Lucerne Grand

The research read

Lucerne Grand is a 570-unit, 99-year leasehold condominium at Lakeside Drive in Jurong West, District 22, in the OCR (Outside Central Region). City Developments (CDL) won the Government Land Sales site in June 2025 with a bid of $608 million, or $1,132 psf ppr. Bookings opened on 3 October 2026. By 5 October the developer's availability list showed 221 units left, so 349 (61.2%) were sold. CDL reported an average launch price of $2,480 psf. The developer expects to hand over keys by 7 December 2031.

Three things to take note. It is the first new private launch around Lakeside station in a decade; the last was Lake Grande in 2016. The blocks sit on top of a ground-floor shopping podium beside Lakeside MRT (EW26), which CDL says will link directly to the station. And the land was bought at a price that later OCR sites have not matched: New Upper Changi Road went for $1,537 psf ppr in September 2026, 35.8% more.

So a buyer looking at the remaining 221 units has four things to settle. Did 61% sell because the price was low, or because the location sells itself? How much more is the buyer paying than at Lake Grande, 550m away? What does the layout of the unsold stock say about which units to pick? And can a Jurong upgrader still afford the cheapest two-bedder at $1,503,000?

Six bids for the only Lakeside plot in ten years

URA launched the site on 8 April 2025, a week after the United States announced its tariffs. Two GLS sites that closed around then drew two bids and none. Lakeside Drive drew six when it closed on 3 June 2025.

CDL bid 10.4% above the next offer. That is a wide lead, and it tells you CDL wanted the plot more than its rivals did. It also shows the floor: five other developers thought the land was worth $909 to $1,025 psf ppr. URA awarded the site to CDL Polaris Properties and CDL Polaris Commercial later that month.

Why Lucerne Grand launched below our estimate

Before launch we put the likely price at $2,510 to $2,840 psf. That range came from our estimated breakeven of $2,182 psf ppr, which is land plus construction, financing, fees and marketing, multiplied by the 15% to 30% margin band we use for every project. It was an estimate, not developer-confirmed. The pricing methodology shows the full cost stack.

CDL priced lower. The launch weekend averaged $2,480 psf, which is 1.14 times our breakeven and just under the bottom of our band. Either our cost model runs slightly high for this site, or CDL chose a thin margin to sell volume early. The data cannot tell those apart. What it does show is where Lucerne Grand sits against other OCR launches.

Most of these projects sold at around 2.5 times their land price. Lucerne Grand sold at 2.19 times. Only Narra, Nava Grove and Vela Bay came in lower. Cheap land gave CDL room to price keenly; it did not oblige it to. Here it chose to, and that is the plainest explanation for the 61% take-up.

Which units are still available at Lucerne Grand?

The developer's list of 5 October 2026 has 221 units. List prices run from $2,270 psf to $2,650 psf, with a median of $2,473 psf, close to CDL's launch average. The tower view above this section shows every unit by block, floor and stack.

Here are two findings. First, buyers went for the smaller formats. Only 16 standard two-bedders are left out of 96. Of the 64 larger 710 sq ft two-bedroom + study units in stacks 11, 12, 19 and 20, 52 remain. The 1,432 sq ft four-bedders in stacks 13 and 18 are also mostly unsold, with 29 of 32 left.

Most of that unsold stock faces inward. The developer's site plan, shown above the tower view, puts stacks 11, 12, 13, 18, 19 and 20 on the inner sides of Blocks 32 and 34, looking onto the central lap pool. Blocks 34 and 36 face Boon Lay Way and the elevated MRT track to the north, and Blocks 30 and 32 face Lakeside Drive to the south.

Second, height costs little. In stack 11, the 3rd floor lists at $1,764,000 and the 17th at $1,848,000, about $6,000 a floor. In stack 07, a three-bedder rises about $8,000 a floor. Fourteen floors up adds roughly 5% to the price, so the cheapest psf is not always the best buy.

The list counts by bedroom differ slightly from CDL's launch-weekend figures: 81 two-bedders left against the 77 implied by CDL's count. Some bookings may have lapsed or units been released since. The developer has not said, so we show the list as received.

