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
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 51% — 226 of 440 units, at an average of $2,225 psf.
51% sold
226 of 440 units sold · 214 still available
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 Sora, 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
- Selling
- Developer
- SingHaiyi Group & KSH Holdings
- District
- D22 · OCR · West
- Tenure
- 99 years
- Total units
- 440
- Site area
- 17,835 sqmest.191,978 sqft · derived from GFA ÷ plot ratio
- Gross floor area
- 37,454 sqm
- Plot ratio
- 2.1
- Land cost
- $1,023 psf pprCollective sale, July 2022
- Estimated breakeven
- $1,847 psf pprest.
- Average psf (transacted)
- $2,225
- Units sold
- 51%226 of 440 · 214 available
- Entry price
- $996,000Smallest layout, lowest transacted quantum
- Bedroom mix
- 1, 2, 3, 4, 5 bedroom
- Size range
- 538 - 1,938 sqft (50 - 180 sqm)
- Expected TOP
- 2027
- Nearest MRT
- Chinese Garden EW25 · 1.18 km · ~18 min walk
- HDB upgrader share
- 53.5%Of matched buyers with a prior HDB address
- Coordinates
- 1.33431, 103.72543
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
Land attributes
Estimated breakeven
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 EW25 · 1.18 km · ~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
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 |
|---|---|---|---|
| Jlg: Lakeside GardenPark · 59 ha | 0.18 km | 3 min | — |
| Jurong LakeReservoir | 0.32 km | 5 min | — |
| Jurong Lake Gardens ActiveSG Gym & PoolActiveSG sport centre | 0.42 km | 6 min | — |
| Taman Jurong Market and Food CentreHawker centre · 122 cooked-food stalls | 0.43 km | 6 min | — |
| Taman Jurong CCCommunity club | 0.44 km | 7 min | — |
| Jurong Secondary SchoolSecondary | 0.50 km | 8 min | — |
| Taman Jurong Shopping CentreShopping mall | 0.56 km | 8 min | — |
| Yuvabharathi International SchoolInternational school | 0.58 km | 9 min | — |
| PAssion WaVe @ Jurong Lake Gardens (Sea Sports Club)PAssion WaVe outlet | 0.60 km | 9 min | — |
| Japanese GardensPark · 13 ha | 0.63 km | 9 min | — |
| Lakeside Primary SchoolP1 vacancies available | 0.93 km | 14 min | 3 min |
| Yuan Ching Secondary SchoolSecondary | 0.99 km | 15 min | 3 min |
| Chinese Garden MRTEW25 · East West Line | 1.18 km | 18 min | 3 min |
| Lakeside MRTEW26 · East West Line | 1.19 km | 18 min | 3 min |
| Fuhua Primary SchoolP1 vacancies available | 1.21 km | 18 min | 4 min |
| Canadian International SchoolInternational school | 1.27 km | 19 min | 4 min |
| Fuhua Secondary SchoolSecondary | 1.42 km | 21 min | 4 min |
| Yuhua Market and Hawker CentreHawker centre · 56 cooked-food stalls | 1.42 km | 21 min | 4 min |
| Shuqun Primary SchoolVery high P1 demand | 1.54 km | 23 min | 4 min |
| Rulang Primary SchoolVery high P1 demand | 1.57 km | 23 min | 5 min |
| Boon Lay Garden Primary SchoolP1 vacancies available | 1.69 km | 25 min | 5 min |
| Yuhua Village Market and Food CentreHawker centre · 60 cooked-food stalls | 1.71 km | 26 min | 5 min |
| Jurong PolyclinicPublic polyclinic · National University Polyclinics | 1.80 km | 27 min | 5 min |
| Jurong Lake DistrictRegional commercial centre | Within 2 km | — | Under 10 min |
| WestgateShopping mall | 1.93 km | 29 min | 6 min |
| Boon Lay Shopping CentreShopping mall | 1.96 km | 29 min | 6 min |
| JemShopping mall | 1.99 km | 30 min | 6 min |
| Ng Teng Fong General HospitalPublic acute hospital | 2.24 km | — | 6 min |
| International Business ParkBusiness and innovation park | 2–5 km | — | 10–20 min |
| Nanyang Technological UniversityAutonomous university nearest — beyond 3 km | 4.96 km | — | 14 min |
| Tanjong PagarCentral business district | 10–15 km | — | 30–45 min |
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 |
|---|---|---|---|---|---|---|
| 1 Bedroom | $1.13M | $2,076 | $996,000 – $1.41M | 538 – 689 sqft | 36 sold | Sold out |
| 2 Bedroom | $1.6M | $2,246 | $1.3M – $1.95M | 646 – 915 sqft | 158 sold | 40 left667–915 sqft |
| 3 Bedroom | $2.33M | $2,287 | $2.1M – $2.88M | 936 – 1,195 sqft | 29 sold | 141 left936–1,410 sqft |
| 4 Bedroom | $3.52M | $2,306 | $3.43M – $3.62M | 1,528 – 1,528 sqft | 2 sold | 16 left1,528–1,787 sqft |
| 5 Bedroom | $3.96M | $2,361 | $3.96M – $3.96M | 1,679 – 1,679 sqft | 1 sold | 17 left1,679–1,938 sqft |
Prices, sizes and unit counts are compiled unit by unit from the Tower View extraction dated 24 Jun 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.
