SGrade

Resale Project Scorecard

The Lakeshore

D22 · Boon Lay, Jurong, Tuas · 99-year leasehold · completed 2008 · 848 units

Grade S, 7.77 out of 10, the 8th 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: 75 yrs
Resales, 12 months to Oct 2026: 32
To Lakeside MRT: 170 m

3D model: block outlines © OpenStreetMap contributors, roof heights from OneMap 3D (SLA)

The Lakeshore Score

S
Grade
Score out of 10: 7.77
Highest score among 22 resale condos in District 22: 8th

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

Project's Historical Performance25%6/10

Avg Ann. of +3.20% — near-median performance within its 2008-era cohort (59th percentile).

The district median is 7/10.

Primary School Effect20%10/10

5 primary schools within 1km (nearest: Shuqun Primary School at 0.09km). Exceptional school catchment — strong appeal for families with young children.

The district median is 10/10.

Shuqun Primary School
Rulang Primary School
Lakeside Primary School
Jurong 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%8/10

848 units — good project size supporting active resale market and adequate facilities.

The district median is 8/10.

MRT Proximity13%10/10

170 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 3.46% — above-average income return.

The district median is 5.5/10.

Tenure10%7/10

99YR tenure — about 75 years remaining; some long-term decay exposure but not imminent.

The district median is 7/10.

Future Transformation6%8/10

Strong future-catalyst exposure — closest driver: Corporation MRT (JS5, JRL1) at 1.20km. 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 Lakeshore scores 7.77

The Lakeshore scores 7.77 out of 10 on the TRIBE Resale Project Scorecard, Grade S, ranking 132nd of 2,350 resale condos scored in Singapore and 8th of 22 in District 22 (Boon Lay, Jurong, Tuas). Its strongest factors are Primary School Effect (10/10) and MRT Proximity (10/10); its weakest is Rental Yield (5/10).

Factor	This condoThe Lakeshore	DistrictDistrict median	EffectEffect on score	Scores above
Project's Historical Performance25%	6/10	7/10	−0.25	19% of district
Primary School Effect20%	10/10	10/10	±0.00	48% of district
Project Size16%	8/10	8/10	±0.00	14% 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%	7/10	7/10	±0.00	38% 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 Lakeshore 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 Lakeshore Prices

By unit type at The Lakeshore

Unit type	Size	Sold for	Median PSF	Sales
2-bedroom926 sq ft	926 sq ft	$1.28M to $1.47M	$1,483 psf	10
3-bedroom1,109 sq ft	1,109 sq ft	$1.59M to $2.02M	$1,533 psf	20
4-bedroom1,529 sq ft	1,529 sq ft	$2.03M	$1,329 psf	2

Past transactions at The Lakeshore

Unit

32 resales, Nov 2025 to Oct 2026 · median $1,503 psf · $1,280,000 to $2,100,000 · 30 of the 30 with a purchase on record sold at a profit

								Sale
31 Jul 2026	29 Jurong West Street 41	14	#14-08082BR · Blk 29	2BR	947	$1,550	$1,468,000	Resale
24 Jul 2026	29 Jurong West Street 41	3	#03-07073BR · Blk 29	3BR	1,109	$1,432	$1,588,000	Resale
20 Jul 2026	33 Jurong West Street 41	15	#15-52522BR · Blk 33	2BR	926	$1,500	$1,388,888	Resale
13 Jul 2026	29 Jurong West Street 41	9	#09-16162BR · Blk 29	2BR	947	$1,457	$1,380,000	Resale
24 Jun 2026	29 Jurong West Street 41	15	#15-12123BR · Blk 29	3BR	1,184	$1,702	$2,015,000	Resale
5 Jun 2026	33 Jurong West Street 41	3	#03-42423BR · Blk 33	3BR	1,109	$1,506	$1,670,000	Resale
15 May 2026	31 Jurong West Street 41	7	#07-17173BR · Blk 31	3BR	1,109	$1,488	$1,650,000	Resale
27 Apr 2026	31 Jurong West Street 41	16	#16-24243BR · Blk 31	3BR	1,163	$1,548	$1,800,000	Resale
24 Apr 2026	29 Jurong West Street 41	6	#06-03032BR · Blk 29	2BR	1,044	$1,349	$1,408,000	Resale
22 Apr 2026	31 Jurong West Street 41	1	#01-23234BR · Blk 31	4BR	1,593	$1,318	$2,100,000	Resale

