Editorial Signature Detail
THE LAKEGARDEN RESIDENCES
Signature Alpha Editorial
THE LAKEGARDEN RESIDENCES
A Signature Editorial briefing with live Alpha Formula intelligence, premium project detail, and investor-grade next-step tools.
Lead capture remains active before download so Clive can follow up with a bespoke Alpha interpretation for this listing.
Beds
3
Baths
3
SQFT
1,238
Floor Level
—
URA-backed research dashboard
D22 transaction intelligence
Read the latest district-level caveat activity for this listing before moving into the rest of the investment tools.
Disclaimer: Market intelligence reports and transactional insights displayed on this platform are automatically generated utilizing historical data from caveats voluntarily lodged with the Singapore Land Authority (SLA) and published via the Urban Redevelopment Authority (URA) Data Service. While we strive to provide accurate and up-to-date data, these figures may not represent 100% of all market transactions and are intended strictly for educational and informational purposes. Users should independently verify all property transaction data before executing financial decisions.
Signature Investment Forecast
Weighted projection with 5-year confidence bands.
The Lakegarden Residences in District 22 positions itself for steady capital growth, buoyed by the Jurong transformation and a robust five-year historical appreciation rate of 22.3%. While an active government land sales pipeline introduces supply pressure, record-low financing conditions and regional demand are expected to sustain a best-case five-year valuation surge of up to 32.0%.
Current Underwriting
$2,693,000
District-weighted fair value anchor used for the model.
Projected by 2029
+12.8%
3-year capital appreciation outlook under the weighted scenario.
Projected by 2031
+22.3%
5-year appreciation outlook with 2026 stability weighted heavily.
Conservative case · 2031
+14.3%
Base growth eases to 2.7% annually if supply and absorption soften.
Base case · 2031
+22.3%
Core Alpha Formula projection at 4.1% annualized growth.
Best case · 2031
+32%
Upside case expands to 5.7% annually if demand depth stays firm.
Signature Investment Analyst
Strategist Verdict
At THE LAKEGARDEN RESIDENCES, the 0.50% value gap suggests Fair Market Entry with measured Capital Growth Potential as Mean Reversion works gradually rather than abruptly. The current PSF sits close to benchmark fair value, which supports long-term stability without forcing an aggressive premium.
Listing PSF
$2,175
Project Mean PSF
$2,186
District Mean PSF
$2,335
Historical vs Projected
Historical district benchmark data is shown in grey. The Signature projection is shown in gold, with conservative and best-case confidence bands for the next 5 years.
Macro tailwind
Low-rate stability
The 2026 financing backdrop is weighted heavily in the forecast model.
Supply signal
Active west-side supply pipeline near transformation zones
District-level GLS pressure is used as the supply-side constraint variable.
Demand pulse
Jurong transformation and regional-centre demand
Demand-side score blends district liveability, connectivity, and upgrader depth.
Shortlist intelligence
Smarter reasoning for whether this listing deserves a closer look.
Jurong: demand is being supported by jurong transformation and regional-centre demand, with elevated but absorbable new supply pressure in the current cycle.
Recommended next move
Keep this on the shortlist if the layout and district fit are strong, but compare it against one or two nearby substitutes before moving to offer stage.
Shortlist fit
+0.5%
Value gap
The entry sits near fair value, which makes this a quality shortlist candidate when the district and hold horizon matter more than chasing a deep discount.
Carry profile
3.4%
Rental yield
Current rental carry screens at 3.4%, while the base-case 2031 outlook still projects +22.3% capital upside.
Underwriting risk
Elevated but absorbable
Supply signal
Benchmark conviction is anchored to the project mean, while district supply is elevated but absorbable, so this should be compared against nearby substitutes before final commitment.
Overview
Site Details 80 & 82 Yuan Ching Road, just next to Lakeside Gardens 2 towers of 19-storey Site Details 80 & 82 Yuan Ching Road, just next to Lakeside Gardens 2 towers of 19-storey
Information sourced from Team SG Prop Portal's PropNex portfolio.
Compare Forecasts
Side-by-side Alpha Formula projections for this district.
Select up to two nearby listings to compare the 5-year base case, confidence bands, and current rental yield side by side.
Current listing
THE LAKEGARDEN RESIDENCES
D22 · Condo
$2,693,000
Automation #11
Interactive Exit Strategy & Cash Flow Modeler
Stress-test the path to profit over 3, 5, and 10 years using editable assumptions built for Singapore buyer economics.
Tax & Friction
Acquisition Costs
BSD: $104,250
ABSD: $0
Legal: $3,000
Holding Costs
Property Tax: $9,022
Maintenance: $4,800 / yr
Exit Frictions
3-Year Exit
SSD: $119,431
Agent Comm: $59,716
Legal: $2,500
5-Year Exit
SSD: $0
Agent Comm: $63,969
Legal: $2,500
10-Year Exit
SSD: $0
Agent Comm: $75,975
Legal: $2,500
Clear Path to Profit
At the 10-year mark, the Alpha Investment Formula still projects a total ROI of 173.2% with SGD 1,647,356 in net exit profit, but the hold period absorbs an annual net cash-flow drag of about SGD 29,549. The post-2025 4-year SSD penalty window keeps early exits inside a heavier friction band until year 4. This means the outcome depends more heavily on capital appreciation and amortized debt reduction than on near-term income carry under the current investment tax setting.
Monthly Mortgage
$8,515
Annual Net Cash Flow
-$29,549
BSD
$104,250
Cash Outlay
$780,500
ABSD
$0
Virtual Staging
Signature Virtual Staging
Drag the gold divider to compare the original view with the staged version.
Project Details
Bedroom Types
Select up to two units to compare their size, pricing, and corresponding floor-plan preview side by side.
Amenities & Nearby Insights
Everything around the address, preserved.
10 live nearby anchors are still surfaced here across transport, schools, and shopping so the editorial redesign keeps the practical decision-making layer fully intact.
MRT
Lakeside MRT
1020 m
Chinese Garden MRT
1030 m
Jurong East MRT
1890 m
Schools
Lakeside Primary School 161 Corporation Walk
870 m
Fuhua Primary School 65 Jurong East Street 13
1210 m
Shuqun Primary School 8 Jurong West Street 51
1280 m
Jurong Secondary School 31 Yuan Ching Road
730 m
Shopping
Taman Jurong Shopping Centre West
590 m
Sheng Siong West
1210 m
Jcube West
1670 m
Virtual Tours & Quick Access
Floor Plans
Tower View
Gallery
FAQs