Lakeside MRT at the door, two new lines coming to Jurong

• Lakeside (EW26), East-West Line: about 0.15km in a straight line, around 2 minutes on foot (est.). CDL says the development will be directly linked to the station. Jurong East interchange is two stops east, and Raffles Place about 30 minutes away by train (est.). Verify walking routes with OneMap.
• Chinese Garden (EW25): about 1.43km, and the stop for the new Science Centre.
• Boon Lay (EW27): about 1.67km, with Jurong Point mall and the bus interchange.
• Jurong Region Line: officially targeted to open in stages from around mid-2028. Its stations at Corporation and Jurong West are shown on the map above.
• Cross Island Line Phase 2: officially targeted for 2032, ending at a new Jurong Lake District station.
• Roads: the Pan-Island Expressway is about 1km north, and the Ayer Rajah Expressway runs south of Jurong Lake.

If both new lines slip, nothing important changes for this project. Its value rests on an East-West Line station that already runs, not on lines still under construction.

Jurong Lake District: what is dated and what is not

• Jurong Lake Gardens: already open. Lakeside Garden is about 1.3km from the site by our measure, which uses one point for the whole park; the lakefront path is closer.
• New Science Centre: being built next to Chinese Garden MRT. It is targeted to open around end-2027.
• Jurong Lake District white site: URA said in June 2026 that it would release a large mixed-use site next to Jurong Town Hall for tender in July 2026.
• Jurong Innovation District: an industrial and research zone about 2.4km west. Huttons Asia told EdgeProp it is expected to create about 100,000 jobs.

The district is real, and it is slow. Jurong Lake District was first planned in 2008, and most of its offices are still to be built. It sits about 2.8km from Lucerne Grand, across the lake. Count it as a reason the west will keep drawing jobs, not as a near-term lift for this address.

Four schools inside 1km, two of them balloted

Distances below are straight lines from the site, worked out from OneMap coordinates in our schools dataset. MOE measures home-to-school distance its own way, so check any address on MOE SchoolFinder before relying on it.

Rulang is the school most families ask about. Living within 1km gets a child into its Phase 2C ballot. It does not get the child a place. In 2025, 85 citizen children inside 1km went into the ballot for 40 places, so a little under half were successful. Shuqun was easier at 54 for 41. Lakeside and Boon Lay Garden both had spare places at Phase 2C in both years. Our primary schools and new-launch demand study explains how these phases work.

Day to day, Yuan Ching Secondary is next door at 0.17km. Three hawker centres sit within 1km: Jurong West Street 52 (0.73km), Boon Lay Place (0.83km) and Taman Jurong (0.96km). Boon Lay Shopping Centre and Taman Jurong Shopping Centre are under 1km, Jurong Point is 1.54km, and Jurong Polyclinic is 1.39km. The Canadian International School is 0.8km away. CDL says the ground floor will hold a supermarket, shops and food outlets.

Lake Grande at $1,902 psf: how wide is the gap?

Six older condos sit within 700m. Every figure below is a resale where we know both the buying and the selling price, so losses are counted as well as gains.

The good news for buyers here is the track record. Lake Grande and Lakeville, the two newest, made money for at least 98% of sellers, at 2.4% to 3.6% a year. The warning is Parc Vista: at 29 years old, four in ten of its resales lost money. Lease age matters in this pocket.

Lucerne Grand will likely command a premium over Lake Grande, and at launch it is about 30%. That premium pays for a lease that starts in 2025 rather than 2015, a new building and the station link. Buyers who mainly want space near the lake may opt for a comparable resale instead.

Does Lucerne Grand work as a rental?

Lodged rents at Lake Grande average $5.12 psf a month across 2,064 contracts. At $2,480 psf that is a gross yield of about 2.5% (est.), before tax, fees and empty months. Lakeville ($4.28 psf across 2,230 contracts) and The Lakefront Residences ($4.07 across 2,974) point to about 2.0% to 2.1%. These averages cover each project's full rental history, so current rents are likely higher than the averages suggest. Even so, Lucerne Grand is an own-stay purchase first. The case rests on the station, the schools and the land price, not on rent. Test your own numbers with the new launch ROI calculator.