Median PSF by month

The LakeshoreD22, all resale condos

Show as a table

Period	Sales	Median PSF	D22
Nov 2025	5	$1,547 psf	$1,495 psf
Dec 2025	3	$1,510 psf	$1,502 psf
Jan 2026	2	$1,506 psf	$1,592 psf
Feb 2026	8	$1,527 psf	$1,509 psf
Mar 2026	2	$1,467 psf	$1,602 psf
Apr 2026	5	$1,394 psf	$1,334 psf
May 2026	1	—	$1,552 psf
Jun 2026	2	$1,604 psf	$1,548 psf
Jul 2026	4	$1,479 psf	$1,548 psf
Aug 2026	—	—	$1,302 psf
Sep 2026	—	—	$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 +4.1% a year, ranked 13 of 19 in D22 and 204 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 Lakeshore Rent

Median rent a month: $4,100 to $6,650
Gross yield: 3.7% to 3.9%
Rental contracts: 220

Unit type	Median rent	Most rents	Gross yield	LetsContracts
2-bedroom	$4,100	$4,000 to $4,250	3.7%	91
3-bedroom	$5,300	$5,200 to $5,500	3.7%	123
4-bedroom	$6,650	$6,380 to $6,850	3.9%	6

Rental contracts at The Lakeshore

220 contracts, Sep 2025 to Aug 2026 · median $5,025 a month · $3,300 to $8,000

Month	Type	Size	Rent a month
Aug 2026	2BR	800 to 900 sq ft	$3,600
Aug 2026	2BR	900 to 1,000 sq ft	$3,900
Aug 2026	2BR	900 to 1,000 sq ft	$3,900
Aug 2026	2BR	900 to 1,000 sq ft	$4,050
Aug 2026	2BR	800 to 900 sq ft	$4,100
Aug 2026	2BR	900 to 1,000 sq ft	$4,150
Aug 2026	2BR	900 to 1,000 sq ft	$4,200
Aug 2026	2BR	900 to 1,000 sq ft	$4,300
Aug 2026	3BR	1,100 to 1,200 sq ft	$4,800
Aug 2026	3BR	1,100 to 1,200 sq ft	$5,000

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 Lakeshore By stack

Highest, stack 29: $1,550 psf
Lowest, stack 01: $1,225 psf
Stacks with 2+ resales: 30

Stack	Median PSF	Size	Sold on	Sales
01	$1,225 psf	947 sq ft	Levels 9 to 17	2
03	$1,424 psf	996 sq ft	Levels 6 to 15	4
06	$1,376 psf	1,163 sq ft	Levels 1 to 17	3
08	$1,433 psf	947 sq ft	Levels 14 to 17	4
09	$1,443 psf	861 sq ft	Levels 10 to 15	4
10	$1,482 psf	1,184 sq ft	Levels 12 to 16	3
11	$1,301 psf	1,184 sq ft	Levels 8 to 15	4
12	$1,436 psf	1,184 sq ft	Levels 8 to 15	6

