bedroom with study, a 1,001 sq ft 3-bedroom with study and a 1,432 sq ft 4-bedroom premium with an entertainment room. CDL’s e-brochure lists 16 home types, from the 624 sq ft type B1 to the 1,432 sq ft type DP1E. Its schematic diagram gives the type of every home on every level of the five blocks, and the table below counts the homes of each type from it. Homes are on levels 2 to 17.
| Type | Size (sq ft) | Homes | Levels | From (S$) |
|---|---|---|---|---|
| 2-bedroom (B1) | 624 | 96 | 2 to 17 | 1,498,000 |
| 2-bedroom + study (B2S) | 667 | 64 | 2 to 17 | – |
| 2-bedroom + study (B3S) | 710 | 62 | 2 to 17 | – |
| 3-bedroom (C1) | 872 | 47 | 2 to 17 | – |
| 3-bedroom (C2) | 883 | 32 | 2 to 17 | 1,988,000 |
| 3-bedroom (C3) | 893 | 30 | 2 to 17 | – |
| 3-bedroom (C3a) | 904 | 16 | 2 to 17 | – |
| 3-bedroom premium + study (CP1S) | 947 | 32 | 2 to 17 | – |
| 3-bedroom premium + study (CP2S) | 1,001 | 64 | 2 to 17 | – |
| 3-bedroom premium + study (CP3S) | 1,001 | 16 | 2 to 17 | – |
| 3-bedroom premium + study (CP4S) | 1,001 | 16 | 2 to 17 | – |
| 4-bedroom premium (DP2a) | 1,152 | 2 | 2 to 3 | 2,788,000 |
| 4-bedroom premium (DP1) | 1,163 | 31 | 2 to 17 | – |
| 4-bedroom premium (DP2) | 1,195 | 14 | 4 to 17 | – |
| 4-bedroom premium + study (DP1S) | 1,345 | 16 | 2 to 17 | – |
| 4-bedroom premium + entertainment (DP1E) | 1,432 | 32 | 2 to 17 | – |
Sources: CDL news release and Lucerne Grand e-brochure.
CDL says every apartment has Bosch and Samsung kitchen appliances, Franke sinks, Hansgrohe and Geberit bathroom fittings and a Smart Home Gateway to control devices from a phone app. The architecture draws on the mountains and lake of Lucerne in Switzerland, the release says. The plans below show nine of the 16 types: the three 2-bedroom types, a 3-bedroom, a larger 3-bedroom, the most common 3-bedroom premium with study, and the three 4-bedroom premium types with and without a study or an entertainment room. Homes on the first level of each stack have a private enclosed space in place of the balcony.
Facilities and site plan
Level 1 has outdoor fitness, a wellness garden and a pets garden. Level 2 has the lap pool, a spa cove, a gymnasium, Lucerne Clubhouse I and changing rooms with a steam room. Level 3 has a multi-purpose court, two gourmet pavilions, a kids’ splash pool, Lucerne Clubhouse II, a co-working lounge, a social lounge and a swing garden. For 570 homes there are 456 car lots (about 0.8 a home), according to the factsheet. Lucerne Galleria on Level 1 has 10,764 sq ft of commercial space with a supermarket and food and retail units (EdgeProp). The project has BCA Green Mark Platinum Super Low Energy certification, CDL says.
How the price compares with nearby condos
CDL gave the minimum price of three unit types, and EdgeProp worked out the price per sq ft: S$2,401 psf from the 624 sq ft 2-bedroom (S$1.498 million), S$2,251 psf from the 883 sq ft 3-bedroom (S$1.988 million) and S$2,420 psf from the 1,152 sq ft 4-bedroom premium (S$2.788 million). The guide price of S$2,251 psf, the lowest of the three, is about 47% above the middle value of the median resale psf of the older Lakeside condos (S$1,529 psf). The tables use URA caveats for the 24 months from Nov 2024 to Oct 2026 (the latest month is a month so far).