Who Lucerne Grand suits, and who should pass

Lucerne Grand fits a West-side HDB family upgrading within the same area, a household that commutes by the East-West Line, and parents willing to take the Rulang or Shuqun ballot with Lakeside and Boon Lay Garden as reliable backups. It also fits a buyer who wants a 2025 lease at a price set by 2025 land. It does not fit a buyer who needs rental income to service the loan, anyone who may have to sell within four years, or an upgrader whose cash and CPF cannot cover about $420,000 upfront for the cheapest unit.

Stamp duties, loans and the Lucerne Grand payment clock

Standard private condo rules apply. There is no citizenship restriction and no minimum occupation period. Your total monthly loan repayments are capped at 55% of gross monthly income. The test uses a 4% interest rate, not the rate you are offered. You can borrow up to 75% of the price on a first housing loan, 45% on a second and 35% on a third.

Singapore Citizens pay no Additional Buyer's Stamp Duty on a first property, 20% on a second and 30% on a third. Permanent Residents pay 5% on a first and 30% on a second. Foreign buyers pay 60%. Buyer's Stamp Duty applies on top: $44,750 on the cheapest $1,503,000 two-bedder, $74,600 on a $2.1 million three-bedder and $143,600 on a $3.4 million four-bedder. Add 25% of the price as a down payment and the cheapest unit needs about $420,500 upfront in cash and CPF, of which at least 5% of the price must be cash.

Seller's Stamp Duty is the tax for selling too soon after buying. Under the schedule effective 4 July 2025 it runs for four years from when you exercise the option, not from when you get the keys. A buyer who exercised in late 2026 would be clear of it around late 2030, a year before the developer's expected key handover on 7 December 2031.

Payments follow the progressive schedule. You pay 5% on booking, then 15% plus Buyer's Stamp Duty at exercise. After that, payments follow construction stages. 25% falls due at completion, and the final 15% a year later. Get an in-principle approval from a bank before you choose a unit.

Work the numbers through our affordability calculator, stamp duty calculator and progressive payment calculator. The TDSR guide explains the 4% test. Upgraders should read selling an HDB to buy a new launch first. Test the repayment at a rate above today's. We do not forecast rates.

Plus points for Lucerne Grand

• Land bought before the run-up. At $1,132 psf ppr, the land cost 26% less than New Upper Changi Road's $1,537, and the launch priced at 2.19 times land against about 2.5 times for most recent OCR launches.
• Next to a working MRT station. Lakeside (EW26) is about 0.15km away, with a station link CDL says will be direct.
• Four primary schools within 1km radius of the development. Two balloted, two had places to spare in 2025 and 2026.
• A neighbourhood that has rewarded owners. Lake Grande and Lakeville resales made money for at least 98% of sellers.

Minus points for Lucerne Grand

Six things work against the purchase, rated by how much we think each should weigh.

• HighA 30% premium over the nearest new-ish resaleLake Grande resold at a median $1,902 psf in the past year against Lucerne Grand's $2,480. The gap narrows on a like-for-like floor-area basis but stays large. Resale buyers in 2031 will compare the two.
• ModerateLow rental yieldAbout 2.0% to 2.5% gross at entry (est.) on lodged rents nearby. Landlords relying on rent to cover the loan will find it tight.
• ModerateStock concentrated in two formatsOf the 221 units left, 52 are 710 sq ft two-bedroom + study and 29 are 1,432 sq ft four-bedders. Slow-selling stock can be discounted later, which would set the reference price for these stacks.
• ModerateUpgrader cash needsThe cheapest unit needs about $420,500 upfront. EdgeProp reported 2026 median four-room resale prices of $620,000 to $680,000 in Jurong East and Bukit Batok, so a flat sale must leave most of that as cash and CPF.
• LowJurong Lake District timingMost offices in the district are still to be built. The project does not depend on them, but buyers paying for that story should expect a wait.
• LowNew supply nearbyThe Jurong Lake District white site and later West-side GLS plots will add homes. At 570 units, Lucerne Grand is modest in size, and buyers here face no large launch next door.

