Sora Condo Prices, Units Sold & Analysis (D22)

Gallery

Sora in D22 — 23 developer images. Select any image to view it full size.

Sora — artist impression or marketing image 1, D22

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

Sora is a 440-unit 99-year leasehold condominium in D22 (OCR, West region), developed by SingHaiyi Group & KSH Holdings, with TOP expected in 2027. The land was secured through a collective sale in July 2022 at $1,023 psf ppr.

The site sits about 1.18 km in a straight line from Chinese Garden (EW25), roughly 18 minutes on foot. Matched developer-sale transactions put take-up at 55% — 240 of 440 units, at an average of $2,231 psf.

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 20 Oct 2026. Anything marked (est.) is our estimate and is explained where it appears.

Details

The full tracked record for Sora, grouped by what it tells you. Every figure here is repeated in context further down the page, with its source and its caveats.

The project

Property type: Condo
Status: Selling
Developer: SingHaiyi Group & KSH Holdings
Tenure: 99 years
Total units: 440
Bedroom mix: 1, 2, 3, 4, 5 bedroom
Size range: 538 - 1,938 sqft (50 - 180 sqm)
Expected TOP: 2027

Prices and sales

Average psf: $2,231Transacted, developer sales
Entry price: $996,000Smallest layout, lowest transacted quantum
Units sold: 55%240 of 440, 200 available
HDB upgraders: 53.5%Of matched buyers with a prior HDB address

Land and cost

Land cost: $1,023 psf pprCollective sale, July 2022
Breakeven: $1,833 psf pprest.
Site area: 17,835 sqmest.191,978 sqft, derived from GFA ÷ plot ratio
Gross floor area: 37,454 sqm
Plot ratio: 2.1

Location

District: D22, OCR, West
Nearest MRT: Chinese Garden EW251.18 km in a straight line, ~18 min walk
Coordinates: 1.33431, 103.72543

Compiled by PropertyInsider.sg from URA tender records, matched caveat transactions and public filings; last refreshed 20 Oct 2026. Values marked (est.) are our estimates — the launch-price method is set out in our pricing methodology.

Estimated launch pricing

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 Sora sits on the map, with its district, market segment and nearest station on the rail network. The nearest MRT station is Chinese Garden (EW25), about 1.18 km away in a straight line, roughly 18 minutes on foot. The dashed rings on the map mark straight-line 1 km and 2 km radii from the site.

Sora is located at 1.33431, 103.72543 in D22, Singapore. The interactive map loads when this section comes into view.

District: D22 · West · OCR
Nearest MRT: Chinese Garden EW251.18 km in a straight line, ~18 min walk
Coordinates: 1.33431, 103.72543
Tenure: 99 years
Site status: Selling

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

Stations, schools, shops, food, green space, healthcare and the main employment areas around this address, grouped by type. Each place shows an estimated road distance, an off-peak drive time and, within 2 km, a walk.

MRT and LRT stations2 places

Place	By road	Drive	Walk
Chinese Garden MRTEW25 · East West Line	1.6 km	3 min	18 min
Lakeside MRTEW26 · East West Line	1.6 km	3 min	18 min

Schools11 places

Place	By road	Drive	Walk
Lakeside Primary SchoolPrimary school, p1 vacancies available	1.3 km	3 min	14 min
Fuhua Primary SchoolPrimary school, p1 vacancies available	1.6 km	4 min	18 min
Shuqun Primary SchoolPrimary school, very high P1 demand	2.1 km	4 min	23 min
Rulang Primary SchoolPrimary school, very high P1 demand	2.1 km	5 min	23 min
Boon Lay Garden Primary SchoolPrimary school, p1 vacancies available	2.3 km	5 min	25 min
Jurong Secondary SchoolSecondary	0.7 km	—	8 min
Yuan Ching Secondary SchoolSecondary	1.3 km	3 min	15 min
Fuhua Secondary SchoolSecondary	1.9 km	4 min	21 min
Yuvabharathi International SchoolInternational school	0.8 km	—	9 min
Canadian International SchoolInternational school	1.7 km	4 min	19 min
Nanyang Technological UniversityAutonomous university nearest, beyond 3 km	6.7 km	14 min	—