| Project | Street | Tenure | Resales | Median psf | Homes under 800 sq ft (resales) |
|---|---|---|---|---|---|
| Lucerne Grand (guide price) | Lakeside Drive | 99-yr from 2025 | – | S$2,251 from | – |
| The Lakefront Residences | Lakeside Drive | 99-yr from 2010 | 35 | S$1,740 | S$1,775 (11) |
| Caspian | Lakeside Drive | 99-yr from 2008 | 37 | S$1,563 | – |
| The Lakeshore | Jurong West Street 41 | 99-yr from 2002 | 58 | S$1,495 | – |
| Lakeholmz | Corporation Road | 99-yr from 2001 | 18 | S$1,290 | – |
| Lakeville | Jurong Lake Link | 99-yr from 2013 | 63 | S$1,807 | S$1,727 (27) |
| Lake Grande | Jurong Lake Link | 99-yr from 2015 | 81 | S$1,893 | S$1,895 (51) |
| Project | Street | Tenure | New-sale caveats | Median psf |
|---|---|---|---|---|
| Sora | Yuan Ching Road | 99-yr from 2023 | 126 | S$2,291 |
| The Lakegarden Residences | Yuan Ching Road | 99-yr from 2023 | 117 | S$2,194 |
Source: URA (caveats), Propwise calculation. Guide price: EdgeProp, 18 Sep 2026.
The gap is wide against projects whose leases started between 2001 and 2010, as the tenure column shows. The nearer comparison is with the two recent launches on Yuan Ching Road. According to Stacked Homes, Sora (launched July 2024) had sold at least 232 of its 440 homes (52.7%) at an average of S$2,229 psf, and The Lakegarden Residences (launched August 2023) was nearly fully sold at an average of S$2,160 psf, both from URA caveats (Stacked Homes, 16 September 2026). The new-sale medians in our table are S$2,291 psf at Sora and S$2,194 psf at The Lakegarden Residences. Lucerne Grand’s S$2,480 psf average at launch is above both. EdgeProp puts Sora and The Lakegarden Residences about 1 km from Lakeside MRT, and Lucerne Grand next to it.
How it launched, against the guide price
The S$2,480 psf average is above the starting psf of every unit type. According to EdgeProp, 145 of the 222 two-bedroom homes sold (65%), 157 of the 253 three-bedroom homes (62%) and 48 of the 95 four-bedroom homes (51%). The standard 2-bedroom sold 84 of 96, and the premium 4-bedroom sold 41 of 47. About 93% of buyers are Singaporeans and 7% are permanent residents from Malaysia, China, India, Bangladesh, Myanmar and South Korea, CDL says.
Mark Yip of Huttons said buyers were mainly owner-occupiers from western Singapore, and that the 2-bedroom homes may also attract investors who are looking at rental demand from Jurong Lake District and Jurong Innovation District. Realion’s Justin Quek said firm prices for HDB flats less than 20 years old in nearby towns supported upgrader demand: median prices in the first nine months of 2026 ranged from S$620,000 to S$680,000 for 4-room flats and S$720,000 to S$828,000 for 5-room flats between Jurong East and Bukit Batok. PropNex’s Kelvin Fong said some buyers may have seen the launch as a chance to enter before later sites, which cost more, reach the market. He also said buyers may stay careful on financing, because 3-month compounded SORA has risen but is still low against earlier highs.
The 61% take-up is above Dunearn House (56% in July, according to Frasers Property) and Amberwood at Holland (23 of 212 homes, 11%, in September, or 33% of the 70 homes released, according to EdgeProp). It is below River Modern (90% in March 2026) and Skye at Holland (99% in October 2025), both reported by EdgeProp.
How it sold
The table follows the homes put on sale and sold since the launch, as developers report them to URA. It shows the launch month and the months after it; a month that URA has not published yet reads “not yet”.
| Since launch | Month | Homes on sale | Homes sold | Share sold | Median psf of the month’s sales |
|---|---|---|---|---|---|
| Launch month | Oct 2026 | not yet | not yet | not yet | not yet |
| 1 month later | Nov 2026 | not yet | not yet | not yet | not yet |
| 3 months later | Jan 2027 | not yet | not yet | not yet | not yet |
| 6 months later | Apr 2027 | not yet | not yet | not yet | not yet |
| 12 months later | Oct 2027 | not yet | not yet | not yet | not yet |
Source: URA developer sales (homes as the developers report them to URA), Propwise calculation. Data to Sep 2026.
