Artist's impression of Lake Grande: towers beside Jurong Lake seen from the water

SGrade

Resale Project Scorecard

Lake Grande

D22 · Boon Lay, Jurong, Tuas · 99-year leasehold · completed 2019 · 710 units

Grade S, 8.60 out of 10, the 4th highest score among 22 resale condos in District 22.

How to read this grade. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation.

TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Read the evidence →

Lease left, about: 88 yrs
Resales, 12 months to Oct 2026: 45
To Lakeside MRT: 290 m

Artist's impression: MCL Land, Lake Grande e-brochure

Lake Grande Score

S
Grade
Score out of 10: 8.60
Highest score among 22 resale condos in District 22: 4th

Top-tier project across nearly every dimension. Standout strengths: schools, project size.

Project's Historical Performance25%7/10

Avg Ann. of +3.58% — near-median performance within its 2019-era cohort (66th percentile).

The district median is 7/10.

Primary School Effect20%10/10

4 primary schools within 1km (nearest: Shuqun Primary School at 0.22km). Exceptional school catchment — strong appeal for families with young children.

The district median is 10/10.

Shuqun Primary School
Rulang Primary School
Jurong Primary School
Lakeside Primary School

Within 1km on OneMap's School Query for at least one block, the measure MOE uses for Primary 1. Check your block's postal code on OneMap School Query →

Project Size16%10/10

710 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover.

The district median is 8/10.

MRT Proximity13%9/10

290 m from Lakeside MRT (EW26) — direct, walk-in MRT access. Strong commuter appeal.

The district median is 8/10.

Rental Yield10%8/10

Rental yield of 4.31% — strong income return.

The district median is 5.5/10.

Tenure10%8/10

99YR tenure — about 88 years remaining — no near-term decay concern.

The district median is 7/10.

Future Transformation6%8/10

Strong future-catalyst exposure — closest driver: Hong Kah MRT (JS4, JRL1) at 1.27km. Well positioned for the URA DMP2025 / LTA upcoming-MRT pipeline; expect tangible neighbourhood-level upside.

The district median is 7.5/10.

Scores updated October 2026. On the map →

See every stack in 3D: facing, view, sun and floor plan →

Why Lake Grande scores 8.60

Lake Grande scores 8.60 out of 10 on the TRIBE Resale Project Scorecard, Grade S, ranking 27th of 2,350 resale condos scored in Singapore and 4th of 22 in District 22 (Boon Lay, Jurong, Tuas). Its strongest factors are Primary School Effect (10/10) and Project Size (10/10); its weakest is Project's Historical Performance (7/10).

Factor	This condoLake Grande	DistrictDistrict median	EffectEffect on score	Scores above
Project's Historical Performance25%	7/10	7/10	±0.00	29% of district
Primary School Effect20%	10/10	10/10	±0.00	48% of district
Project Size16%	10/10	8/10	+0.32	57% of district
MRT Proximity13%	9/10	8/10	+0.13	57% of district
Rental Yield10%	8/10	5.5/10	+0.25	76% of district
Tenure10%	8/10	7/10	+0.10	62% of district
Future Transformation6%	8/10	7.5/10	+0.03	52% of district

Medians are across the 22 scored resale projects in District 22 (Boon Lay, Jurong, Tuas). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between Lake Grande and a median-profile project (7.77). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.

Lake Grande Prices

By unit type at Lake Grande

Unit type	Size	Sold for	Median PSF	Sales
1-bedroom409 sq ft	409 sq ft	$778,000 to $923,000	$1,902 psf	7
2-bedroom775 sq ft	775 sq ft	$1.10M to $1.63M	$1,894 psf	29
3-bedroom926 sq ft	926 sq ft	$1.74M to $1.90M	$1,940 psf	5
4-bedroom1,152 sq ft	1,152 sq ft	$2.39M	$2,078 psf	2
5-bedroom1,394 sq ft	1,394 sq ft	$2.60M	$1,875 psf	2

