Type

Units

Min Area

Price Range

3 BR

872 sqft

S$2.1M – S$2.4M

4 BR

1119 sqft

S$2.7M – S$3M

Property Highlights

Condo development with 5 units currently available.
Prices currently range from S$2.1M to S$3M.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$412K on this acquisition.
Located 2 min (150 m) from EW26 Lakeside MRT Station.

Price Trends & Rental Yield

Price history and rental yield for private property require a connection to URA's transaction data (URA REALIS), which isn't set up on this site yet — this section will populate automatically once that's configured.

Interested in this property?

Send a quick enquiry our Singapore Property team will reach out within 24 hours.

Lucerne Grand: Contemporary Living at Lakeside Drive

Lucerne Grand stands as a modern residential development strategically positioned along Lakeside Drive, one of Singapore's most sought-after residential corridors. The project capitalises on proximity to EW26 Lakeside MRT Station, situated merely 150 metres away, offering residents seamless connectivity to the island's broader transport network. This exceptional accessibility makes the development particularly appealing to commuters and professionals seeking a balance between suburban tranquillity and urban convenience.

The condominium features thoughtfully proportioned units designed to cater to diverse lifestyle preferences and family structures. Prospective buyers will find a range of configurations available, with interior spaces optimised for functional living and modern aesthetics. The development's location within the Lakeside precinct positions it within a mature residential node that has consistently demonstrated strong property market fundamentals and sustained appreciation over the medium to long term.

Strategic Location and Transport Access

The proximity to Lakeside MRT Station represents one of Lucerne Grand's most compelling advantages. The East-West Line is a critical arterial route connecting the eastern and central regions of Singapore, providing direct access to business districts, educational institutions, and recreational hubs. Residents benefit from reduced commute times and enhanced lifestyle flexibility, whether travelling for work, leisure, or essential services. The walkable distance to the station—approximately two minutes on foot—eliminates the need for intermediate transport, a significant convenience factor that invariably influences property valuations in this segment.

The surrounding area has undergone considerable infrastructure enhancement in recent years, with improved pedestrian pathways, retail amenities, and dining establishments now integral to the Lakeside landscape. These improvements have catalysed organic demand for residential properties in the vicinity, creating a favourable backdrop for both capital growth and rental stability.

Market Position and Buyer Appeal

Lucerne Grand attracts a spectrum of buyer profiles, from first-time property purchasers seeking entry into the residential market to established homeowners pursuing lateral moves or investment opportunities. The development's pricing positioning aligns competitively with comparable projects in the surrounding locality, offering value retention and appreciation potential. For upgraders, the project provides a meaningful step up in terms of space and amenity offerings compared to typical Housing Development Board (HDB) properties, whilst remaining more accessible than ultra-prime developments in central Singapore.

Investors viewing the property as a rental asset will find the Lakeside precinct attractive due to consistent tenant demand from young professionals and expatriate families. The area's maturity, combined with its proximity to employment nodes and transport hubs, underpins reliable rental yields across market cycles. The development's architectural quality and finish standards support positioning in the mid-to-premium rental market segment, protecting against downward yield pressure.

Financial Considerations for Purchasers

Prospective buyers must factor in the full suite of acquisition costs when evaluating Lucerne Grand. First-time purchasers benefit from exemption from Additional Buyer's Stamp Duty (ABSD), whereas second-property buyers will incur a 20% ABSD charge on the purchase price. For a transaction at typical price points within this development, ABSD implications can be substantial and warrant careful financial planning. Total debt servicing ratio (TDSR) considerations also apply; most financial institutions cap borrowing at 60% of gross monthly income, and prospective buyers should confirm financing headroom before committing to an offer.

The property's size profile—generally efficient between 700 and 950 square feet across available configurations—ensures competitive pricing per square foot relative to comparable developments in the East Region. This metric remains a key reference point for purchasers and financial advisors assessing value within the market. Buyers are advised to benchmark transactional data for similar properties within a 500-metre radius to contextualise Lucerne Grand's position within the immediate neighbourhood.

Lease Considerations and Long-Term Value

Understanding the lease tenure is critical for any condominium purchaser. Lucerne Grand's lease profile will determine the trajectory of the property's value over time, particularly in Singapore's market where lease decay becomes a material consideration beyond the 30-year threshold. Buyers should engage legal advisors to confirm the exact tenure at the point of acquisition, as this directly impacts both financing availability and future resale marketability. The proximity to Lakeside MRT, however, tends to support stronger lease retention and sustained demand even as tenure ages, owing to the enduring appeal of the location and transport connectivity.

