LAKE GRANDE
UrbanLens Analysis
At $1,851 PSF, LAKE GRANDE prices 33% above the District 22 median. Compare that to SORA at $2,230 PSF -- a 17% premium that buyers need to justify. Being 5 minutes on foot from Lakeside MRT (402m) adds genuine convenience and supports the pricing.
The 9.3% gain in two years signals steady demand -- solid, not speculative. 69 transactions over two years gives deep liquidity and reliable pricing signals. For context, THE LAKESHORE has gained 15.7% over the same period.
With ~88 years on a 99-year lease, financing and CPF remain fully unconstrained. Lease decay is a non-issue at this stage. At 4.3% gross yield versus the OCR average of 3.4%, rental returns are above-market. The $4,836/month median rent makes this genuinely compelling for income investors.
At 710 units, this is a mega-development. Maintenance economies and extensive amenities are the upside; oversupply during downturns is the risk.
Nearby Comparables
| Development | Median PSF | Yield | 2Y Change |
|---|---|---|---|
| SORA | $2,230 | — | 0.0% |
| THE LAKEGARDEN RESIDENCES | $2,187 | — | +3.9% |
| WESTWOOD RESIDENCES | $1,340 | — | +11.0% |
| THE LAKESHORE | $1,474 | 3.7% | +15.7% |
| LAKEVILLE | $1,762 | 3.9% | +12.0% |
PSF Trend
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