Past transactions at Lake Grande

Unit

45 resales, Nov 2025 to Oct 2026 · median $1,923 psf · $778,000 to $2,650,000 · all 45 sold at a profit

								Sale
11 Sep 2026	2 Jurong Lake Link	14	#14-10102BR · Blk 2	2BR	775	$1,984	$1,538,000	Resale
28 Aug 2026	6 Jurong Lake Link	4	#04-15153BR · Blk 6	3BR	926	$2,052	$1,900,000	Resale
19 Aug 2026	2 Jurong Lake Link	7	#07-02022BR · Blk 2	2BR	614	$1,969	$1,208,000	Resale
18 Aug 2026	6 Jurong Lake Link	12	#12-16162BR · Blk 6	2BR	624	$2,002	$1,250,000	Resale
12 Aug 2026	10 Jurong Lake Link	9	#09-41412BR · Blk 10	2BR	818	$1,877	$1,535,188	Resale
31 Jul 2026	2 Jurong Lake Link	11	#11-08084BR · Blk 2	4BR	1,152	$2,108	$2,428,000	Resale
27 Jul 2026	6 Jurong Lake Link	11	#11-18185BR · Blk 6	5BR	1,302	$1,966	$2,560,000	Resale
23 Jul 2026	2 Jurong Lake Link	6	#06-06062BR · Blk 2	2BR	624	$1,966	$1,227,500	Resale
17 Jul 2026	8 Jurong Lake Link	5	#05-28282BR · Blk 8	2BR	614	$1,928	$1,183,000	Resale
9 Jul 2026	6 Jurong Lake Link	15	#15-16162BR · Blk 6	2BR	624	$2,002	$1,250,000	Resale

Median PSF by month

Lake GrandeD22, all resale condos

Show as a table

Period	Sales	Median PSF	D22
Nov 2025	3	$1,894 psf	$1,495 psf
Dec 2025	2	$1,894 psf	$1,502 psf
Jan 2026	7	$1,893 psf	$1,592 psf
Feb 2026	5	$1,919 psf	$1,509 psf
Mar 2026	3	$1,786 psf	$1,602 psf
Apr 2026	1	—	$1,334 psf
May 2026	6	$1,942 psf	$1,552 psf
Jun 2026	7	$1,870 psf	$1,548 psf
Jul 2026	6	$1,966 psf	$1,548 psf
Aug 2026	4	$1,986 psf	$1,302 psf
Sep 2026	1	—	$1,359 psf
Oct 2026	—	—	—

A month is plotted from two sales up; the district line from ten.

Resales by month

Sellers here made a median +3.8% a year, ranked 14 of 19 in D22 and 266 of 715 condos. See the most profitable condos in D22 →

URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →

Lake Grande Rent

Median rent a month: $3,400 to $6,950
Gross yield: 3.5% to 5.0%
Rental contracts: 316

Unit type	Median rent	Most rents	Gross yield	LetsContracts
1-bedroom	$3,400	$3,300 to $3,600	5.0%	74
2-bedroom	$4,200	$4,000 to $4,450	3.5%	205
3-bedroom	$5,600	$5,300 to $5,800	3.7%	29
4-bedroom	$6,950	$6,780 to $7,000	3.5%	8

Rental contracts at Lake Grande

316 contracts, Sep 2025 to Aug 2026 · median $4,100 a month · $3,000 to $7,200

Month	Type	Size	Rent a month
Aug 2026	1BR	400 to 500 sq ft	$3,350
Aug 2026	1BR	400 to 500 sq ft	$3,350
Aug 2026	1BR	400 to 500 sq ft	$3,500
Aug 2026	1BR	500 to 600 sq ft	$3,550
Aug 2026	1BR	400 to 500 sq ft	$3,600
Aug 2026	1BR	400 to 500 sq ft	$3,700
Aug 2026	1BR	400 to 500 sq ft	$3,700
Aug 2026	1BR	400 to 500 sq ft	$3,750
Aug 2026	1BR	600 to 700 sq ft	$3,900
Aug 2026	2BR	600 to 700 sq ft	$3,800

URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.