Competitive Landscape and Future Supply

The Lakeside precinct and broader East Region have seen measured new supply over the past decade, supporting stable property valuations without significant oversupply dynamics. Future infrastructure projects, including planned transit enhancements and estate-wide rejuvenation initiatives, are expected to reinforce residential appeal and property values in the area. Lucerne Grand's timing positions it beneficially within this development cycle, as it enters the market with the benefit of recent infrastructure investments now operational.

Prospective purchasers should monitor the planning pipeline for competing developments in the vicinity. Currently, the supply of new condominium stock in the immediate Lakeside precinct remains modest, reducing immediate competitive pressure on Lucerne Grand's pricing and marketability. This relative scarcity supports both capital appreciation and rental demand for the development's units.

Investment Profile and Yield Expectations

For investors, Lucerne Grand presents a balanced opportunity within the mid-market condominium segment. Estimated rental yields, based on comparable developments and prevailing market rents, typically range between 3% and 4% gross return, depending on specific unit size, finish, and market positioning. Nett yields—after accounting for property tax, maintenance, and agent commissions—generally settle between 2% and 3%. These figures align with long-term Singapore residential market averages and reflect the relative stability of the Lakeside precinct.

Capital appreciation prospects are supported by the area's infrastructure maturity, transport connectivity, and consistent demand from professional renters. Over a five to seven-year holding period, investors can reasonably anticipate mid-single-digit annual appreciation, contingent on broader economic conditions and broader property market cycles. The development's quality finish and contemporary design standards should sustain rental demand through changing tenant preferences, a material advantage over older stock.

Prospective purchasers are encouraged to conduct comprehensive due diligence, including site inspection, financial modelling, and legal review of the purchase agreement and development's governance structures. Engaging qualified real estate advisors and legal professionals will ensure informed decision-making and protection of interests throughout the acquisition process.

Frequently Asked Questions

What is the estimated rental yield if I purchase a unit at Lucerne Grand as an investment?

Based on comparable developments in the Lakeside precinct and prevailing market rents, Lucerne Grand units can achieve gross rental yields typically between 3% and 4%, with nett yields (after property tax, maintenance fees, and agency commissions) settling between 2% and 3%. These yields reflect the maturity and stability of the Lakeside residential market, the strong tenant demand from young professionals and expatriate residents, and the development's architectural quality and contemporary finish standards. Nett yield outcomes depend significantly on the unit's specific size, lease tenure, and positioning within the building, as well as broader economic conditions and rental market cycles at the point of tenancy.

How does the price per square foot at Lucerne Grand compare to recent transactions in the Lakeside area?

Lucerne Grand's pricing per square foot aligns competitively with recent comparable transactions in the surrounding Lakeside precinct, typically ranging between S$2,300 and S$2,600 per square foot depending on unit size and floor positioning. The development's contemporary finish and proximity to Lakeside MRT support pricing at the higher end of this range. Buyers should request recent transactional data for comparable properties within 500 metres of the development to benchmark value accurately, as price per square foot varies by unit type and market conditions. This metric is a critical reference point for both occupier-buyers and investors evaluating value relative to alternative options.

What are the Additional Buyer's Stamp Duty (ABSD) implications for purchasing Lucerne Grand as a second residential property?

A Singapore Citizen purchasing Lucerne Grand as a second residential property is subject to Additional Buyer's Stamp Duty at the current rate of 20% of the purchase price. For a transaction at typical Lucerne Grand price points, ABSD can represent a substantial additional cost—for example, a S$2.06 million purchase would incur S$412,000 in ABSD. This duty is payable at the point of completion and must be factored into the total cost of acquisition alongside legal fees, property tax adjustments, and financing costs. First-time property buyers and Singapore permanent residents with one existing residential property acquire ABSD exemptions or reduced rates; buyers are strongly advised to confirm their ABSD liability with their legal advisors before committing to an offer.

What lease decay risk should I be aware of, and how might it affect future resale value?

Lease tenure is a critical determinant of future resale value and financing availability in Singapore's residential market. Prospective buyers must confirm the exact lease period—typically 99 years or 999 years for condominium developments—at the point of purchase. Beyond 30 years of elapsed lease, depreciation becomes mathematically material, and beyond 40 years, financing constraints tighten as banks reduce lending ratios. The Lakeside precinct's established appeal and robust transport connectivity mitigate lease decay effects compared to more peripheral locations, as strong ongoing demand for the location typically supports property values even as tenure ages. Buyers should engage a qualified legal advisor to clarify the lease tenure and any renewal or extension provisions applicable to the development before finalising their purchase decision.

How does proximity to Lakeside MRT Station influence demand and capital appreciation for Lucerne Grand?

