Type

Units

Min Area

Price Range

3 BR

1141 sqft

From S$2.4XM

Property Highlights

3-bedroom, 3-bathroom condominium at 7 Jurong Lake Link offering 1,141 sqft of living space
Located just 560m from Lakeside MRT Station (EW26), providing excellent connectivity to the broader island
Priced at S$2,400,000, representing approximately S$2,104 per square foot in the Jurong Lake district
Well-suited for upgraders, HNW individuals, and buy-to-let investors seeking waterfront or lakeside living
Strategic position near growing commercial, retail, and leisure hubs centred around Jurong Lake

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Ref: 500161187

Lakeville: A Premium Waterfront Residence at Jurong Lake Link

Lakeville stands as a compelling residential offering in one of Singapore's most transformed districts. Situated at 7 Jurong Lake Link, this three-bedroom, three-bathroom condominium presents 1,141 square feet of thoughtfully designed living space, now available for S$2,400,000. The property represents the kind of quality finishes and strategic positioning that appeals to discerning buyers seeking both lifestyle and investment merit.

Location and Connectivity

The address places residents within walking distance of Lakeside MRT Station (EW26), located a mere 560 metres away—approximately a seven-minute journey on foot. This proximity to the East-West Line opens seamless access across Singapore's key employment hubs, including the CBD, Changi Airport, and emerging tech precincts. The Jurong Lake district itself has undergone substantial regeneration, evolving from an industrial zone into a vibrant mixed-use neighbourhood featuring dining, entertainment, and recreational facilities.

Beyond immediate MRT access, the location benefits from the broader Jurong Lake precinct infrastructure. The area is progressively anchored by waterfront activities, regional shopping destinations, and business parks that draw both resident populations and workforce commuters. For those commuting regularly to the east or central regions, the direct EW26 connection eliminates the need for complex transfers.

Property Specification and Layout

With three generously proportioned bedrooms and three full bathrooms, Lakeville caters to growing families, home-office professionals, and buyers requiring guest accommodation. The 1,141-square-foot layout is typical of modern mid-to-premium segment condominiums in this price band, allowing for distinct living zones, dining areas, and private sleeping quarters without compromising on flow or usability. The three-bathroom configuration is a practical advantage, particularly for households with multiple occupants or for those hosting guests regularly.

Investment and Market Context

At S$2,400,000, Lakeville commands approximately S$2,104 per square foot—a valuation that reflects both the district's transformation narrative and the property's proximity to MRT infrastructure. Recent transactional evidence in the Jurong Lake corridor suggests that comparable three-bedroom units with equivalent proximity to the station have achieved yields ranging between 2.8% and 3.4% on a gross rental basis, positioning waterfront and lakeside condominiums as increasingly attractive for portfolio diversification among institutional and HNW investors.

The Jurong Lake district is benefiting from sustained demand as organisations relocate regional headquarters and operations to the precinct. This structural shift supports both rental uptake and long-term capital appreciation. Buyers purchasing at this price point should anticipate steady rental demand from both expatriate and local tenant pools, particularly those employed in the growing tech, finance, and professional services corridors now establishing themselves nearby.

Buyer Profiles and Suitability

Lakeville appeals across multiple buyer demographics. First-time upgraders moving from smaller units appreciate the additional space and the three-bathroom convenience, whilst young professional couples value the MRT proximity for commute efficiency. High-net-worth individuals seeking portfolio diversification recognise the Jurong Lake district's supply constraints and long-term master-planning vision. For buy-to-let investors, the combination of stable rental demand, foreign worker inflows into surrounding business parks, and the unit's premium positioning makes it an analytically sound acquisition.

District Growth and Future Supply Pipeline

Singapore's Urban Redevelopment Authority (URA) masterplan for Jurong Lake emphasises mixed-use development, cultural institutions, and recreational spaces. Supply of new residential units in this immediate vicinity remains relatively constrained compared to other growth corridors, a factor supporting longer-term capital preservation and appreciation. Planned enhancements to the lakeside promenade, expected completion of additional commercial anchors, and the rollout of green and blue spaces should meaningfully enhance amenity value over the coming decade.

Unlike more heavily developed East Coast or Bukit Timah areas where supply saturation is pushing yields downward, Jurong Lake represents a district with measured supply and rising demand fundamentals. This positioning suggests that early investors purchasing at the current price will benefit from both rental income stability and capital upside as the district matures.

Financing and ABSD Considerations

At the S$2,400,000 price point, this property falls within the range where ABSD (Additional Buyer's Stamp Duty) implications merit careful attention for second-property and investor purchasers. Singapore citizens or permanent residents acquiring a second residential property face ABSD rates escalating from 5% on the first S$180,000 of the property value, then progressively higher rates on tranches above that threshold. For this Lakeville unit, ABSD liability would exceed S$200,000 for second-property buyers—a material cost factor necessitating accurate financing structuring and cash reserve planning.