Lake Grande By stack

Highest, stack 08: $2,014 psf
Lowest, stack 19: $1,551 psf
Stacks with 2+ resales: 39

Stack	Median PSF	Size	Sold on	Sales
01	$1,647 psf	947 sq ft	Levels 7 to 9	2
02	$1,834 psf	614 sq ft	Levels 5 to 12	4
03	$1,725 psf	980 sq ft	Levels 1 to 15	3
04	$1,780 psf	667 sq ft	Levels 1 to 13	5
06	$1,860 psf	624 sq ft	Levels 6 to 12	2
07	$1,679 psf	614 sq ft	Levels 3 to 11	3
08	$2,014 psf	1,152 sq ft	Levels 2 to 11	4
09	$1,908 psf	904 sq ft	Levels 7 to 10	2

Show the other 31 stacks

Stack	Median PSF	Size	Sold on	Sales
10	$1,866 psf	775 sq ft	Levels 1 to 14	3
11	$1,847 psf	947 sq ft	Levels 4 to 13	3
12	$1,756 psf	614 sq ft	Levels 3 to 11	4
13	$1,925 psf	1,173 sq ft	Levels 7 to 14	2
14	$1,746 psf	667 sq ft	Levels 2 to 17	4
16	$1,890 psf	624 sq ft	Levels 1 to 15	5
17	$1,899 psf	614 sq ft	Levels 3 to 13	2
18	$1,797 psf	1,302 sq ft	Levels 1 to 15	6
19	$1,551 psf	942 sq ft	Levels 1 to 17	4
20	$1,662 psf	775 sq ft	Levels 4 to 12	5
21	$1,782 psf	721 sq ft	Levels 2 to 17	8
22	$1,975 psf	409 sq ft	Levels 4 to 14	5
23	$1,693 psf	818 sq ft	Levels 9 to 17	5
25	$1,893 psf	721 sq ft	Levels 5 to 17	4
26	$1,851 psf	474 sq ft	Levels 12 to 15	4
27	$1,790 psf	517 sq ft	Levels 4 to 14	3
28	$1,711 psf	614 sq ft	Levels 5 to 13	3
29	$1,626 psf	861 sq ft	Levels 1 to 10	3
30	$1,736 psf	818 sq ft	Levels 1 to 16	4
31	$1,690 psf	775 sq ft	Levels 1 to 16	7
32	$1,827 psf	721 sq ft	Levels 3 to 14	6
33	$1,902 psf	409 sq ft	Levels 5 to 16	7
34	$1,782 psf	818 sq ft	Levels 4 to 16	6
35	$1,910 psf	775 sq ft	Levels 6 to 15	5
36	$1,717 psf	737 sq ft	Levels 1 to 2	2
37	$1,795 psf	474 sq ft	Levels 1 to 7	3
38	$1,665 psf	517 sq ft	Levels 3 to 7	4
39	$1,968 psf	614 sq ft	Levels 6 to 13	2
40	$1,724 psf	861 sq ft	Levels 9 to 16	6
41	$1,748 psf	818 sq ft	Levels 4 to 17	5
42	$1,832 psf	775 sq ft	Levels 8 to 15	3

Where each stack sits, what it faces and its floor plan, in 3D →

URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →

Lake Grande Floor plans

22 layouts from the developer. Tap a plan to open it.

Compare two layouts side by side →Which stacks have each layout, in 3D →

1-Bedroom3 plans · 409 to 657 sq ft

Floor plan of Lake Grande type A1 / A1-P / A1-R, 1-Bedroom, 409 to 506 sq ft — Type A1 / A1-P / A1-R1-Bedroom · 409 to 506 sq ft · 33 homesFull page ↗

Floor plan of Lake Grande type A2 / A2-P / A2-R, 1-Bedroom, 474 to 614 sq ft — Type A2 / A2-P / A2-R1-Bedroom · 474 to 614 sq ft · 34 homesFull page ↗

