SORA Review

SORA location review

Connectivity and accessibility near SORA

SORA is served by the Lakeside MRT station on the East-West Line. Unlike some new launches with immediate MRT access, Lakeside MRT station is approximately a 19-minute walk, or a three-minute drive, from SORA. A five-minute drive from the project will bring residents to the Chinese Garden MRT. 

This distance might be a consideration for those who prioritise quick and easy public transportation access.

However, there are several bus services in the vicinity, providing alternative routes to various parts of Singapore. The bus stop located just outside the property grants residents easy access to Lakeside and Chinese Garden MRT stations on the East-West Line (EWL), as well as the Jurong East interchange, which serves both the East-West and North-South Lines. The future Jurong Region Line (JRL), expected to be completed by 2029, will further improve connectivity and accessibility for SORA's residents. Moreover, the Cross Island Line (CRL), scheduled for full completion by 2032, will extend connectivity from the West to the Changi region in the East.

For those who drive, SORA is conveniently located near major expressways, such as the Ayer Rajah Expressway (AYE) and Pan Island Expressway (PIE). These arterial roads provide swift travel to the Central Business District, Orchard Road, and other significant destinations, making it a suitable choice for car owners.

Jurong Lake District: The largest mixed-use business district outside the city centre

The Jurong Lake District (JLD) is poised to become Singapore's second-largest business district, following the Central Business District (CBD). This ambitious development extends from Jurong Gateway, south of Jurong Town Hall Road, and encompasses a wide range of integrated campuses. These include sustainable business parks, innovative educational institutions, and residential areas designed to meet diverse needs.

The JLD will feature a vast 6.5-hectare white site in 2024, expected to yield at least 146,000 square metres of office space, 1,700 residential units, and 73,000 square metres dedicated to retail, food and beverage (F&B), entertainment, and hotel spaces. This site is part of a larger 120-hectare integrated development plan. It includes the former location of the High-Speed Rail (HSR) project, which was intended to connect Singapore to Kuala Lumpur before its termination in 2021. The master developer approach will allow for comprehensive planning of the area, ensuring it meets high standards of sustainability and community needs.

The Urban Redevelopment Authority (URA) has prioritised the JLD in its Master Plan, aiming to create a vibrant hub that integrates work, living and leisure activities. By 2050, the district is projected to generate approximately 10,000 new jobs and 20,000 new homes, making it a significant contributor to Singapore's economy and housing market. The district is expected to attract a variety of businesses, from multinational corporations to innovative startups, leveraging its strategic location and advanced infrastructure.

JLD is designed to offer a high standard of living with a focus on integrating nature with urban living. The district will feature over 160 hectares of parks and waterbodies, including the iconic Jurong Lake Gardens. This emphasis on green spaces aims to promote a healthy and sustainable lifestyle for residents. Additionally, the district will include a variety of retail and F&B outlets, entertainment options, and educational institutions, catering to the diverse needs of its community.

As JLD continues to develop, it is expected to become a prime location for both businesses and residents. The area's comprehensive planning, modern infrastructure, and strategic location make it an attractive destination for investment and living. The district's potential to offer a balanced lifestyle, with ample opportunities for work, education, and recreation, positions it as a key player in Singapore's urban landscape.

Amenities near SORA

Sora is strategically located outside the central business district but stands to gain significantly from the ongoing development transforming the Jurong Lake District into a vibrant live-work-play environment. This positioning makes Sora an attractive residential option for those looking to balance work and leisure in a rapidly evolving area.

Despite the longer walk to the MRT station, which is about 19 minutes away, Sora's location is advantageous due to its proximity to key amenities. Shopping malls such as JEM, Westgate, and IMM are within a short driving distance, offering a plethora of retail, dining, and entertainment options to cater to residents' needs. These malls house a variety of shops, supermarkets, restaurants, and entertainment venues, providing convenient access to daily necessities and leisure activities.

Sora's prime location next to Jurong Lake Gardens further enhances its appeal. The development offers easy access through two dedicated side gates. One gate leads to a park connector, perfect for leisurely walks or exploring the surrounding area, while the other opens directly into the park itself. This setup allows residents to enjoy the lush greenery and recreational facilities of Jurong Lake Gardens. Plans include a scenic cycling route through the Japanese Garden, which will connect to Jurong Gateway once the pathway is completed, adding to the connectivity and appeal of the area.