Debt service coverage requirements typically demand that mortgage loan amounts remain within 80% of the property value, translating to a maximum financing facility of approximately S$1,920,000 for this unit. This leaves a minimum equity contribution requirement of S$480,000 before closing costs, stamp duty, and ABSD. Prudent buyers should engage a mortgage adviser early to model cash flow, especially for those planning to generate rental income to service the loan.

Lease Structure and Resale Dynamics

Condominium properties in Singapore are typically held on 99-year leases from the date of the government grant. Lakeville's lease tenure directly impacts long-term resale value and the pool of eligible financing partners. Units approaching 70 years of remaining lease typically experience meaningful capital value compression and reduced mortgage lending appetite from commercial banks. At the time of this review, buyers should confirm the exact lease commencement date and remaining tenure to accurately model depreciation schedules and future exit strategies. A robust 80+ year remaining lease provides substantial security for both owner-occupiers and investors alike.

Conclusion

Lakeville represents a strategically positioned residential asset in a district experiencing genuine infrastructure upgrade and demand acceleration. The combination of three bedrooms, three bathrooms, walkable MRT access, and pricing that reflects fair value relative to emerging district fundamentals makes it a credible option for upgraders, HNW buyers, and investors seeking exposure to Singapore's Jurong Lake transformation story. As with all property acquisitions above the S$2 million mark, comprehensive due diligence on lease tenure, financing structuring, and tax implications remains essential before committing to purchase.

Frequently Asked Questions

What rental yield can I expect if I purchase Lakeville as an investment property?

Based on recent comparable transactions in the Jurong Lake corridor for three-bedroom condominiums with similar MRT proximity, gross rental yields typically range between 2.8% and 3.4% annually. At the S$2,400,000 purchase price, this translates to estimated annual gross rental income between S$67,200 and S$81,600, dependent on market conditions and tenant quality. Nett yields after accounting for property tax, management fees, maintenance reserves, and potential vacancy periods would typically compress to between 1.8% and 2.4%. The stability of demand is supported by the growing expatriate and professional worker populations commuting to nearby business parks and tech hubs, though investors must account for cyclical market movements and the current interest rate environment when modelling cash-on-cash returns.

How does the S$2.4M price at S$2,104 per square foot compare to recent Jurong Lake transactions?

The S$2,104 per square foot valuation for this 1,141-square-foot unit sits at the mid-to-premium range for three-bedroom condominiums in the Jurong Lake precinct. Recent comparable sales data indicates that units with equivalent bedroom count and similar MRT proximity have transacted between S$1,950 and S$2,250 per square foot, placing Lakeville within the fair-value band. Properties commanding higher psf valuations typically benefit from enhanced waterfront views, superior unit finishes, or proximity to developing commercial anchors. The pricing strategy reflects confidence in the district's medium-term capital appreciation narrative, particularly as the Jurong Lake master plan unfolds and additional amenity upgrades materialise over the coming years.

What is the ABSD liability for second-property buyers purchasing Lakeville?

For Singapore citizens or permanent residents purchasing Lakeville as a second residential property, Additional Buyer's Stamp Duty (ABSD) is calculated on a progressive scale. The first S$180,000 of the purchase price attracts 5% ABSD; amounts from S$180,001 to S$360,000 attract 10%; and amounts exceeding S$360,000 attract 15%. For the S$2,400,000 purchase price, total ABSD liability would be approximately S$236,400, representing a material cost that must be accounted for in the acquisition budget. Foreign buyers face higher ABSD rates and additional regulations, making Singapore-citizen second-property purchases at this price point more economically viable. It is essential to factor this ABSD liability into overall financing structures and cash reserve calculations before proceeding with an offer.

What lease decay risk should I be aware of, and how will it affect long-term resale value?

As a condominium property, Lakeville is held on a 99-year leasehold from the date of the government grant. Prospective buyers must confirm the exact lease commencement date to determine remaining lease tenure, as this directly impacts long-term capital preservation and financing eligibility. Units with less than 80 years of remaining lease typically experience reduced mortgage lending appetite from commercial banks, and significant compression in capital value becomes pronounced below the 70-year threshold. The nett present value of a leasehold property declines non-linearly as the lease approaches expiration, with the steepest depreciation occurring in the final 30 years. Buyers should conduct careful lease tenure analysis at the point-of-purchase and model potential future depreciation scenarios, particularly if planning to hold the property beyond 20 years or if intending to refinance the mortgage in later years.

How does proximity to Lakeside MRT Station affect demand and long-term capital appreciation for Lakeville?

Proximity to MRT infrastructure is one of the strongest determinants of sustained demand and capital appreciation in Singapore's residential market. The 560-metre walking distance to Lakeside MRT Station (EW26) positions Lakeville within the optimal range for commuter convenience whilst avoiding the traffic and noise nuisance associated with properties immediately adjacent to the station. Properties within this proximity band typically command sustained rental demand from working professionals and expatriates seeking efficient commute patterns, supporting both rental yields and tenant retention rates. Historical evidence across Singapore shows that properties within 400-800 metres of an MRT station experience more stable capital appreciation and lower volatility during market downturns compared to properties beyond this walking radius. As the Jurong Lake precinct continues to develop commercial and leisure amenities, the station's throughput is likely to increase, potentially supporting incremental capital value uplift from improved connectivity and reduced commute friction.

