Lake Grande Review — Jurong Lake · D22
HuatScore: 86/100 — Solid Choice!
Is Lake Grande a good buy?
HuatScore rates Lake Grande 86/100 — a "Solid Choice!" verdict. That makes it a solid buy for value-focused buyers comfortable with the location tradeoff and patient own-stay owners. Strongest card: Both anchors locked in. Main watch-out: 4 new launches competing in D22 · Jurong / Tuas. Pricing is reasonable for the location at current market.
Last updated 2026-08-20 · scored against URA caveat data.
Key facts
- Verdict: Solid Choice!
- Region: Outside Central Region
- Tenure: 99-yr leasehold
- Completed: 2019
- Units: 710
- Developer: MCL Land
- Avg PSF: ~$1,900 psf
- Price from: S$0.65M
Live market data
- Resale transactions (12mo): 39
- Recent resale PSF: ~$1,930 psf
- Gross rental yield: 3.9%
What works in its favour
- Both anchors locked in: 286m to SHUQUN PRIMARY SCHOOL and 327m (~4-min walk) to Lakeside MRT (Exit C). Strictly within the P1 1km zone, plus walkable to the nearest MRT entrance. This is the non-negotiable demand anchor — kiasu parents AND yield-chasing investors are both your buyers.
- Sensible price gap: Launch PSF only +10% above local resale benchmark. Headroom for capital appreciation intact.
- Healthy transaction liquidity: 39 resale transactions in the past 12 months — wide exit pool, easier to price-discover.
- Hot resale demand: Demand pulse 92/100 — 5.5% annual turnover (39 resales/12mo). Units turn over fast; easy to find buyers when you exit.
What to watch out for
- 4 new launches competing in D22 · Jurong / Tuas: 4 active private launches in your district right now. More competing supply softens both rental and resale pricing power.
Who Lake Grande suits
- Value-focused buyers comfortable with the location tradeoff
- Own-stay buyers or patient long-term investors not dependent on yield
- Buyers who value a stable, established neighbourhood over speculative upside
Who should look elsewhere
- Buyers hunting deep relative value — the market has already priced in most of the story
- Short-term flippers — stamp duty + agent fees demand a 5-year minimum hold
- Buyers wanting a guaranteed top-tier primary within 1km walking distance
Huat Kueh says
#1 of 18 condos in D22 for resale volume — this one moves. 4 launches in the same district — exit kena squeeze.