Floor plan of Lake Grande type A3 / A3-P / A3-R, 1-Bedroom + Study, 517 to 657 sq ft — Type A3 / A3-P / A3-R1-Bedroom + Study · 517 to 657 sq ft · 34 homesFull page ↗

2-Bedroom12 plans · 614 to 1,012 sq ft

Floor plan of Lake Grande type B1 / B1-P / B1-R, 2-Bedroom, 614 to 743 sq ft — Type B1 / B1-P / B1-R2-Bedroom · 614 to 743 sq ft · 102 homesFull page ↗

Floor plan of Lake Grande type B1a / B1a-P / B1a-R, 2-Bedroom, 624 to 753 sq ft — Type B1a / B1a-P / B1a-R2-Bedroom · 624 to 753 sq ft · 34 homesFull page ↗

Floor plan of Lake Grande type B2 / B2-P / B2-R, 2-Bedroom, 667 to 818 sq ft — Type B2 / B2-P / B2-R2-Bedroom · 667 to 818 sq ft · 17 homesFull page ↗

Floor plan of Lake Grande type B2a / B2a-P / B2a-R, 2-Bedroom, 667 to 818 sq ft — Type B2a / B2a-P / B2a-R2-Bedroom · 667 to 818 sq ft · 17 homesFull page ↗

Floor plan of Lake Grande type B3 / B3-P / B3-R, 2-Bedroom, 721 to 861 sq ft — Type B3 / B3-P / B3-R2-Bedroom · 721 to 861 sq ft · 34 homesFull page ↗

Floor plan of Lake Grande type B3a / B3a-P / B3a-R, 2-Bedroom, 721 to 861 sq ft — Type B3a / B3a-P / B3a-R2-Bedroom · 721 to 861 sq ft · 33 homesFull page ↗

Floor plan of Lake Grande type B4 / B4-P / B4-R, 2-Bedroom, 775 to 958 sq ft — Type B4 / B4-P / B4-R2-Bedroom · 775 to 958 sq ft · 34 homesFull page ↗

Floor plan of Lake Grande type B4a / B4a-P / B4a-R, 2-Bedroom, 775 to 958 sq ft — Type B4a / B4a-P / B4a-R2-Bedroom · 775 to 958 sq ft · 34 homesFull page ↗

Floor plan of Lake Grande type B5 / B5-P / B5-R, 2-Bedroom + Study, 775 to 872 sq ft — Type B5 / B5-P / B5-R2-Bedroom + Study · 775 to 872 sq ft · 33 homesFull page ↗

Floor plan of Lake Grande type B6 / B6-P / B6-R, 2-Bedroom + Study, 818 to 969 sq ft — Type B6 / B6-P / B6-R2-Bedroom + Study · 818 to 969 sq ft · 33 homesFull page ↗

Floor plan of Lake Grande type B6a / B6a-P / B6a-R, 2-Bedroom + Study, 818 to 958 sq ft — Type B6a / B6a-P / B6a-R2-Bedroom + Study · 818 to 958 sq ft · 34 homesFull page ↗

Floor plan of Lake Grande type B7 / B7-P / B7-R, 2-Bedroom + Study, 861 to 1,012 sq ft — Type B7 / B7-P / B7-R2-Bedroom + Study · 861 to 1,012 sq ft · 34 homesFull page ↗

3-Bedroom4 plans · 904 to 1,119 sq ft

Floor plan of Lake Grande type C1 / C1-P / C1-R, 3-Bedroom, 904 to 1,012 sq ft — Type C1 / C1-P / C1-R3-Bedroom · 904 to 1,012 sq ft · 34 homesFull page ↗

Floor plan of Lake Grande type C2 / C2-P / C2-R, 3-Bedroom, 926 to 1,066 sq ft — Type C2 / C2-P / C2-R3-Bedroom · 926 to 1,066 sq ft · 34 homesFull page ↗

Floor plan of Lake Grande type C3 / C3-P / C3-R, 3-Bedroom, 947 to 1,109 sq ft — Type C3 / C3-P / C3-R3-Bedroom · 947 to 1,109 sq ft · 34 homesFull page ↗