Additionally, the presence of an ActiveSG gym within Jurong Lake Gardens, just a 5-minute walk from SORA, adds to the convenience for fitness enthusiasts. This well-equipped gym provides residents with easy access to fitness facilities, enhancing their overall lifestyle.

In terms of healthcare, residents of Sora are well-served with nearby facilities. Ng Teng Fong General Hospital and Jurong Community Hospital are nearby, ensuring convenient access to medical services and comprehensive healthcare support.

Schools near SORA

Families living in SORA will have a good selection of schools to choose from, with options for various ages and education levels.

For younger children, Lakeside Primary School is conveniently located within a 1km radius, making it an easy walk or short commute. Several other primary schools are also found within a 1 to 2km radius, including Boon Lay Garden Primary School, Fuhua Primary School, Jurong Primary School, Rulang Primary School, and Shuqun Primary School.

In terms of secondary schools, students can benefit from the proximity of Jurong Secondary School, located just a short 400-metre walk from SORA. Yuan Ching Secondary School is also easily accessible within a 1.1km distance. If you're looking for a high school option further away, River Valley High School is located 2.9km from SORA.

There are also international school options nearby. The Canadian International School is situated 2km away, while Yuvabharathi International School is even closer at just 700 metres from SORA.

For higher education, both the National University of Singapore, Singapore University of Social Sciences, Nanyang Technological University, and Dulwich College are conveniently located within a 20-minute drive, opening doors to prestigious institutions and further enhancing the area’s appeal for families with school-going children.

All facilities at SORA

SORA site plan

SORA's site plan is thoughtfully designed to optimise functionality and aesthetics, offering a diverse living environment. The development comprises four residential blocks, with Blocks 72 and 74 standing at 12 storeys each, and Blocks 76 and 78 rising to 20 storeys. This architectural layout provides a range of living options, catering to various needs with room sizes ranging from 1-bedroom to 5-bedroom units.

The site plan includes four side gates, ensuring convenient access points for residents. One gate provides direct access to a nearby bus stop, enhancing connectivity for those relying on public transport. Another gate is located on the right side of the guard house, facilitating smooth entry and exit from the property. These access points are strategically positioned to offer residents easy and efficient movement within and around the development.

In addition to the practical aspects, SORA's design integrates seamlessly with its surroundings. The proximity to Jurong Lake Gardens, accessible via dedicated gates, allows residents to enjoy the natural beauty and recreational facilities of the park. This thoughtful integration of urban living and natural landscapes underscores SORA's commitment to providing a harmonious living environment.

Sora offers a convenient single-storey basement car park with a thoughtful perk: air-conditioned lobbies for all residents. This feature provides a welcome escape from the heat, especially after a long drive. With 352 car park lots, residents can be confident in finding a spot (representing 80% of units with dedicated parking). The car park also caters to accessibility needs with 4 designated accessible car park lots. Additionally, 4 EV charging lots are available for residents with electric vehicles.

A design rooted in harmony

The showflat at SORA elegantly displays two distinct landscape design areas: a lush ground-level landscape and the innovative Sky 360 zone, which features wave-inspired architecture. This design philosophy deeply integrates harmony with nature, ensuring that every aspect of SORA feels connected to its surroundings.

Terraced roof gardens atop each block create interconnected towers of uniform height, enhancing the aesthetic appeal and providing additional green spaces for residents.

Over 60 public spaces

Upon entering, residents and visitors are greeted by the Moon Gate Atrium, a serene yet industrial space highlighted by a skylight and a striking plant feature. This area serves as the main waiting area and includes the Oasis Function Room and Library. The function room is convenient for hosting events, while the library offers a quiet retreat for those looking to unwind with a good book.

The Moonlight Atrium leads directly to the 50-metre Serenity Pool, perfect for avid swimmers. This main lap pool is surrounded by comfortable deck chairs, creating a relaxing atmosphere.

Additionally, SORA features a Family Pool and a Kids Pool in the Connection Cove, catering to swimmers of all ages. As such, potential buyers who value tranquillity and serene living environments should take note of the location of their units within SORA. Particularly, those considering units on the first level near the Connection.