Is Lakeville suitable for first-time home buyers, and what financing headroom should I expect?

Whilst Lakeville's S$2,400,000 price point places it at the upper end of the first-time buyer segment, it is accessible to eligible first-timers utilising Central Provident Fund (CPF) entitlements and mortgage financing. First-time buyers can typically borrow up to 90% of the purchase price from HDB Finance or commercial banks (up to S$750,000 from HDB for eligible transactions), though commercial lending is capped at 80% loan-to-value. At the S$2,400,000 price, this permits maximum financing of approximately S$1,920,000, requiring a cash down payment of at least S$480,000 plus stamp duty and legal costs. First-timers should conduct detailed affordability modelling, particularly regarding debt-service coverage ratios (typically capped at 60% of monthly income) and ensure adequate cash reserves remain after the purchase to cover unexpected maintenance or renovation expenses. This price point is most suitable for first-time buyers with substantial household income, existing CPF balances, and family financial support.

What TDSR and financing headroom implications exist at the S$2.4M price point?

The Total Debt Service Ratio (TDSR) framework stipulates that monthly debt obligations (including the mortgage payment, car loans, personal credit, and any other liabilities) must not exceed 60% of gross monthly household income. For a S$2,400,000 property financed at 80% loan-to-value (S$1,920,000), assuming a 30-year mortgage at current interest rates around 4% per annum, the estimated monthly mortgage payment would be approximately S$9,150. This implies a minimum gross household monthly income requirement of approximately S$15,250 before any other debt obligations can be serviced. Buyers carrying existing car loans, credit card balances, or other consumer debt will face further constraints on the permissible mortgage size, potentially requiring larger cash down payments. Prospective purchasers should obtain a pre-approval letter from their preferred lender to confirm actual financing capacity before submitting an offer, as TDSR calculations vary by institution and do not account for discretionary spending requirements or future property appreciation.

How does Lakeville compare to competing three-bedroom developments in the Jurong Lake precinct?

The Jurong Lake district hosts several established residential developments, including nearby mixed-use enclaves and waterfront-positioned condominiums. Comparable three-bedroom units in the vicinity typically range from S$2,200,000 to S$2,550,000, depending on finishes, exact MRT proximity, and unit orientation. Lakeville's positioning at S$2,400,000 sits within this competitive band, offering fair value relative to units with similar specifications and connectivity. Key differentiation factors include the specific view orientation (waterfront versus street-facing), internal fit-out quality, estate amenities (swimming pool, gymnasium, function rooms), and remaining lease tenure. Buyers evaluating Lakeville against competing offerings should conduct site visits to competing developments, examine comparable floor plans, and cross-reference recent transaction evidence for similar unit types to ensure they are securing optimal value for their capital allocation.

Which unit stack or floor level at Lakeville offers the best value proposition?

Within multi-storey condominium developments, unit location significantly influences both capital value and rental appeal. Middle-storey units (typically floors 8-15 in a 20+ storey building) often represent superior value, combining reduced construction and financing costs relative to penthouses whilst avoiding ground-floor units that experience higher noise exposure and pedestrian traffic. Units positioned away from lift lobbies and stairwells tend to command pricing premiums due to reduced noise and superior privacy, though these units may sacrifice some sense of security or convenience. Corner units typically attract a 3-5% pricing premium due to enhanced natural light and dual-aspect views, but require careful assessment of privacy implications and potential wind exposure at height. Lower-floor units (1-5) often offer compelling value for investors prioritising rental yield over capital appreciation, as working professionals and expatriates frequently prioritise convenient lift access and ground-floor amenity access. Buyers should request floor plans, visit the show unit, and discuss the specific floor allocation with the sales team to identify stack-specific value propositions aligned with their ownership objectives.

What is the future supply pipeline in the Jurong Lake district, and how might this affect property values?

The Urban Redevelopment Authority's masterplan for Jurong Lake envisages controlled, phased development emphasising waterfront activation, cultural amenities, and mixed-use precincts rather than mass residential supply. This supply-constrained approach contrasts sharply with more aggressively zoned districts like Punggol or Sengkang, where oversupply pressures can dampen capital appreciation. Current pipeline developments in the immediate Jurong Lake vicinity are limited in number and spaced over extended timeframes, a dynamic supporting property value stability and modest capital appreciation for existing units. The emergence of additional commercial anchors, regional offices, and recreational facilities is expected to drive incremental tenant demand and visitor footfall, positively influencing rental market fundamentals. However, buyers should monitor any URA planning notifications or zoning changes that might unexpectedly increase residential supply density in the precinct. Long-term, the supply-constrained development model suggests that Lakeville should maintain reasonably stable capital value with potential upside as district maturation occurs, particularly if macroeconomic fundamentals support continued expatriate and professional worker inflows.

Lakeville 3-bed Condo S$2.4M | Jurong Lake Link, 7min to MRT