RPS · Resale Project Scorecard
Lake Grande — Grade S
RPS score 8.60/10 · D22 · Boon Lay, Jurong, Tuas · 710 units · scored across 7 weighted factors — methodology published.
99YR · MCL Land · TOP 2019
Top-tier project across nearly every dimension. Standout strengths: schools, project size.
Factor breakdown
- Project's Historical Performance25% weight
- 7/10
- Primary School Effect20% weight
- 10/10
- Project Size16% weight
- 10/10
- MRT Proximity13% weight
- 9/10
- Rental Yield10% weight
- 8/10
- Tenure10% weight
- 8/10
- Future Transformation6% weight
- 8/10
Avg Ann. of +3.58% — near-median performance within its 2019-era cohort (66th percentile).
3 primary schools within 1km (nearest: SHUQUN PRIMARY SCHOOL at 0.33km). Exceptional school catchment — strong appeal for families with young children.
710 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover.
400m from Lakeside Mrt Stn (EW26) — direct, walk-in MRT access. Strong commuter appeal.
Rental yield of 4.31% — strong income return.
99YR tenure — about 88 years remaining — no near-term decay concern.
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.
Primary schools within 1km: Shuqun Primary School, Rulang Primary School, Jurong Primary School.
The verdict· Scores updated September 2026
Lake Grande scores 8.60 out of 10 on the TRIBE Resale Project Scorecard, Grade S, ranking 22nd of 2,357 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). Top-tier project across nearly every dimension. Standout strengths: schools, project size.
See all 22 scored condos in District 22 (Boon Lay, Jurong, Tuas) →
RPS · Resale Project Scorecard
Recent resale transactions at Lake Grande
12 months to September 2026 (Oct 2025 – Sep 2026): 46 resale transactions, median $1,915 psf, median price $1.45M. Median PSF is up 3.5% on the previous 12 months (Oct 2024 – Sep 2025, $1,850 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 7 | $1,893 psf | $1.47M |
| Jan–Mar 2026 | 15 | $1,893 psf | $1.45M |
| Apr–Jun 2026 | 14 | $1,931 psf | $1.49M |
| Jul–Sep 2026 | 10 | $1,968 psf | $1.25M |
| 12-month total | 46 | $1,915 psf | $1.45M |
Aggregates of URA REALIS resale caveats (data to September 2026). A specific unit's value depends on floor, size, facing and condition — for a unit-level read, use the Resale Price Check.
Lake Grande: frequently asked questions
Answers generated from the scorecard data — RPS rank 22nd of 2,357, scores updated September 2026.
- Is Lake Grande a good buy in 2026?
- Lake Grande scores 8.60/10 on the TRIBE Resale Project Scorecard (Grade S), which places it 22nd of 2,357 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 scores project-level demand fundamentals — not a specific unit or its asking price — so read the grade as a screen: it tells you whether the drivers of resale demand are present, and the price you pay still decides the outcome.
- What is the average PSF at Lake Grande?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 46 resale transactions at Lake Grande, at a median of $1,915 psf and a median price of $1.45M (range $1,519 psf to $2,108 psf). The median PSF is up 3.5% on the previous 12 months (Oct 2024 – Sep 2025, $1,850 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Lake Grande from the nearest MRT station?
- Lake Grande is about 400m 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: 8.82 (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 (7 vs 9).
- Which primary schools are within 1km of Lake Grande?
- 3 primary schools are within 1km of Lake Grande: Shuqun Primary School, Rulang Primary School, Jurong Primary School. 3 primary schools within 1km (nearest: SHUQUN PRIMARY SCHOOL at 0.33km). Exceptional school catchment — strong appeal for families with young children. 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, completed in 2019, has 710 units, developed by MCL Land. 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%.
Ranked in: These Are Our Top 5 Condos in Jurong
Scored either side of Lake Grande in Boon Lay, Jurong, Tuas
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