Floor plan of Lake Grande type C4 / C4-P / C4-R, 3-Bedroom, 980 to 1,119 sq ft — Type C4 / C4-P / C4-R3-Bedroom · 980 to 1,119 sq ft · 17 homesFull page ↗

4-Bedroom2 plans · 1,152 to 1,346 sq ft

Floor plan of Lake Grande type D1 / D1-P / D1-R, 4-Bedroom, 1,152 to 1,335 sq ft — Type D1 / D1-P / D1-R4-Bedroom · 1,152 to 1,335 sq ft · 17 homesFull page ↗

Floor plan of Lake Grande type D2 / D2-P / D2-R, 4-Bedroom, 1,173 to 1,346 sq ft — Type D2 / D2-P / D2-R4-Bedroom · 1,173 to 1,346 sq ft · 17 homesFull page ↗

5-Bedroom1 plan · 1,302 to 1,485 sq ft

Floor plan of Lake Grande type E1 / E1-P / E1-R, 5-Bedroom, 1,302 to 1,485 sq ft — Type E1 / E1-P / E1-R5-Bedroom · 1,302 to 1,485 sq ft · 17 homesFull page ↗

Floor plans: MCL Land, Lake Grande e-brochure. Developer's plans, not drawn to scale; areas are approximate and subject to final survey. Each type's page shows its -R (storey 17) note and -P (ground storey) part plan.

Lake Grande Site plan

Every block in 3D, with the sun on each home →

Site plan: MCL Land, Lake Grande e-brochure. Developer's illustration, artist's impression, not drawn to scale.

Lake Grande Notes

How these numbers are worked out

Grade S places Lake Grande in a relative band under the current seven-factor formula. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation. TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Two units can still be very different buys: the asking price, stack, floor, facing and condition decide the outcome.
PSF against the district: $1,923 psf at Lake Grande against $1,488 psf across District 22, medians over 12 months.
MRT distance is a straight line on the map; the walking route is longer.
Prices: aggregates of URA REALIS resale caveats, data to October 2026 (Nov 2025 – Oct 2026; the year before is Nov 2024 – Oct 2025, median $1,856 psf). A specific unit's value depends on floor, size, facing and condition.
By unit type: a price range is shown from three sales up; with two, the figure is the median.
Past transactions: every resale and sub-sale caveat lodged with URA from Nov 2021 to Oct 2026, newest first; a unit is its storey and stack (#07-18). Typing a unit or a stack lists its sales across the whole span. Profit is the sale price less the seller's own purchase price as the caveats pair them, before stamp duties, fees and loan interest; the gain a year is compounded and shown from one year held. The trend line is the median from two sales up per month, quarter or half-year, the district line from ten. 10Y appears once the dataset runs that far back.
Rent: aggregates of URA rental contracts, Sep 2025 – Aug 2026, for unit types with three contracts or more; the contract list under the table carries every letting on file, including those with no bedroom count, and URA publishes no unit number for a letting. "Most rents" is the middle half of contracts, shown from five up. Gross yield is a year of the median rent over the median resale price of the same unit type (12 months to October 2026, two sales or more), before maintenance fees, property tax, agent fees, vacancy and mortgage interest.
By stack: resales from 2022 to Oct 2026, medians per stack. A stack is the last two digits of the unit number, so #05-37 and #08-37 are both stack 37. Stacks with one sale (2 here) are left out, and prices moved over the period, so read a gap between two stacks as a lead to check, not a rule.
Factor bars: the black mark on each bar is the district median.
Score: seven weighted factors. Methodology published.

