J'Den
6 units available
$2,383–$2,539 psf
98% sold
Gallery
Artist impressions and marketing images are supplied by the developer and compiled by PropertyInsider.sg. They are indicative only, may show upgraded finishes or landscaping that is not part of the standard specification, and are not a representation of the completed development. Verify the specification against the developer’s sales documents.
Overview
Lucerne Grand is an upcoming 570-unit 99-year leasehold condominium in D22 (OCR, West region), developed by CDL, with completion expected in 2031. The land was secured through a URA Government Land Sales tender in June 2025 at $1,132 psf ppr.
The site sits about 0.15 km in a straight line from Lakeside (EW26), roughly 2 minutes on foot. It has not launched. Our estimated launch range is $2,510–$2,840 psf (est.), anchored on an estimated breakeven of $2,181 psf ppr — see the estimate and its cost stack below.
Preview pending
Land awarded at $1,132 psf ppr (URA GLS, Jun 2025) · ~570 units planned
This overview is generated from PropertyInsider.sg’s tracked record for this project — URA tender data, matched caveat transactions and public filings — not from developer marketing material. Figures as at 15 Aug 2026. Anything marked (est.) is our estimate and is explained where it appears.
Details
The full tracked record for Lucerne Grand, field by field. Every figure here is repeated in context further down the page, with its source and its caveats.
- Property type
- Condo
- Project status
- Upcoming
- Developer
- CDL
- District
- D22 · OCR · West
- Tenure
- 99 years
- Total units
- 570
- Site area
- 13,860 sqmest.149,185 sqft · derived from GFA ÷ plot ratio
- Gross floor area
- 49,895 sqm
- Plot ratio
- 3.6
- Land cost
- $1,132 psf pprURA GLS tender, June 2025
- Estimated breakeven
- $2,181 psf pprest.
- Estimated launch psf
- $2,510–$2,840est.
- Units sold
- 0%0 of 570 · 570 available
- Estimated completion
- 2031
- Preview
- 11 Sep 2026
- Nearest MRT
- Lakeside EW26 · 0.15 km · ~2 min walk
- Coordinates
- 1.34324, 103.72001
Compiled by PropertyInsider.sg from URA tender records, matched caveat transactions and public filings; last refreshed 15 Aug 2026. Values marked (est.) are our estimates — the launch-price method is set out in our pricing methodology.
Estimated launch pricing
PropertyInsider’s estimated launch price for this site, and the indicative quantum that range implies at typical unit sizes.
Estimated launch psf
$2,510–$2,840
Breakeven $2,181 psf ppr x 1.15–1.30 margin
Awarded land cost
$1,132
psf per plot ratio · URA GLS · Jun 2025
2BR indicative quantum
$1.76M–$1.99M
at a typical 700 sqft
3BR indicative quantum
$2.38M–$2.7M
at a typical 950 sqft
4BR indicative quantum
$2.89M–$3.27M
at a typical 1150 sqft
Land attributes
- Street
- Lakeside Drive
- Site use
- Residential with Commercial (1st storey)
- Sale type
- URA
- Tenure
- 99 years
- Plot ratio
- 3.6
- Site GFA (sqm)
- 49,895
- Land rate ($psf ppr)
- $1,132
- Units (est.)
- 570
- Developer
- City Developments Limited
Estimated breakeven
- Land ($m)
- $608m
- Construction ($m)
- $293m
- Land financing ($m)
- $96m
- Professional / legal / taxes ($m)
- $108m
- Marketing / others ($m)
- $66m
- Est. total cost ($m)
- $1,171.5m
- Est. breakeven ($psf ppr)
- $2,181
Applying a 15%–30% developer margin to a breakeven of $2,181 psf ppr gives an estimated launch range of $2,510–$2,840 psf. How this model works and how it has performed.
Breakeven is the estimated total development cost divided by gross floor area, in dollars per square foot per plot ratio — the same basis as the land rate. Cost stack: EdgeProp estimates, land awarded 3 Jun 2025. Figures are estimates (est.), not the developer’s accounts.
Estimates are anchored on the site's estimated breakeven rate and a measured developer margin band; developers make final pricing decisions. Indicative quantums apply the estimated psf range to typical unit sizes — not a price list.