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. 214 of 440 units were unsold at the last extraction.
Total units4404 towers tracked unit by unit
Sold22651% of the development
Still available214Unsold at last check
Latest transaction24 Jun 2026Most recent caveat in the grid
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.
Sold price:under $2,109 psfaround $2,206–$2,272 psfover $2,345 psfAvailable units stay unshaded — they have no transacted price.
Select any unit for its size, layout and — where it has sold — the transacted price and date. Availability reflects the most recent extraction 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 | 2 | 10 | $2,254.5 |
| Tower 72 | 02 | 2BR | 11 | 11 | — | $2,275 |
| Tower 72 | 03 | 3BR | 10 | 0 | 10 | — |
| Tower 72 | 04 | 3BR | 11 | 8 | 3 | $2,307.5 |
| 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 | 0 | 12 | — |
| 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 | 1 | 19 | $2,267 |
| Tower 76 | 15 | 2BR | 19 | 11 | 8 | $2,238 |
| Tower 76 | 16 | 5BR | 18 | 1 | 17 | $2,361 |
| 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 | 14 | 6 | $2,268.5 |
| Tower 78 | 24 | 2BR | 19 | 13 | 6 | $2,308 |
| Tower 78 | 25 | 4BR | 18 | 2 | 16 | $2,305.5 |
| Tower 78 | 26 | 2BR | 19 | 10 | 9 | $2,206.5 |
| Tower 78 | 27 | 3BR | 20 | 2 | 18 | $2,243 |
| Tower 78 | 28 | 1BR | 18 | 18 | — | $2,060 |
Unit-level data compiled by PropertyInsider.sg from an EdgeProp Tower View extraction dated 24 Jun 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 |
|---|---|---|---|---|---|
| 24 Jun 2026 | #08-12 | 3BR | 1,098 sqft | $2.56M | $2,331 |
| 14 Jun 2026 | #16-18 | 2BR | 732 sqft | $1.89M | $2,581 |
| 14 Jun 2026 | #06-04 | 3BR | 936 sqft | $2.19M | $2,338 |
| 9 May 2026 | #11-15 | 2BR | 732 sqft | $1.76M | $2,411 |
| 1 May 2026 | #14-18 | 2BR | 732 sqft | $1.85M | $2,529 |
| 28 Apr 2026 | #17-16 | 5BR | 1,679 sqft | $3.96M | $2,361 |
| 28 Apr 2026 | #08-27 | 3BR | 1,098 sqft | $2.49M | $2,266 |
| 27 Apr 2026 | #07-10 | 3BR | 1,195 sqft | $2.88M | $2,407 |
| 24 Apr 2026 | #11-02 | 2BR | 915 sqft | $1.95M | $2,126 |
| 23 Apr 2026 | #01-04 | 3BR | 936 sqft | $2.14M | $2,281 |
Most recent transaction 24 Jun 2026. Caveats are lodged with a lag, so the newest sales at a project may not appear for several weeks. Source: EdgeProp Tower View, 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 6,465 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. Dashed line marks Sora’s current average developer-sale psf — a new-launch price against a resale trend, so compare direction, not levels. 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$2,225 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)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 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
Shuqun Primary School1–2km1.54 km (est.)≈ 23 min walk
2A 2.91× • ballot SC <1km2B 0.65×2C 1.56× • ballot SC <1km2C(S) —
Rulang Primary School1–2km1.57 km (est.)≈ 23 min walk
2A 1.05× • ballot SC >2km2B 1.15× • ballot SC <1km2C 2.20× • ballot SC <1km2C(S) —
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.
Lucerne Grand
Upcoming
Est. launch price$2,510–$2,840 psf
0% 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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