What the score cannot tell you

RPS scores the project, not a unit. Floor, stack, facing, renovation and the asking price are outside the score. In the 12 months to October 2026, the 45 resale caveats at Lake Grande ranged from $1,519 psf to $2,108 psf: that spread is unit-level variation the score cannot see.
Historical Performance is a percentile among projects of similar vintage (completed around 2019, within a year or so, widened when the cohort is small). A high score is strong for its age group, not against the whole market.
The nearest MRT is Lakeside MRT (EW26), 290 m in a straight line. The walking route is usually longer, and bus links are not scored.
Primary School Effect counts the 4 primary schools within 1 km on OneMap's School Query (the school's land boundary to the block's building outline, the measure MOE uses for P1), weighted by recent P1 ballot demand. A school counts when any block is within 1 km, so confirm your own block's postal code before relying on it.
Scores updated October 2026; transactions to October 2026. Nothing on this page is a valuation or advice on a specific unit.
Facing decides a unit's morning or afternoon sun, and it varies stack by stack. See the sun path at Lake Grande for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.

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Lake Grande Key facts

District: D22, Boon Lay, Jurong, Tuas
Tenure: 99-year leasehold
Lease left: About 88 years
Completed: 2019
Total units: 710

Lake Grande Nearby

MRT and LRT (5)

Lakeside (EW26)290 m
Chinese Garden (EW25)910 m
Hong Kah (JS4)Being built1.3 km
Corporation (JS5)Being built1.4 km
Tengah Park (JE2)Being built1.5 km

Primary schools within 1 km (4)

Shuqun Primary SchoolWithin 1 km (OneMap, all 5 blocks) · 8 Jurong West Street 51220 m
Rulang Primary SchoolWithin 1 km (OneMap, all 5 blocks) · 6 Jurong West Street 52520 m
Jurong Primary SchoolWithin 1 km (OneMap, all 5 blocks) · 320 Jurong East Street 32890 m
Lakeside Primary SchoolWithin 1 km (OneMap, 4 of 5 blocks) · 161 Corporation Walk950 m

Bus stops (5)

Aft Jurong West St 51Boon Lay WayBuses 180, 180A, 33560 m
Bef Jurong West St 51Boon Lay WayBuses 180, 33580 m
Opp Blk 481Jurong West St 41Buses 49, 335100 m
Yuhua Sec SchJurong West St 41Buses 49, 335170 m
Opp Blk 515Jurong West St 51Buses 49, 98, 98B, 98M, 187, 335290 m

Secondary schools (5)

Yuhua Secondary School35 Jurong West Street 41190 m
Fuhua Secondary School5 Jurong West Street 41240 m
Yuan Ching Secondary School103 Yuan Ching Road530 m
Hua Yi Secondary School60 Jurong West St 42730 m
Jurongville Secondary School202 Jurong East Avenue 1760 m

Childcare (5)

Safari House Preschool Lakeside10 Jurong Lake Link, #01-33, Lake Grande10 m
Little Greenhouse @ Jw478 Jurong West Street 41, #01-276140 m
Little Explorers Cove482 Jurong West Street 41, #01-256140 m
Sweetlands Childcare Jw 484484 Jurong West Avenue 1, #01-93320 m
PCF Sparkletots Preschool @ Jurong Spring Blk 515515 Jurong West Street 52, #01-17380 m

Straight-line distances from the nearest block of Lake Grande, stations to their nearest exit; the walk is longer. Stations marked "being built" are not open yet. Only primary schools within 1 km are listed: OneMap School Query's answer for each block of Lake Grande, the measure MOE uses for Primary 1; the figure beside a school is our straight line from the nearest block to the school's land boundary. Living within 1 km does not guarantee a Primary 1 place. Check your block on OneMap → Data: LTA, MOE, ECDA and URA, under the Singapore Open Data Licence.

Lake Grande Similar condos

All 22 in District 22 →These Are Our Top 5 Condos in Jurong →

Live on PropertyGuruSee Lake Grande listings for sale Ask TRIBE on WhatsApp

Lake Grande Questions

What does Lake Grande's RPS grade say — and not say — in 2026?

Lake Grande scores 8.60/10 on the TRIBE Resale Project Scorecard (Grade S), which places it 27th of 2,350 Singapore resale condos and 4th of 22 in District 22 (Boon Lay, Jurong, Tuas). Top-tier project across nearly every dimension. Standout strengths: schools, project size. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation. TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. It does not assess a specific unit or its asking price; the price, stack, floor, facing and condition still decide the outcome.

