RPS · Resale Project Scorecard
The Lakefront Residences — Grade S
RPS score 8.82/10 · D22 · Boon Lay, Jurong, Tuas · 629 units · scored across 7 weighted factors — methodology published.
99YR · Sim Lian Group · TOP 2014
Top-tier project across nearly every dimension. Standout strengths: schools, project size.
Factor breakdown
- Project's Historical Performance25% weight
- 9/10
- Primary School Effect20% weight
- 10/10
- Project Size16% weight
- 10/10
- MRT Proximity13% weight
- 9/10
- Rental Yield10% weight
- 5/10
- Tenure10% weight
- 8/10
- Future Transformation6% weight
- 8/10
Avg Ann. of +2.45% — top-quartile performance within its 2014-era cohort (83th percentile).
4 primary schools within 1km (nearest: RULANG PRIMARY SCHOOL at 0.39km). Exceptional school catchment — strong appeal for families with young children.
629 units — ideal scale for liquidity and facilities without crowding. Typically the sweet spot for resale turnover.
260m from Lakeside Mrt Stn (EW26) — direct, walk-in MRT access. Strong commuter appeal.
Rental yield of 3.43% — above-average income return.
99YR tenure — about 83 years remaining — no near-term decay concern.
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.
Primary schools within 1km: Rulang Primary School, Lakeside Primary School, Shuqun Primary School, BOON LAY Garden Primary School.
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The verdict· Scores updated September 2026
The Lakefront Residences scores 8.82 out of 10 on the TRIBE Resale Project Scorecard, Grade S, ranking 11th of 2,357 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). 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 The Lakefront Residences
12 months to September 2026 (Oct 2025 – Sep 2026): 17 resale transactions, median $1,761 psf, median price $1.75M. Median PSF is up 4.2% on the previous 12 months (Oct 2024 – Sep 2025, $1,690 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 5 | $1,723 psf | $1.70M |
| Jan–Mar 2026 | 6 | $1,758 psf | $1.55M |
| Apr–Jun 2026 | 4 | $1,796 psf | $1.78M |
| Jul–Sep 2026 | 2 | $1,813 psf | $1.81M |
| 12-month total | 17 | $1,761 psf | $1.75M |
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.
The Lakefront Residences: frequently asked questions
Answers generated from the scorecard data — RPS rank 11th of 2,357, scores updated September 2026.
- Is The Lakefront Residences a good buy in 2026?
- The Lakefront Residences scores 8.82/10 on the TRIBE Resale Project Scorecard (Grade S), which places it 11th of 2,357 Singapore resale condos and 3rd 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 The Lakefront Residences?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 17 resale transactions at The Lakefront Residences, at a median of $1,761 psf and a median price of $1.75M (range $1,171 psf to $1,920 psf). The median PSF is up 4.2% on the previous 12 months (Oct 2024 – Sep 2025, $1,690 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is The Lakefront Residences from the nearest MRT station?
- The Lakefront Residences is about 260m 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 The Lakefront Residences compare with Caspian?
- Caspian is the project scored next to The Lakefront Residences on the District 22 ranking: 9.08 (Grade S) against The Lakefront Residences's 8.82 (Grade S). Caspian scores higher on Project's Historical Performance (9 vs 10) and Future Transformation (8 vs 9).
- Which primary schools are within 1km of The Lakefront Residences?
- 4 primary schools are within 1km of The Lakefront Residences: Rulang Primary School, Lakeside Primary School, Shuqun Primary School, BOON LAY Garden Primary School. 4 primary schools within 1km (nearest: RULANG PRIMARY SCHOOL at 0.39km). Exceptional school catchment — strong appeal for families with young children. The Lakefront Residences 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 The Lakefront Residences, and how big is the project?
- The Lakefront Residences is 99-year leasehold, completed in 2014, has 629 units, developed by Sim Lian Group. 99YR tenure — about 83 years remaining — no near-term decay concern. 629 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%.
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