Surrounding these pools are several pavilions, including the Social Pavilion, Tea Pavilion, and Coffee Pavilion, offering ideal spots for socialising and relaxation.

Multiple BBQ pavilions, including BBQ Pavilion 1 and 2, are available for hosting outdoor cookouts and alfresco dining with friends and family.

SORA's Pet Corner ensures that the needs of furry friends are also catered to, providing a designated area for pet owners to walk and play with their pets.

Between Blocks 72 and 74 lies the Zen Court, featuring a Bamboo Forest Camping that showcases its natural surroundings, offering areas for relaxation and outdoor activities. Other notable green spaces include the Bamboo Forest, Wellness Garden, Spa House and Chess Garden, each providing unique environments for leisure and tranquillity.

For families, the development includes the Forest Adventure Play area near Yuan Ching Road, equipped with exciting attractions like the Rabbit Hole, Adventure Log Trail, Heliconia Tunnel, and Adventure Tree House, ensuring that children have plenty of activities to keep them entertained.

Near Japanese Garden Road, SORA offers a variety of sporting facilities, including a tennis court and a well-equipped gym next to the Family Pool. Additional recreational amenities include a Mini Theatre/Karaoke Room and a Games Room, providing entertainment options for all ages.

The Cabin offers a cosy space for relaxation, further enhancing the community's appeal.

Sky 360 at SORA is an exclusive rooftop sanctuary designed to elevate the living experience for its residents. Positioned strategically to offer unobstructed panoramic views of the lush Jurong Lake Gardens, this rooftop space serves as a communal hub where residents can unwind and savour the breathtaking scenery.

The terraced roof gardens, although exposed to the elements, provide unique social spaces such as the Sky Lounge, Relaxation Lounge, Social Pod, and an exercise-focused Boxing Area. These areas encourage community interaction and promote a healthy lifestyle.

The Hangout provides a versatile space for relaxation and socialising, with comfortable seating areas ideal for unwinding, reading, or engaging in conversations with neighbours.

Community Gardens allow residents to embrace a farm-to-table lifestyle, while Sky Beds offer serene spots for leisure and relaxation.

Atop Blocks 76 and 78, residents can enjoy a range of amenities, including a Sky Bar, Co-Working Space, Tai Chi Deck, and Sky Dining area. The Family Lounge and several lawns provide additional spaces for hosting guests and enjoying outdoor activities.

These thoughtfully designed features make SORA a vibrant and well-rounded community, perfect for those seeking a luxurious and nature-connected living experience.

Review of unit layouts at SORA

SORA presents an array of unit types, ranging from 1-bedroom to 5-bedroom apartments, designed to accommodate various family sizes and lifestyles. With a total of 440 units, SORA offers a mixed range of living spaces, ensuring there is something for everyone.

Here’s a detailed look at what potential buyers can expect, with a closer focus on some of the more desirable units:

1 Bedroom + Study

• Size: 50 - 64 sqm
• Units available: 36

These units are perfect for singles or couples looking for a comfy and efficient living space. The addition of a study room makes it ideal for those working from home or needing extra space for hobbies and storage.

2 Bedroom Deluxe

• Size: 60 - 75 sqm
• Units Available: 60

The 2 Bedroom Deluxe units offer a bit more space, making them suitable for small families or individuals who appreciate extra room.

These units balance functionality and comfort, providing ample space for daily activities.

2 Bedroom Deluxe + Study

• Size: 68 - 85 sqm
• Units Available: 138

The 2 Bedroom Deluxe + Study is the most prevalent unit type at SORA, constituting 31% of the total units.

This configuration is ideal for investors, small families, and couples, including empty nesters from nearby landed enclaves. The unit features an efficient dumbbell layout, optimising space and storage.

Upon entering, residents are welcomed by an open-concept kitchen that seamlessly leads into a spacious dining and living area. The master bedroom, with its attached bathroom and study area, is strategically positioned on one side, while the common bedroom and bathroom are on the other.

The balcony, accessible from the study area, provides a perfect spot to relax and enjoy the panoramic views of Jurong Lake Gardens, making it an ideal setting for work-from-home arrangements.