Show the other 22 stacks

Stack	Median PSF	Size	Sold on	Sales
15	$1,416 psf	1,114 sq ft	Levels 1 to 17	6
16	$1,389 psf	947 sq ft	Levels 6 to 9	3
17	$1,488 psf	1,109 sq ft	Levels 1 to 17	5
22	$1,493 psf	1,109 sq ft	Levels 10 to 13	2
23	$1,437 psf	1,163 sq ft	Levels 1 to 17	5
24	$1,469 psf	1,163 sq ft	Levels 1 to 16	5
25	$1,533 psf	1,109 sq ft	Levels 3 to 16	5
29	$1,550 psf	1,109 sq ft	Levels 7 to 14	2
30	$1,245 psf	1,109 sq ft	Levels 1 to 17	7
33	$1,495 psf	1,109 sq ft	Levels 4 to 7	2
34	$1,440 psf	1,173 sq ft	Levels 8 to 16	2
37	$1,417 psf	861 sq ft	Levels 9 to 12	3
38	$1,382 psf	861 sq ft	Levels 2 to 15	3
40	$1,357 psf	1,109 sq ft	Levels 8 to 16	3
42	$1,506 psf	1,109 sq ft	Levels 3 to 14	3
45	$1,347 psf	1,141 sq ft	Levels 3 to 14	5
46	$1,400 psf	1,141 sq ft	Levels 1 to 14	5
48	$1,344 psf	926 sq ft	Levels 8 to 15	2
52	$1,275 psf	926 sq ft	Levels 7 to 17	5
53	$1,421 psf	1,120 sq ft	Levels 6 to 13	2
56	$1,491 psf	926 sq ft	Levels 10 to 16	3
60	$1,308 psf	937 sq ft	Levels 11 to 16	3

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

The Lakeshore Notes

How these numbers are worked out

Grade S places The Lakeshore 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: $1,503 psf at The Lakeshore 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 $1,489 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 (26 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 32 resale caveats at The Lakeshore ranged from $1,318 psf to $1,702 psf: that spread is unit-level variation the score cannot see.
Historical Performance is a percentile among projects of similar vintage (completed around 2008, 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), 170 m in a straight line. The walking route is usually longer, and bus links are not scored.
Primary School Effect counts the 5 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 Lakeshore for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.

What brings you to The Lakeshore?

Pick one and we’ll send you a read on it by WhatsApp. Free, no obligation.

The Lakeshore Key facts

District: D22, Boon Lay, Jurong, Tuas
Tenure: 99-year leasehold
Lease left: About 75 years
Completed: 2008
Total units: 848

The Lakeshore Nearby

MRT and LRT (5)

Lakeside (EW26)170 m
Chinese Garden (EW25)1.1 km
Corporation (JS5)Being built1.3 km
Hong Kah (JS4)Being built1.4 km
Jurong West (JS6)Being built1.6 km

Primary schools within 1 km (5)

Shuqun Primary SchoolWithin 1 km (OneMap, all 3 blocks) · 8 Jurong West Street 5190 m
Rulang Primary SchoolWithin 1 km (OneMap, all 3 blocks) · 6 Jurong West Street 52370 m
Lakeside Primary SchoolWithin 1 km (OneMap, all 3 blocks) · 161 Corporation Walk850 m
Jurong Primary SchoolWithin 1 km (OneMap, 1 of 3 blocks) · 320 Jurong East Street 32under 1 km
Boon Lay Garden Primary SchoolWithin 1 km (OneMap, 1 of 3 blocks) · 20 Boon Lay Driveunder 1 km

Bus stops (5)

Aft Jurong West St 51Boon Lay WayBuses 180, 180A, 335110 m
Yuhua Sec SchJurong West St 41Buses 49, 335130 m
Bef Jurong West St 51Boon Lay WayBuses 180, 335130 m
Opp Blk 515Jurong West St 51Buses 49, 98, 98B, 98M, 187, 335150 m
Blk 515Jurong West St 51Buses 49, 98, 98M, 187, 335170 m

Secondary schools (5)

Yuhua Secondary School35 Jurong West Street 41100 m
Fuhua Secondary School5 Jurong West Street 41370 m
Yuan Ching Secondary School103 Yuan Ching Road440 m
Hua Yi Secondary School60 Jurong West St 42690 m
Jurongville Secondary School202 Jurong East Avenue 1870 m