Lucerne Grand milestones to watch

1. 8 Apr 2025Site released by URAZoned residential with commercial on the first storey; about 575 homes allowed.
2. 3 Jun 2025Tender closes with six bidsCDL top at $608M, or $1,132 psf ppr, 10.4% above the second bid.
3. Jun 2025URA awards the site to CDLCDL Polaris Properties and CDL Polaris Commercial.
4. 18 Sep 2026Preview opensCDL reported about 4,000 visitors over the preview weekend.
5. 3–4 Oct 2026Launch weekendCDL reported 350 units sold (61.4%) at an average $2,480 psf; 93% of buyers were Singaporeans.
6. 5 Oct 2026Availability list221 units left; 349 sold (61.2%).
7. Nov–Dec 2026 (est.)First caveats lodgedActual transacted prices replace list prices in our tower view.
8. End-2027 (target)New Science Centre opensNext to Chinese Garden MRT.
9. Mid-2028 (target)Jurong Region Line, first stageOpens in stages.
10. 7 Dec 2031Expected vacant possessionDeveloper's expected date; legal completion is expected by 7 December 2034.
11. 2032 (target)Cross Island Line Phase 2Reaches Jurong Lake District.

Our view on Lucerne Grand after launch weekend

Lucerne Grand asks you to pay about $2,480 psf, roughly 30% more than Lake Grande resells for, in exchange for a new 99-year lease, a station at the door and four primary schools within 1km. CDL priced it at a lower multiple of its land cost than most recent OCR launches, and buyers responded with 61% take-up. It suits West-side families staying for the long term. It does not suit buyers who need rent to pay the loan or may need to sell within four years.

Watch two figures. The first is the transacted prices once caveats are lodged, which will show whether buyers paid list or received discounts. The second is how fast the 710 sq ft two-bedroom + study stacks and the large four-bedders sell, since those two formats make up most of what is left. We will update this page when the first caveats appear. Our Lucerne Grand launch review covers the land, schools and resale picture in more detail, and the land cost tracker places it among every recent GLS site.

Sources: URA media releases on the Lakeside Drive site (launch, 8 April 2025; tender closing, 3 June 2025; award, June 2025); bid figures as reported at the close by EdgeProp and CBRE; CDL launch figures as reported by EdgeProp on 16 September and 4 October 2026; developer price list of 4 October 2026, availability list of 5 October 2026, sales brochure (August 2026), site plan and schematic diagram; MOE Primary 1 registration results 2025 and 2026 in our schools dataset; URA caveat and lodged-rent data compiled by PropertyInsider.sg; URA's June 2026 GLS programme statement on Jurong Lake District, Jurong Region Line and Cross Island Line timing; Science Centre Board on the new Science Centre; IRAS stamp duty schedules and MAS loan rules as at October 2026. Figures marked (est.) are estimates and may change. Past performance of nearby projects does not predict future results. This page is research, not financial advice. PropertyInsider.sg is an independent research publication; the publisher's related interests are disclosed in our editorial policy.

Page history

• 5 Oct 2026: Rewritten after launch weekend. Added the six-bid tender table, actual launch pricing against our $2,510–$2,840 psf pre-launch estimate, the OCR land-to-price table, the remaining-units table and tower view from the developer's 5 October list, 2025 and 2026 Phase 2C results, a nearby resale table, rental yield, the location map and gallery. Corrected the preview date to 18 September 2026 and the plot ratio to 3.7.
• 5 Oct 2026 (later): Added the developer's site plan and schematic diagram. The tower view now follows the schematic exactly: 570 units, with no unit on storey 2 of stacks 09, 10, 11, 20 and 32, or on storey 3 of stack 32. Replaced our 2031 completion estimate with the developer's expected vacant possession date of 7 December 2031. Units missing from the availability list are now labelled sold in the tower view. No price or sales figure changed.
• Next scheduled update: when the first caveats are lodged, expected November to December 2026 (est.).

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