Why does Lake Grande score Grade S, and what would move it?

A District 22 (Boon Lay, Jurong, Tuas) project sitting at the district median on all seven factors would score 7.77; Lake Grande scores 8.60, 0.83 points above it. It gains most from Project Size (10/10 against a median of 8, +0.32), Rental Yield (8/10 against a median of 5.5, +0.25) and MRT Proximity (9/10 against a median of 8, +0.13). The grade is a percentile split of the score across all scored condos, targeting roughly 10% S, 20% A, 40% B, 20% C and 10% D — published shares land close to that rather than exactly on it, because condos on the same score always take the same grade. The letter moves only when the score crosses a cut that shifts with each refresh.

What is the average PSF at Lake Grande?

In the 12 months to October 2026 (Nov 2025 – Oct 2026), URA REALIS records 45 resale transactions at Lake Grande, at a median of $1,923 psf and a median price of $1.45M (range $1,519 psf to $2,108 psf). The median PSF is up 3.6% on the previous 12 months (Nov 2024 – Oct 2025, $1,856 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.

How much does a unit at Lake Grande cost?

In the 12 months to October 2026 (Nov 2025 – Oct 2026), 1-bedroom units of about 409 sq ft sold for $778,000 to $923,000 (7 sales), 2-bedroom units of about 775 sq ft sold for $1.10M to $1.63M (29 sales), 3-bedroom units of about 926 sq ft sold for $1.74M to $1.90M (5 sales), 4-bedroom units of about 1,152 sq ft sold at a median of $2.39M (2 sales) and 5-bedroom units of about 1,394 sq ft sold at a median of $2.60M (2 sales) at Lake Grande. These are URA REALIS resale caveats, grouped by bedroom count; within a type, floor, facing and condition move the price.

How much is the rent at Lake Grande, and what is the rental yield?

In the 12 months to August 2026 (Sep 2025 – Aug 2026), 1-bedroom units let at a median of $3,400 a month (74 contracts, about 5.0% gross yield), 2-bedroom units let at a median of $4,200 a month (205 contracts, about 3.5% gross yield), 3-bedroom units let at a median of $5,600 a month (29 contracts, about 3.7% gross yield) and 4-bedroom units let at a median of $6,950 a month (8 contracts, about 3.5% gross yield) at Lake Grande, from URA rental contracts. Gross yield is a year of the median rent over the median resale price of the same unit type in the 12 months to October 2026, before maintenance fees, property tax, agent fees, vacancy and mortgage interest.

How far is Lake Grande from the nearest MRT station?

Lake Grande is about 290 m from Lakeside MRT (EW26), scoring 9/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.

How does Lake Grande compare with The Lakefront Residences?

The Lakefront Residences is the project scored next to Lake Grande on the District 22 ranking: 8.95 (Grade S) against Lake Grande's 8.60 (Grade S). Lake Grande scores higher on Rental Yield (8 vs 5); The Lakefront Residences scores higher on Project's Historical Performance (9 vs 7) and MRT Proximity (10 vs 9).

Which primary schools are within 1km of Lake Grande?

4 primary schools are within 1km of Lake Grande on OneMap's School Query, measured from the development's nearest block: Shuqun Primary School, Rulang Primary School, Jurong Primary School, Lakeside Primary School. The list follows OneMap's School Query, which measures from the school's land boundary to each block's building outline the way MOE does for Primary 1 registration. A school is listed when any block of the development is within 1km, so blocks at the far end can fall outside it. For your own block, check its postal code on OneMap's School Query at https://www.onemap.gov.sg/school. Lake Grande scores 10/10 on the Primary School Effect factor (20% of the RPS score), which weights each school by its recent P1 ballot demand.

What is the tenure of Lake Grande, and how big is the project?

Lake Grande is 99-year leasehold, was completed in 2019 and has 710 units. 99YR tenure — about 88 years remaining — no near-term decay concern. 710 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover. Tenure carries 10% of the RPS score and Project Size 16%.