Childcare (5)

Safari House Preschool Lakeside10 Jurong Lake Link, #01-33, Lake Grande140 m
Little Greenhouse @ Jw478 Jurong West Street 41, #01-276170 m
Little Explorers Cove482 Jurong West Street 41, #01-256220 m
PCF Sparkletots Preschool @ Jurong Spring Blk 515515 Jurong West Street 52, #01-17230 m
Little Seeds Preschool511 Jurong West St 52, #01-80400 m

Straight-line distances from the nearest block of The Lakeshore, 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 The Lakeshore, 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.

The Lakeshore Similar condos

All 22 in District 22 →

Live on PropertyGuruSee The Lakeshore listings for sale Ask TRIBE on WhatsApp

The Lakeshore Questions

What does The Lakeshore's RPS grade say — and not say — in 2026?

The Lakeshore scores 7.77/10 on the TRIBE Resale Project Scorecard (Grade S), which places it 132nd of 2,350 Singapore resale condos and 8th of 22 in District 22 (Boon Lay, Jurong, Tuas). Top-tier project across nearly every dimension. Standout strengths: schools, MRT access. 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 The Lakeshore 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; The Lakeshore scores 7.77, exactly that. It gains most from MRT Proximity (10/10 against a median of 8, +0.26). It gives up most on Project's Historical Performance (6/10 against a median of 7, −0.25). 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 The Lakeshore?

In the 12 months to October 2026 (Nov 2025 – Oct 2026), URA REALIS records 32 resale transactions at The Lakeshore, at a median of $1,503 psf and a median price of $1.70M (range $1,318 psf to $1,702 psf). The median PSF is up 1.0% on the previous 12 months (Nov 2024 – Oct 2025, $1,489 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 The Lakeshore cost?

In the 12 months to October 2026 (Nov 2025 – Oct 2026), 2-bedroom units of about 926 sq ft sold for $1.28M to $1.47M (10 sales), 3-bedroom units of about 1,109 sq ft sold for $1.59M to $2.02M (20 sales) and 4-bedroom units of about 1,529 sq ft sold at a median of $2.03M (2 sales) at The Lakeshore. 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 The Lakeshore, and what is the rental yield?

In the 12 months to August 2026 (Sep 2025 – Aug 2026), 2-bedroom units let at a median of $4,100 a month (91 contracts, about 3.7% gross yield), 3-bedroom units let at a median of $5,300 a month (123 contracts, about 3.7% gross yield) and 4-bedroom units let at a median of $6,650 a month (6 contracts, about 3.9% gross yield) at The Lakeshore, 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 The Lakeshore from the nearest MRT station?

The Lakeshore is about 170 m from Lakeside MRT (EW26), scoring 10/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.

How does The Lakeshore compare with Lakeholmz?

Lakeholmz is the project scored next to The Lakeshore on the District 22 ranking: 7.92 (Grade S) against The Lakeshore's 7.77 (Grade S). The Lakeshore scores higher on MRT Proximity (10 vs 8); Lakeholmz scores higher on Project's Historical Performance (7 vs 6) and Rental Yield (6 vs 5).

Which primary schools are within 1km of The Lakeshore?

5 primary schools are within 1km of The Lakeshore on OneMap's School Query, measured from the development's nearest block: Shuqun Primary School, Rulang Primary School, Lakeside Primary School, Jurong Primary School, Boon Lay Garden 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. The Lakeshore 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 Lakeshore, and how big is the project?

The Lakeshore is 99-year leasehold, was completed in 2008 and has 848 units. 99YR tenure — about 75 years remaining; some long-term decay exposure but not imminent. 848 units — good project size supporting active resale market and adequate facilities. Tenure carries 10% of the RPS score and Project Size 16%.