Location and connectivity
Where Lucerne Grand sits on the map, with its district, market segment and nearest station on the rail network. The nearest MRT station is Lakeside (EW26), about 0.15 km away in a straight line, roughly 2 minutes on foot. The dashed rings on the map mark straight-line 1 km and 2 km radii from the site.
Lucerne Grand is located at 1.34324, 103.72001 in D22, Singapore. The interactive map loads when this section comes into view.
- District
- D22 · West · OCR
- Nearest MRT
- Lakeside EW26 · 0.15 km · ~2 min walk
- Coordinates
- 1.34324, 103.72001
- Tenure
- 99 years
- Site status
- Upcoming
Open this location in Google Maps·Every tracked launch on one map·Primary schools map
The marker is an approximate site centroid compiled by PropertyInsider.sg, not a surveyed boundary. Station distances are straight-line, measured from the site centroid to the midpoint of a station’s published exits (LTA MRT/LRT exits dataset) — not the distance to the nearest exit, and not a walking route. Walking times are an estimate only and are omitted beyond 2 km. Base map tiles are © OneMap / Singapore Land Authority. Verify exact addresses, boundaries and journey times with the developer or on OneMap.
What is nearby
The places that actually shape how this address lives day to day — stations, schools, food, shops, green space, healthcare and the nearest employment nodes — with a straight-line distance and an estimated walk and drive for each. Use the buttons below to hide a category on the map above and in this table at the same time.
| Place | Straight line | On foot | By car |
|---|---|---|---|
| Lakeside MRTEW26 · East West Line | 0.15 km | 2 min | — |
| Yuan Ching Secondary SchoolSecondary | 0.17 km | 3 min | — |
| Rulang Primary SchoolVery high P1 demand | 0.42 km | 6 min | — |
| Shuqun Primary SchoolVery high P1 demand | 0.51 km | 8 min | — |
| Yuhua Secondary SchoolSecondary | 0.53 km | 8 min | — |
| Lakeside Primary SchoolP1 vacancies available | 0.58 km | 9 min | — |
| Jurong Spring CCCommunity club | 0.60 km | 9 min | — |
| Jurong West Street 52 Blk 505Hawker centre · 60 cooked-food stalls | 0.73 km | 11 min | — |
| Boon Lay Garden Primary SchoolP1 vacancies available | 0.80 km | 12 min | — |
| Canadian International SchoolInternational school | 0.80 km | 12 min | 2 min |
| Boon Lay Place Market and Food VillageHawker centre · 72 cooked-food stalls | 0.83 km | 12 min | 2 min |
| Fuhua Secondary SchoolSecondary | 0.84 km | 13 min | 2 min |
| Taman Jurong CCCommunity club | 0.90 km | 13 min | 3 min |
| Boon Lay Shopping CentreShopping mall | 0.90 km | 14 min | 3 min |
| PAssion WaVe @ Jurong Lake Gardens (Sea Sports Club)PAssion WaVe outlet | 0.92 km | 14 min | 3 min |
| Taman Jurong Shopping CentreShopping mall | 0.94 km | 14 min | 3 min |
| Taman Jurong Market and Food CentreHawker centre · 122 cooked-food stalls | 0.96 km | 14 min | 3 min |
| Chinese GardensPark · 13 ha | 1.21 km | 18 min | 3 min |
| Jurong LakeReservoir | 1.23 km | 18 min | 4 min |
| Jlg: Lakeside GardenPark · 59 ha | 1.32 km | 20 min | 4 min |
| Jurong PolyclinicPublic polyclinic · National University Polyclinics | 1.39 km | 21 min | 4 min |
| Chinese Garden MRTEW25 · East West Line | 1.43 km | 21 min | 4 min |
| Jurong PointShopping mall | 1.54 km | 23 min | 4 min |
| Jurong Primary SchoolP1 vacancies available | 1.56 km | 23 min | 5 min |
| Yuvabharathi International SchoolInternational school | 1.60 km | 24 min | 5 min |
| The CentrisShopping mall | 1.70 km | 25 min | 5 min |
| Jurong Innovation DistrictBusiness and innovation park | 2–5 km | — | 10–20 min |
| Pioneer PolyclinicPublic polyclinic · National University Polyclinics | 2.39 km | — | 7 min |
| Jurong Lake DistrictRegional commercial centre | 2–5 km | — | 10–20 min |
| Nanyang Technological UniversityAutonomous university nearest — beyond 3 km | 4.15 km | — | 12 min |
| Tanjong PagarCentral business district | Over 15 km | — | 45 min or more |
No categories selected. Pick one above, or .