CDL’s 350 is a count at 6 pm on 4 October. URA adds each month’s figures about the 15th of the month after, so the October figures arrive in mid-November. After the weekend about 220 homes were unsold, a Propwise calculation from CDL’s figures, and the URA table shows how many sell later.
What it costs to buy
At the guide price of S$1,988,000 for the 3-bedroom, 883 sq ft, buyer’s stamp duty is S$69,000 for everyone. Additional stamp duty depends on who is buying and how many homes they own: a Singapore citizen buying a first home pays none. A first-time bank-loan buyer borrows up to S$1,491,000 and puts down S$497,000, of which at least S$99,400 must be cash and the rest can be cash or CPF. The 3-month compounded SORA was 1.24% on 14 Oct 2026.
| Buyer | Buyer’s stamp duty | Additional duty (ABSD) | Total duties |
|---|---|---|---|
| Singapore citizen, first home | S$69,000 | None | S$69,000 |
| Singapore citizen, second home | S$69,000 | S$397,600 (20%) | S$466,600 |
| Permanent resident, first home | S$69,000 | S$99,400 (5%) | S$168,400 |
| Permanent resident, second home | S$69,000 | S$596,400 (30%) | S$665,400 |
| Foreigner | S$69,000 | S$1,192,800 (60%) | S$1,261,800 |
| Item | Amount | Basis |
|---|---|---|
| Price | S$1,988,000 | 3-bedroom, 883 sq ft, guide price from S$2,251 psf |
| Loan | S$1,491,000 | 75% limit for a first bank loan |
| Down payment | S$497,000 | 25% of the price |
| Of which cash at least | S$99,400 | 5% of the price; the rest can be cash or CPF |
| Interest rate | Monthly instalment |
|---|---|
| 2.0% a year (example) | S$5,511 |
| 2.5% a year (example) | S$5,891 |
| 3.0% a year (example) | S$6,286 |
| 4% a year (bank stress test) | S$7,118 |
Source: stamp duty and loan rules in the Propwise rules database (BSD in force from 15 Feb 2023), Propwise calculation. Guide price: EdgeProp, 18 Sep 2026. MAS rules for the lending limits.
Banks test the loan at a 4% rate. At that rate the instalment is S$7,118, so a household with no other debts needs a gross monthly income of about S$12,942. Most of the loan on an uncompleted home is drawn in stages as construction progresses, so early payments are smaller.
Who it suits
HDB upgraders in the west are the group the sales point to. The 3-bedroom homes start from S$1.988 million, and Realion’s Quek tied demand to firm resale prices for 4-room and 5-room flats in Jurong East, Jurong West and Bukit Batok. A household that commutes by train gains from the direct link to Lakeside MRT, the one feature CDL puts first in its release.
Buyers who want a small, cheap unit have little to choose from: the smallest home is 624 sq ft and the lowest price is S$1.498 million. Investors will weigh the 222 two-bedroom homes against Huttons’ view that rental demand from Jurong Lake District and Jurong Innovation District may support them. It does not suit buyers who want freehold, a low-density cluster or a short wait: it is five 17-storey towers with 570 homes, and vacant possession is expected on 7 December 2031.
Strengths and trade-offs
Strengths
- Direct link to Lakeside MRT, about 150 m in a straight line, with Jurong East interchange two stops away (CDL).
- Four primary schools and a secondary school within 1 km in a straight line (our distance table), and Rulang Primary named by Huttons’ Mark Yip as an advantage for Primary 1 registration.
- A supermarket and food and retail units on Level 1 (Lucerne Galleria, 10,764 sq ft).
- Land cost of S$1,132 psf ppr, 35.8% below the New Upper Changi Road site awarded in September 2026 (SRI via EdgeProp).
- A launch-weekend take-up of 61% across all unit types, with 145 of 222 two-bedroom homes sold (EdgeProp).
Trade-offs
- The guide price is about 47% above the older Lakeside condos and about 19% above Lake Grande, and the S$2,480 psf average paid is above the new-sale median psf at Sora and The Lakegarden Residences.
- About 220 homes were unsold after the launch weekend, a Propwise calculation from CDL’s figures.
- 456 car lots for 570 homes, about 0.8 a home (CDL factsheet).
- Vacant possession on 7 December 2031, more than five years after the launch.
