Resale Project Scorecard
The Lakefront Residences
D22 · Boon Lay, Jurong, Tuas · 99-year leasehold · completed 2014 · 629 units
Grade S, 8.95 out of 10, the 3rd 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
- 83 yrs
- Resales, 12 months to Oct 2026
- 16
- To Lakeside MRT
- 140 m
Background: Boon Lay, Jurong, Tuas, not this condo. Photo credits
The Lakefront Residences Score
- S
- Grade
- Score out of 10
- 8.95
- Highest score among 22 resale condos in District 22
- 3rd
Top-tier project across nearly every dimension. Standout strengths: schools, MRT access.
Project's Historical Performance25%9/10
Avg Ann. of +2.45% — top-quartile performance within its 2014-era cohort (83rd percentile).
The district median is 7/10.
Primary School Effect20%10/10
4 primary schools within 1km (nearest: Rulang Primary School at 0.30km). Exceptional school catchment — strong appeal for families with young children.
The district median is 10/10.
- Rulang Primary School
- Shuqun Primary School
- Lakeside Primary School
- Boon Lay Garden 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
629 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover.
The district median is 8/10.
MRT Proximity13%10/10
140 m from Lakeside MRT (EW26) — direct, walk-in MRT access. Strong commuter appeal.
The district median is 8/10.
Rental Yield10%5/10
Rental yield of 3.43% — above-average income return.
The district median is 5.5/10.
Tenure10%8/10
99YR tenure — about 83 years remaining — no near-term decay concern.
The district median is 7/10.
Future Transformation6%8/10
Strong future-catalyst exposure — closest driver: Corporation MRT (JS5, JRL1) at 1.05km. 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 →
Why The Lakefront Residences scores 8.95
The Lakefront Residences scores 8.95 out of 10 on the TRIBE Resale Project Scorecard, Grade S, ranking 10th of 2,350 resale condos scored in Singapore and 3rd 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 Rental Yield (5/10).
| Factor | This condoThe Lakefront Residences | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 9/10 | 7/10 | +0.50 | 71% 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% | 10/10 | 8/10 | +0.26 | 81% of district |
| Rental Yield10% | 5/10 | 5.5/10 | −0.05 | 10% 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 The Lakefront Residences 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.
The Lakefront Residences Prices
By unit type at The Lakefront Residences
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 1-bedroom495 sq ft | 495 sq ft | $825,000 to $860,000 | $1,672 psf | 3 |
| 2-bedroom748 sq ft | 748 sq ft | $1.33M to $1.45M | $1,803 psf | 4 |
| 3-bedroom1,017 sq ft | 1,017 sq ft | $1.75M to $2.20M | $1,790 psf | 8 |
Past transactions at The Lakefront Residences
16 resales, Nov 2025 to Oct 2026 · median $1,768 psf · $825,000 to $2,345,000 · all 16 sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 4 Sep 2026 | 42 Lakeside Drive | 16 | #16-04043BR · Blk 42 | 3BR | 1,001 | $1,818 | $1,820,000 | Resale |
| 3 Aug 2026 | 42 Lakeside Drive | 15 | #15-04043BR · Blk 42 | 3BR | 1,001 | $1,808 | $1,810,000 | Resale |
| 18 Jun 2026 | 48 Lakeside Drive | 10 | #10-22223BR · Blk 48 | 3BR | 1,216 | $1,809 | $2,200,000 | Resale |
| 11 May 2026 | 48 Lakeside Drive | 4 | #04-36361BR · Blk 48 | 1BR | 495 | $1,666 | $825,000 | Resale |
| 27 Apr 2026 | 48 Lakeside Drive | 14 | #14-22223BR · Blk 48 | 3BR | 1,216 | $1,783 | $2,168,888 | Resale |
| 13 Apr 2026 | 46 Lakeside Drive | 15 | #15-18182BR · Blk 46 | 2BR | 721 | $1,920 | $1,385,000 | Resale |
| 30 Mar 2026 | 48 Lakeside Drive | 15 | #15-31313BR · Blk 48 | 3BR | 1,012 | $1,797 | $1,818,000 | Resale |
| 26 Mar 2026 | 48 Lakeside Drive | 6 | #06-34341BR · Blk 48 | 1BR | 495 | $1,672 | $828,000 | Resale |
| 23 Mar 2026 | 46 Lakeside Drive | 2 | #02-10104BR · Blk 46 | 4BR | 1,410 | $1,663 | $2,345,000 | Resale |
| 9 Mar 2026 | 48 Lakeside Drive | 4 | #04-35351BR · Blk 48 | 1BR | 484 | $1,775 | $860,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D22 |
|---|---|---|---|
| Nov 2025 | 3 | $1,753 psf | $1,495 psf |
| Dec 2025 | 1 | — | $1,502 psf |
| Jan 2026 | 1 | — | $1,592 psf |
| Feb 2026 | — | — | $1,509 psf |
| Mar 2026 | 5 | $1,775 psf | $1,602 psf |
| Apr 2026 | 2 | $1,852 psf | $1,334 psf |
| May 2026 | 1 | — | $1,552 psf |
| Jun 2026 | 1 | — | $1,548 psf |
| Jul 2026 | — | — | $1,548 psf |
| Aug 2026 | 1 | — | $1,302 psf |
| Sep 2026 | 1 | — | $1,359 psf |
| Oct 2026 | — | — | — |
A month is plotted from two sales up; the district line from ten.