31 places shown Every distance here is a straight line between two points, not a walking or driving route, and each place is a single representative coordinate — a park or a business district is one point, not its nearest entrance. Treat them as a ranking of what is close, not as journey times. Verify anything you are relying on with OneMap. Primary-school bands carry their own MOE caveat in the schools section below.
Distances are straight lines from an approximate site centroid compiled by PropertyInsider.sg, not walking or driving routes, and each place is a single representative coordinate. Walking times are an estimate only, at an 80 m/min pace with a 1.2× allowance for street routing, and are omitted beyond 2 km. Verify anything you are relying on with OneMap.
Bedroom types and unit prices
Matched developer-sale transactions by bedroom type: average price, average psf, transacted price range, size range and units sold. Entry prices usually reflect lower floors or less ideal facings.
| Type | Avg price | Avg psf | Transacted range | Size range | Units sold | Available |
|---|
Site map
Site plans are developer marketing material compiled by PropertyInsider.sg. Block positions, unit counts, facing and facility placement are indicative and can change between the marketing plan and the approved building plan. Confirm against the developer’s sales documents and the approved plans before relying on a stack, facing or distance.
Tower view — what is still available
Latest transactions
| Date | Unit | Type | Size | Price | Price psf |
|---|
How D22 resales have performed
Capital appreciation context for Lucerne Grand: what sellers of completed condos in the same district actually realised on 6,465 matched buy-and-sell pairs (March 1995 to August 2026), including the 10.8% that sold at a loss.
Read this first: these are completed matched exits, profitable and unprofitable, over March 1995 to August 2026. A median describes what the middle seller realised — never the probability that any particular purchase will do the same. Note also that an owner sitting on a paper loss can decline to sell, so the true loss rate across all purchases is higher than the 10.8% recorded on completed sales here.
Median annualised return
4.0% p.a.
all exits in district D22, winners and losers
Share that made money
89.2%
5,766 of 6,465 matched exits
Median gain when it worked
$350k
gross, before transaction costs
Median loss when it did not
-$111k
699 exits sold at or below cost
Median holding period
9.7y
purchase to sale
OCR segment median
2.8% p.a.
78,217 exits island-wide, 86.3% profitable
Quarterly median exit psf of all matched resales, profitable and not, March 1995 to August 2026. Quarters with fewer than 5 exits carry no point; lines bridge to the next qualifying quarter. Source: URA caveat data, matched pairs.
What past projects here returned
Completed condos in D22 with at least 20 matched exits — the closest historical read on what this location has delivered. Ranked by median annualised return across every exit, not only the profitable ones.
3.8% p.a.middle of the 10 mapped, all exits2.4–13.6%slowest to fastest of the 10$328kmiddle project’s median gain, gross$1,383 psftheir middle average resale psf$2,510–2,840 psfthis launch, estimated (est.) launch range
Map of the 10 projects ranked below. Each pin is labelled with that project’s median annualised return.
Pin colour:10% a year or more6–10% a year3.2–6% (at or above the island median)Below the 3.2% island medianThis launch
| Project | TOP | Exits | Profitable | Median ann. return | Median hold | Median gain | Avg psf |
|---|---|---|---|---|---|---|---|
| Caspian | 2012 | 582 | 100.0% | 13.6% p.a. | 3.9y | $475k | $1,701 |
| The Centris | 2009 | 606 | 99.8% | 9.6% p.a. | 5.2y | $584k | $1,726 |
| The Lakeshore | 2008 | 821 | 98.4% | 6.1% p.a. | 7.0y | $378k | $1,702 |
| Lakeholmz | 2005 | 301 | 97.3% | 5.5% p.a. | 8.7y | $489k | $1,394 |
| The Mayfair | 2000 | 614 | 89.1% | 3.9% p.a. | 11.4y | $243k | $1,304 |
| The Floravale | 2000 | 758 | 87.6% | 3.6% p.a. | 10.9y | $315k | $1,171 |
| Lake Grande | 2019 | 189 | 100.0% | 3.6% p.a. | 7.3y | $269k | $1,433 |
| Summerdale | 2000 | 428 | 86.7% | 3.5% p.a. | 12.3y | $341k | $1,102 |
| The Lakefront Residences | 2014 | 302 | 100.0% | 2.8% p.a. | 8.8y | $224k | $1,172 |
| Lakeville | 2017 | 200 | 98.5% | 2.4% p.a. | 8.0y | $244k | $1,372 |
Projects in the same district with at least 20 matched exits, ranked by median annualised return across every exit — profitable and not. Median gain is gross, before stamp duties, legal and agent fees, mortgage interest and renovation. Realised outcomes of past projects are context, not a prediction for this launch. Full dataset: resale exit dashboard.