Shopping malls4 places

Place	By road	Drive	Walk
Taman Jurong Shopping CentreShopping mall	0.7 km	—	8 min
WestgateShopping mall	2.6 km	6 min	29 min
Boon Lay Shopping CentreShopping mall	2.7 km	6 min	29 min
JemShopping mall	2.7 km	6 min	30 min

Hawker centres3 places

Place	By road	Drive	Walk
Taman Jurong Market and Food CentreHawker centre · 122 cooked-food stalls	0.6 km	—	6 min
Yuhua Market and Hawker CentreHawker centre · 56 cooked-food stalls	1.9 km	4 min	21 min
Yuhua Village Market and Food CentreHawker centre · 60 cooked-food stalls	2.3 km	5 min	26 min

Parks and nature3 places

Place	By road	Drive	Walk
Jlg: Lakeside GardenPark · 59 ha	0.2 km	—	3 min
Jurong LakeReservoir	0.4 km	—	5 min
Japanese GardensPark · 13 ha	0.8 km	—	9 min

Sports and community clubs3 places

Place	By road	Drive	Walk
Jurong Lake Gardens ActiveSG Gym & PoolActiveSG sport centre	0.6 km	—	6 min
Taman Jurong CCCommunity club	0.6 km	—	7 min
PAssion WaVe @ Jurong Lake Gardens (Sea Sports Club)PAssion WaVe outlet	0.8 km	—	9 min

Healthcare2 places

Place	By road	Drive	Walk
Jurong PolyclinicPublic polyclinic · National University Polyclinics	2.4 km	5 min	27 min
Ng Teng Fong General HospitalPublic acute hospital	3.0 km	6 min	—

Workplaces3 places

Place	By road	Drive	Walk
Jurong Lake DistrictRegional commercial centre	2–5 km	5–10 min	—
International Business ParkBusiness and innovation park	2–5 km	5–10 min	—
Tanjong PagarCentral business district	Over 15 km	30 min or more	—

Road distances and drive times are estimates: the straight line from the site centroid to each place, with a 1.35× allowance for the road network, driven at an average 28 km/h. That is off-peak driving, not a routed journey, with no allowance for traffic, one-way roads or parking; drive times under 800 m are left out. Walks assume 80 m/min with a 1.2× routing allowance and are left out past 2 km. Each place is one representative point, so a park or a business district is not measured to its nearest entrance, and workplaces are shown as a band. Sources: NEA, NParks, SportSG, People’s Association, MOE, MOH and URA/JTC, compiled by PropertyInsider.sg; primary schools from our schools dataset and rail from the LTA exits dataset. Check journeys you rely on with OneMap. Primary-school admission uses the straight-line home-school distance, shown in the schools section below.

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
1 Bedroom	$1.13M	$2,076	$996,000 – $1.41M	538 – 689 sqft	36	Sold out
2 Bedroom	$1.6M	$2,252	$1.3M – $1.95M	646 – 915 sqft	162	36 left667–915 sqft
3 Bedroom	$2.35M	$2,294	$2.1M – $2.88M	936 – 1,195 sqft	35	135 left936–1,410 sqft
4 Bedroom	$3.33M	$2,177	$3.15M – $3.62M	1,528 sqft	5	13 left1,528–1,787 sqft
5 Bedroom	$3.87M	$2,304	$3.77M – $3.96M	1,679 sqft	2	16 left1,679–1,938 sqft

Prices, sizes and unit counts are compiled unit by unit from lodged caveats and developer sales records, updated 4 Oct 2026. Sold figures cover transacted units only; the available column counts unsold units of the same type. Averages vary by floor, stack and facing — ranges matter more than any single number.

Site map

The published site plan for Sora — block placement, facing, and where the facilities sit relative to each stack. Select a plan to view it full size.

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.

Elevation chart

The developer’s elevation chart for Sora: the stacks floor by floor, with the unit type in each. Read it with the site plan above to place a unit in the block. Select the chart to view it full size.

Elevation charts are developer marketing material compiled by PropertyInsider.sg. Stack numbering, floor counts and the unit type shown for each stack are indicative and can change before the approved building plan. Check any unit against the developer’s sales documents and price list.

Floor plans

24 floor plans across 8 unit types for Sora. Pick a type to narrow the set, then select a plan to view it full size.