Sellers here made a median +3.1% a year, ranked 17 of 19 in D22 and 409 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 →
The Lakefront Residences Rent
- Median rent a month
- $3,400 to $6,500
- Gross yield
- 3.4% to 4.9%
- Rental contracts
- 222
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 1-bedroom | $3,400 | $3,200 to $3,500 | 4.9% | 43 |
| 2-bedroom | $4,200 | $4,000 to $4,300 | 3.7% | 73 |
| 3-bedroom | $5,200 | $5,000 to $5,400 | 3.4% | 97 |
| 4-bedroom | $6,500 | $6,000 to $7,400 | — | 9 |
Rental contracts at The Lakefront Residences
223 contracts, Sep 2025 to Aug 2026 · median $4,500 a month · $1,450 to $9,000
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 1BR | 400 to 500 sq ft | $3,400 |
| Aug 2026 | 1BR | 400 to 500 sq ft | $3,450 |
| Aug 2026 | 1BR | 400 to 500 sq ft | $3,500 |
| Aug 2026 | 1BR | 500 to 600 sq ft | $3,500 |
| Aug 2026 | 1BR | 400 to 500 sq ft | $3,500 |
| Aug 2026 | 1BR | 400 to 500 sq ft | $3,600 |
| Aug 2026 | 1BR | 400 to 500 sq ft | $3,650 |
| Aug 2026 | 1BR | 600 to 700 sq ft | $3,650 |
| Aug 2026 | 1BR | 400 to 500 sq ft | $3,700 |
| Aug 2026 | 2BR | 700 to 800 sq ft | $1,450 |
URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.
The Lakefront Residences By stack
- Highest, stack 18
- $1,816 psf
- Lowest, stack 25
- $1,313 psf
- Stacks with 2+ resales
- 28
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 02 | $1,723 psf | 1,033 sq ft | Levels 7 to 16 | 3 |
| 03 | $1,641 psf | 1,001 sq ft | Levels 2 to 10 | 3 |
| 04 | $1,659 psf | 1,001 sq ft | Levels 3 to 16 | 10 |
| 05 | $1,575 psf | 1,211 sq ft | Levels 4 to 13 | 2 |
| 06 | $1,706 psf | 1,216 sq ft | Levels 14 to 16 | 2 |
| 08 | $1,503 psf | 1,545 sq ft | Levels 4 to 17 | 2 |
| 10 | $1,694 psf | 1,415 sq ft | Levels 2 to 16 | 2 |
| 12 | $1,555 psf | 996 sq ft | Levels 5 to 12 | 2 |
Show the other 20 stacks
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 15 | $1,394 psf | 1,060 sq ft | Levels 1 to 17 | 4 |
| 16 | $1,488 psf | 1,001 sq ft | Levels 6 to 16 | 3 |
| 18 | $1,816 psf | 721 sq ft | Levels 6 to 15 | 3 |
| 19 | $1,614 psf | 1,066 sq ft | Level 14 | 2 |
| 20 | $1,394 psf | 1,055 sq ft | Levels 2 to 14 | 5 |
| 22 | $1,796 psf | 1,216 sq ft | Levels 10 to 14 | 2 |
| 23 | $1,416 psf | 1,211 sq ft | Levels 2 to 8 | 2 |
| 24 | $1,393 psf | 996 sq ft | Levels 2 to 11 | 2 |
| 25 | $1,313 psf | 990 sq ft | Levels 1 to 17 | 3 |
| 26 | $1,351 psf | 721 sq ft | Levels 1 to 17 | 3 |
| 28 | $1,664 psf | 721 sq ft | Levels 1 to 17 | 6 |
| 30 | $1,459 psf | 506 sq ft | Levels 7 to 10 | 3 |
| 31 | $1,660 psf | 1,012 sq ft | Levels 1 to 15 | 6 |
| 32 | $1,656 psf | 775 sq ft | Levels 11 to 16 | 4 |
| 33 | $1,480 psf | 770 sq ft | Levels 2 to 15 | 4 |
| 34 | $1,684 psf | 495 sq ft | Levels 5 to 16 | 4 |
| 35 | $1,775 psf | 484 sq ft | Levels 2 to 17 | 3 |
| 36 | $1,655 psf | 506 sq ft | Levels 4 to 15 | 4 |
| 37 | $1,544 psf | 754 sq ft | Levels 4 to 8 | 3 |
| 38 | $1,565 psf | 1,141 sq ft | Levels 16 to 17 | 2 |
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
The Lakefront Residences Notes
How these numbers are worked out
- Grade S places The Lakefront Residences 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: $1,768 psf at The Lakefront Residences 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 $1,688 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. Unit types with one sale, and sales with no bedroom count on record, are left out.
- 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 (5 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 16 resale caveats at The Lakefront Residences ranged from $1,171 psf to $1,920 psf: that spread is unit-level variation the score cannot see.
- Historical Performance is a percentile among projects of similar vintage (completed around 2014, 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), 140 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 The Lakefront Residences for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.