Land cost versus comparable sites
What the developer paid for this site, ranked against the sites most like it — same market segment and planning region where we have enough of them, widening only if we do not. Land is the largest single input into a launch price and it is fixed two to three years before the show flat opens. Every tracked site sits on the land cost tracker.
Primary schools within 1km and 2km
MOE primary schools within a straight-line 1km and 2km of this project, with each school's P1 demand tier and phase-by-phase oversubscription ratios from the last completed registration exercise. An address inside a school's 1km band ranks highest whenever that school ballots. Explore every school on the primary schools map.
Map of Lucerne Grand and the 8 primary school(s) inside its straight-line 1km and 2km rings. It loads when this section scrolls into view; every school is listed below with its distance.
Primary school1km ring2km ring
Rulang Primary School≤1km0.42 km (est.)≈ 6 min walk
2A 1.05× • ballot SC >2km2B 1.15× • ballot SC <1km2C 2.20× • ballot SC <1km2C(S) —
Shuqun Primary School≤1km0.51 km (est.)≈ 8 min walk
2A 2.91× • ballot SC <1km2B 0.65×2C 1.56× • ballot SC <1km2C(S) —
Pioneer Primary School1–2km1.89 km (est.)≈ 28 min walk
2A 0.09×2B 0.07×2C 0.89×2C(S) 1.71× • ballot SC <1km
Phase chips show applicants per place: 1.00× or under every applicant placed, 1.01–1.50× oversubscribed, above 1.50× heavily oversubscribed. Distances are straight-line estimates computed from project and school coordinates and shown to 2 decimal places — they are not the official home-school distance. Walking times use the same model as the nearby-places table above: 80 m/min with a 1.2× allowance for street routing, omitted beyond 2 km. For P1 registration, verify the exact 1km/2km status with the OneMap School Query tool, which applies MOE’s official measurement. No guarantee of accuracy; school demand tiers reflect the 2026 P1 exercise and can change year to year. The tier is read from Phase 2C alone — the round for children with no family link to the school, and the only one where home distance decides who gets in. Very high demand means the 2C ballot cut into citizens within 1km AND at least 1.5 applicants turned up per place. Full map and methodology: NaN
Compare with nearby launches
Other tracked launches and GLS sites in D22 or the same segment and region.
Sora
214 units available
$2,076–$2,361 psf
51% sold
The Lakegarden Residences
3 units available
$2,155–$2,175 psf
99.0% sold
Town Hall Link GLS
GLS Site
Pricing TBC
0% sold
Dairy Farm Walk (Plot 3) GLS
GLS Site
Est. launch price$2,240–$2,540 psf
0% sold
Hillion Residences
12 units available
$1,519–$1,743 psf
98% sold
In depth
Mortgage calculator
What a loan of this size costs a month, before you talk to a bank. Change any figure — the instalment, the loan amount and the interest bill all recalculate as you type.
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% p.a.
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The split shown is the first month’s instalment, not an average: early payments are mostly interest and late ones mostly principal, while the monthly figure itself stays level. This is the loan only — it excludes stamp duty, legal fees, maintenance and property tax, and a home bought under construction draws the loan down in stages rather than all at once. What a bank will actually lend you depends on the LTV limit, TDSR and, for HDB flats and developer-sold ECs, MSR. Work those out on the affordability calculator, stamp duty calculator and progressive payment calculator. Estimates only, not financial advice.