Floor plans are developer marketing material compiled by PropertyInsider.sg. They are not to scale, and layouts, areas and fittings are indicative and subject to change and to the approved building plan. Plan names follow the developer’s own labels. Confirm the strata area and layout of a specific unit in the sales brochure before relying on it.

Virtual tours

5 virtual tours of Sora, hosted by the developer’s tour providers. Each one opens in a new tab.

Virtual tours are produced for the developer and hosted on third-party sites outside PropertyInsider.sg, which does not control their content. Showflat units usually carry upgraded finishes, loose furniture and decor that are not part of the standard specification, and some tours show a model rather than a built unit.

Tower view — what is still available

Every unit in Sora, floor by floor and stack by stack: which are sold, which are still available, and what the sold ones transacted at. 200 of 440 units were unsold at the last update.

Total units4404 towers tracked unit by unit

Sold24055% of the development

Still available200Unsold at last check

Latest transaction4 Oct 2026Most recent caveat in the grid

Tower

Show

Stack010203040506

Storey12

Storey11

Storey10

Storey9

Storey8

Storey7

Storey6

Storey5

Storey4

Storey3

Storey2

Storey1

Available unitsSold unitsNo unit at this positionFloors read top-down, stacks left to right — the grid is the elevation.

Select any unit for its size, layout and — where it has sold — the transacted price and date. Availability reflects the most recent update and can change without notice; confirm with the developer before acting on it.

Tower	Stack	Layout	Units	Sold	Available	Median psf
Tower 72	01	3BR	12	3	9	$2,282
Tower 72	02	2BR	11	11	—	$2,275
Tower 72	03	3BR	10	0	10	—
Tower 72	04	3BR	11	10	1	$2,313.5
Tower 72	05	3BR	12	0	12	—
Tower 72	06	2BR	12	12	—	$2,104.5
Tower 74	07	2BR	12	12	—	$2,104.5
Tower 74	08	3BR	12	1	11	$2,467
Tower 74	09	3BR	11	11	—	$2,281
Tower 74	10	3BR	10	3	7	$2,405
Tower 74	11	2BR	11	11	—	$2,282
Tower 74	12	3BR	12	1	11	$2,331
Tower 76	13	1BR	18	18	—	$2,022.5
Tower 76	14	3BR	20	2	18	$2,291
Tower 76	15	2BR	19	12	7	$2,246
Tower 76	16	5BR	18	2	16	$2,303.5
Tower 76	17	2BR	19	16	3	$2,304.5
Tower 76	18	2BR	20	17	3	$2,305
Tower 76	19	3BR	20	1	19	$2,266
Tower 76	20	2BR	18	16	2	$2,169
Tower 78	21	2BR	18	15	3	$2,198
Tower 78	22	3BR	20	0	20	—
Tower 78	23	2BR	20	15	5	$2,284
Tower 78	24	2BR	19	15	4	$2,340
Tower 78	25	4BR	18	5	13	$2,141
Tower 78	26	2BR	19	10	9	$2,206.5
Tower 78	27	3BR	20	3	17	$2,220
Tower 78	28	1BR	18	18	—	$2,060

Unit-level data compiled by PropertyInsider.sg from lodged caveats and developer sales records, updated 4 Oct 2026. Availability is a snapshot, not a live feed — units can be sold or released between updates, and developers hold back stock. Verify anything you intend to act on with the developer. Compare pricing across projects on the prices by bedroom table.

Latest transactions

The ten most recent recorded sales at Sora — the closest read on what buyers are paying right now, and on which layouts are still moving.

Date	Unit	Type	Size	Price	Price psf
4 Oct 2026	#11-08	3BR	1,152 sqft	$2.84M	$2,467
28 Sept 2026	#04-25	4BR	1,528 sqft	$3.15M	$2,061
27 Sept 2026	#10-16	5BR	1,679 sqft	$3.77M	$2,246
26 Sept 2026	#12-14	3BR	1,098 sqft	$2.54M	$2,315
10 Sept 2026	#11-01	3BR	1,098 sqft	$2.6M	$2,366
10 Sept 2026	#05-25	4BR	1,528 sqft	$3.16M	$2,071
5 Sept 2026	#14-24	2BR	732 sqft	$1.84M	$2,514
2 Sept 2026	#07-25	4BR	1,528 sqft	$3.27M	$2,141
1 Sept 2026	#13-23	2BR	732 sqft	$1.82M	$2,488
1 Aug 2026	#12-15	2BR	732 sqft	$1.76M	$2,405

Most recent transaction 4 Oct 2026. Caveats are lodged with a lag, so the newest sales at a project may not appear for several weeks. Source: lodged caveats and developer sales records, compiled by PropertyInsider.sg.

