RPS · Resale Project Scorecard
Lake Life — Grade A
RPS score 7.18/10 · D22 · Boon Lay, Jurong, Tuas · 546 units · scored across 7 weighted factors — methodology published.
99YR · MCL Land · TOP 2016
Strong project with clear strengths. Standout strengths: capital appreciation, project size. Key weaknesses: MRT access, schools.
Factor breakdown
- Project's Historical Performance25% weight
- 10/10
- Primary School Effect20% weight
- 3/10
- Project Size16% weight
- 10/10
- MRT Proximity13% weight
- 4/10
- Rental Yield10% weight
- 8/10
- Tenure10% weight
- 8/10
- Future Transformation6% weight
- 6/10
Avg Ann. of +4.75% places this condo in the top 9% of its 2016-era cohort — exceptional capital appreciation relative to peers of the same vintage.
1 primary school within 1km (LAKESIDE PRIMARY SCHOOL, 0.93km away). Adequate but narrow school optionality.
546 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover.
1.38km from Lakeside Mrt Stn (EW26) — weaker MRT access, likely requires bus or car for most trips.
Rental yield of 4.03% — strong income return.
99YR tenure — about 86 years remaining — no near-term decay concern.
Moderate future-catalyst exposure — nearest meaningful driver: Boon Lay MRT JRL interchange (JS8, JRL1) at 2.17km. Some forward-looking tailwind, but the impact is more diffuse than for adjacent-zone projects.
Primary schools within 1km: Lakeside Primary School.
The verdict· Scores updated September 2026
Lake Life scores 7.18 out of 10 on the TRIBE Resale Project Scorecard, Grade A, ranking 272nd of 2,357 resale condos scored in Singapore and 14th of 22 in District 22 (Boon Lay, Jurong, Tuas). Its strongest factors are Project's Historical Performance (10/10) and Project Size (10/10); its weakest is Primary School Effect (3/10). Strong project with clear strengths. Standout strengths: capital appreciation, project size. Key weaknesses: MRT access, schools.
See all 22 scored condos in District 22 (Boon Lay, Jurong, Tuas) →
RPS · Resale Project Scorecard
Recent resale transactions at Lake Life
12 months to September 2026 (Oct 2025 – Sep 2026): 19 resale transactions, median $1,478 psf, median price $1.66M. Median PSF is up 2.4% on the previous 12 months (Oct 2024 – Sep 2025, $1,443 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 4 | $1,456 psf | $1.61M |
| Jan–Mar 2026 | 7 | $1,481 psf | $1.67M |
| Apr–Jun 2026 | 5 | $1,483 psf | $1.73M |
| Jul–Sep 2026 | 3 | $1,482 psf | $1.59M |
| 12-month total | 19 | $1,478 psf | $1.66M |
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 Life: frequently asked questions
Answers generated from the scorecard data — RPS rank 272nd of 2,357, scores updated September 2026.
- Is Lake Life a good buy in 2026?
- Lake Life scores 7.18/10 on the TRIBE Resale Project Scorecard (Grade A), which places it 272nd of 2,357 Singapore resale condos and 14th of 22 in District 22 (Boon Lay, Jurong, Tuas). Strong project with clear strengths. Standout strengths: capital appreciation, project size. Key weaknesses: MRT access, schools. 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 Life?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 19 resale transactions at Lake Life, at a median of $1,478 psf and a median price of $1.66M (range $1,231 psf to $1,546 psf). The median PSF is up 2.4% on the previous 12 months (Oct 2024 – Sep 2025, $1,443 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 Life from the nearest MRT station?
- Lake Life is about 1.4km from Lakeside MRT (EW26), scoring 4/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does Lake Life compare with Lakepoint Condo?
- Lakepoint Condo is the project scored next to Lake Life on the District 22 ranking: 7.34 (Grade A) against Lake Life's 7.18 (Grade A). Lake Life scores higher on Tenure (8 vs 4) and Project's Historical Performance (10 vs 7); Lakepoint Condo scores higher on Primary School Effect (3 vs 10) and MRT Proximity (4 vs 7).
- Which primary schools are within 1km of Lake Life?
- One primary school is within 1km of Lake Life: Lakeside Primary School. 1 primary school within 1km (LAKESIDE PRIMARY SCHOOL, 0.93km away). Adequate but narrow school optionality. Lake Life scores 3/10 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 Life, and how big is the project?
- Lake Life is 99-year leasehold, completed in 2016, has 546 units, developed by MCL Land. 99YR tenure — about 86 years remaining — no near-term decay concern. 546 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%.
Scored either side of Lake Life in Boon Lay, Jurong, Tuas
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
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