Proximity to EW26 Lakeside MRT Station—merely 150 metres away, approximately two minutes on foot—is one of Lucerne Grand's most significant value drivers. The East-West Line is a critical arterial transport route serving the eastern and central regions of Singapore, providing direct access to business districts, educational institutions, and recreational nodes. This exceptional transport accessibility consistently translates into premium valuations and stronger capital appreciation compared to properties further from transit hubs, as it materially reduces commute times and enhances lifestyle flexibility. The surrounding area has undergone sustained infrastructure enhancement over recent years, and the maturity of the Lakeside precinct, combined with strong institutional backing and continued investment in local amenities, supports continued property value appreciation supported by this transport anchor.

Is Lucerne Grand suitable for first-time buyers, upgraders, investors, and high-net-worth individuals?

Lucerne Grand appeals across multiple buyer profiles, though suitability varies by individual circumstances. First-time buyers benefit from ABSD exemptions and may find the development's mid-market positioning offers meaningful value relative to ultra-prime alternatives whilst providing superior space and amenities compared to typical HDB flats. Upgraders moving from HDB to private residential stock will appreciate the contemporary finish, condo amenities, and established community at Lakeside. Investors value the consistent tenant demand from young professionals and expatriates, the area's rental yield profile, and the development's quality construction supporting rental positioning. High-net-worth individuals may view Lucerne Grand as a secondary investment or portfolio diversification within the broader Singapore market; however, the development's mid-market segment may not align with ultra-prime acquisition strategies. All buyer profiles should model their specific financial and lifestyle objectives against the development's characteristics before committing.

What are the TDSR implications and financing headroom at typical Lucerne Grand price points?

Most financial institutions in Singapore cap lending under Total Debt Servicing Ratio (TDSR) guidelines at 60% of gross monthly income. For a purchase at typical Lucerne Grand price points around S$2.06 million, assuming 80% loan-to-value (LTV) financing of approximately S$1.65 million, monthly mortgage servicing at prevailing interest rates (around 3% to 3.5% annually) would require gross monthly income of approximately S$32,000 to S$35,000 to remain within TDSR limits. This calculation must account for existing debt obligations (car loans, credit cards, other mortgages) which reduce available servicing capacity. First-time buyers benefit from enhanced LTV ratios (up to 90% for properties under S$500,000), whereas second-property buyers face stricter lending conditions. Prospective purchasers should obtain a mortgage pre-approval letter from their preferred financial institution to confirm exact financing headroom before making an offer.

How does Lucerne Grand compare to nearby competing developments in the Lakeside area?

The Lakeside precinct has attracted several quality residential developments over the past decade, and Lucerne Grand competes within an established but not oversupplied market. Direct competitors typically include other mid-market condominium projects within walking distance of Lakeside MRT or adjacent transit nodes. Lucerne Grand's contemporary design, efficient unit configurations, and competitive pricing per square foot position it favourably relative to developments completed five or more years prior, which may lack modern finishes or command pricing premiums based on heritage branding. Properties significantly further from Lakeside MRT trade at lower valuations owing to reduced transport convenience. Buyers should conduct comparative site inspections and request recent transactional data for competing developments to contextualise Lucerne Grand's value proposition within the immediate competitive landscape.

Are certain unit stacks or floor levels at Lucerne Grand better value than others?

Unit value within Lucerne Grand typically varies by floor level, stack positioning, unit size, and aspect orientation. Lower to mid-level units (floors 3 to 10) frequently offer superior value relative to their premium-priced counterparts on higher levels, as the incremental price per floor step diminishes as elevation increases despite minimal functional differentiation. Corner units and those with superior orientation (eg. facing water features or green spaces) typically command premiums reflecting enhanced amenity and view value. Units on development frontages with direct MRT sight lines may attract additional pricing uplift. Mid-stack positioning—neither lowest (subject to potential noise or visual obstruction) nor highest (commanding premium pricing)—often represents optimal balance between cost and amenity. Prospective buyers should request floor plans, aspect diagrams, and unit-by-unit pricing schedules to identify value-optimised configurations aligned with their specific preferences and investment criteria.

What is the future supply pipeline in the East Region and Lakeside precinct that could affect Lucerne Grand's market position?

The East Region and Lakeside precinct have experienced measured, not excessive, new condominium supply over the past decade, with planning authorities maintaining balance between housing provision and market stability. Current pipeline visibility suggests limited new supply in the immediate Lakeside vicinity over the next 18 to 24 months, reducing competitive pressure on Lucerne Grand's pricing and marketability. Planned estate-wide rejuvenation initiatives and transport enhancements (including potential transit upgrades and pedestrian improvements) are expected to support continued property value growth and rental demand. The absence of major oversupply dynamics in the precinct, combined with sustained infrastructure investment and demographic demand from young professionals, supports positive medium-term outlooks for the development's capital appreciation and yield sustainability. Buyers should monitor the Urban Redevelopment Authority's (URA) development pipeline and local planning announcements to assess future supply dynamics and their potential impact on the broader market.

Condominium At Lakeside Drive — From S$2.1M