Lakeville Review — Jurong Lake · D22
HuatScore: 63/100 — Good
Is Lakeville a good buy?
HuatScore rates Lakeville 63/100 — a "Good" verdict. That makes it a conditional 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: Good
- Region: Outside Central Region
- Tenure: 99-yr leasehold
- Completed: 2017
- Units: 696
- Developer: MCL Land
- Avg PSF: ~$1,800 psf
- Price from: S$0.65M
Live market data
- Resale transactions (12mo): 32
- Recent resale PSF: ~$1,780 psf
- Gross rental yield: 3.8%
What works in its favour
- Both anchors locked in: 436m to SHUQUN PRIMARY SCHOOL and 449m (~6-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.
- Real gross yield: 3.8%: Yield is above the SG private market median (~3.2%). Decent cash flow buffer if interest rates climb. Based on URA median rent (2026Q1) over the project's real resale PSF.
- 3-bedder × investment — appreciation sweet spot: Sells into the deepest pool — owner-occupier families. That demand floor drives durable capital appreciation. The investor default for total return, not just headline yield.
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 Lakeville 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
32 resales in 12 months — always got buyer. Chart going the wrong way — let the sellers come to you.