How D22 resales have performed

Capital appreciation context for Sora: what sellers of completed condos in the same district actually realised on 6,882 matched buy-and-sell pairs (March 1995 to October 2026), including the 10.2% that sold at a loss.

Read this first: these are completed matched exits, profitable and unprofitable, over March 1995 to October 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 10.2% recorded on completed sales here.

Median annualised return

4.1% p.a.

all 6,882 exits in district D22, winners and losers; 89.8% made money

OCR segment median

3.2% p.a.

87,845 exits island-wide, 87.8% profitable

D22 resalesOCR resales, all districtsSora, new sales

Resale lines: median exit psf of all matched resales, profitable and not, from 2010, smoothed as a 4-quarter moving average. Quarters with fewer than 5 exits carry no point. Sora: median psf of its new sales in each quarter with at least 3 recorded sales (240 sales in all), from lodged caveats and developer sales records. A new launch is priced against resale stock that is older and on a shorter remaining lease, so compare direction and the size of the gap, not the levels alone. 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.

5.0% p.a.middle of the 10 mapped, all exits3.6–13.4%slowest to fastest of the 10$462kmiddle project’s median gain, gross$1,414 psftheir middle average resale psf$2,231 psfthis launch, average transacted

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)This launch

Project	TOP	Exits	Profitable	Median ann. return	Median hold	Median gain	Avg psf
Caspian	2012	584	100.0%	13.4% p.a.	4.0y	$475k	$1,701
The Centris	2009	609	99.8%	9.5% p.a.	5.2y	$585k	$1,726
Westwood Residences	2017	181	100.0%	6.4% p.a.	7.6y	$509k	$1,342
The Lakeshore	2008	823	98.4%	6.1% p.a.	7.0y	$380k	$1,702
Lakeholmz	2005	303	97.4%	5.5% p.a.	8.7y	$490k	$1,394
Lake Life	2016	154	99.4%	4.6% p.a.	8.1y	$449k	$1,441
The Mayfair	2000	615	89.1%	3.9% p.a.	11.4y	$245k	$1,304
The Floravale	2000	770	87.8%	3.7% p.a.	11.0y	$321k	$1,171
Westmere	1999	30	100.0%	3.6% p.a.	27.7y	$837k	$1,126
Lake Grande	2019	197	100.0%	3.6% p.a.	7.4y	$279k	$1,433

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 Sora and the 7 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

Lakeside Primary School≤1km0.93 km (est.)≈ 14 min walkVacancies available · 2026 P1

2A 0.28×2B 0.00×2C 0.61×2C(S) 0.53×

Fuhua Primary School1–2km1.21 km (est.)≈ 18 min walkVacancies available · 2026 P1

2A 0.14×2B 0.02×2C 0.21×2C(S) 0.12×

Shuqun Primary School1–2km1.54 km (est.)≈ 23 min walkVery high demand · 2026 P1

2A 2.91× • ballot SC <1km2B 0.65×2C 1.56× • ballot SC <1km2C(S) —

Rulang Primary School1–2km1.57 km (est.)≈ 23 min walkVery high demand · 2026 P1

2A 1.05× • ballot SC >2km2B 1.15× • ballot SC <1km2C 2.20× • ballot SC <1km2C(S) —

Boon Lay Garden Primary School1–2km1.69 km (est.)≈ 25 min walkVacancies available · 2026 P1

2A 0.27×2B 0.00×2C 0.24×2C(S) 0.29×

Jurong Primary School1–2km1.81 km (est.)≈ 27 min walkVacancies available · 2026 P1

2A 0.37×2B 0.00×2C 0.44×2C(S) 0.54×

Yuhua Primary School1–2km1.96 km (est.)≈ 29 min walkVacancies available · 2026 P1

2A 0.14×2B 0.00×2C 0.07×2C(S) 0.09×

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: primary schools near new launches.