SORA stands out in design by uniquely attaching the living room balcony directly to the master bedroom with a dedicated study, a feature not commonly seen in previous condominium launches.

3 Bedroom Deluxe

• Size: 87 - 104 sqm
• Units Available: 22

These units offer more space for growing families. The 3 Bedroom Deluxe is designed to provide comfort and ample room for daily living, ensuring that every family member has their own private space.

3 Bedroom Premium

• Size: 102 - 122 sqm
• Units Available: 64

The 3-bedroom Premium units are spacious and ideal for families who need extra space. Upon entering, residents are greeted by an open-concept kitchen and yard area. The rectangular layout of the dining and living areas offers ample space for family bonding and storage.

The generously sized balcony spans the width of the living area, perfect for alfresco dining and mini gatherings. These units are designed with the modern family in mind, offering a harmonious blend of privacy and communal living spaces.

The bedrooms and bathrooms are thoughtfully positioned away from the main living areas, ensuring privacy for residents when hosting guests.

3 Bedroom Premium + Study

• Size: 107 - 131 sqm
• Units Available: 84

This configuration offers nine types of layouts, ranging from 1,152 to 1,410 sqft. Type C5S, at 1,195 sqft, is particularly notable for its efficient use of space.

Upon entering, residents are greeted by a sizable entry foyer with ample storage space, leading to an open-concept kitchen that extends to a yard area and a washing closet.

The kitchen features a glass panel, allowing parents to monitor their children while busy cooking. The spacious dining and living areas flow seamlessly to a large balcony, perfect for alfresco dining.

The master bedroom and study room are tucked away from the main living areas, ensuring privacy when hosting guests.

The secluded study room is ideal for work-from-home arrangements, providing a quiet space while the rest of the family enjoys their daily activities.

The storage room, while lacking a hook for hanging umbrellas, offers ample space for storing shoes and other items.

4 Bedroom Luxury

• Size: 142 - 166 sqm
• Units Available: 18

The 4 Bedroom Luxury units are designed for larger families who need more space and comfort. These units come with a private lift, adding an extra layer of convenience and exclusivity.

5 Bedroom Luxury

• Size: 156 - 180 sqm
• Units Available: 18

Standing at 1,679 sqft, the 5 Bedroom Luxury units epitomise ‘landed living in the sky’. These units feature both dry and wet kitchens, a private lift, and spacious living and dining areas.

Upon exiting the private lift, residents are greeted by a dry kitchen, leading to spacious, square-shaped dining and living areas, ideal for daily activities, family bonding, and storage.

The master bathroom comes with a walk-in closet, and the junior master bedroom has an ensuite bathroom.

The wet kitchen, located behind the dry kitchen and away from the main living areas, adds to the functionality of the space. However, the maid's room is beside the wet kitchen, which may require closing the door during cooking to prevent smells from permeating the room.

The expansive balcony, spanning the living and dining areas, is perfect for alfresco dining and large gatherings. This layout also includes a washing closet and a generous yard area, making it ideal for hosting guests without compromising bedroom privacy.

If you're a multi-generational family considering a larger unit, it's important to note that 4-bedroom and 5-bedroom layouts are the most limited, making up only 4% of the development each. So, if a spacious home is a priority, acting quickly might be wise.

Smart living and modern comfort

SORA embraces modern living with a suite of smart home features designed for convenience and security: 

With SORA’s smart home features, convenience is a priority.

Residents can manage their home environment effortlessly through a mobile app. The ability to control lighting, air conditioning, and even household appliances remotely means you can always return to a perfectly set home. This is particularly useful for those who lead busy lifestyles, as it allows you to manage your living space even when you are not physically present.

Security is another priority at SORA.

Advanced digital locksets offer the convenience of unlocking your door remotely via PIN code, biometrics, or access cards. This eliminates the need for traditional keys and enhances security, as residents can control access to their homes with precision.

Additionally, the smart audio-video telephony system allows residents to see and communicate with visitors in the elevator lobby, granting access with a simple tap on their phone. This feature not only adds an extra layer of security but also provides peace of mind, knowing that you can monitor who enters the building.

The smart home system extends beyond individual units to the entire development.

Residents can book amenities like the clubhouse, BBQ pits, and function rooms through the smart system, making planning events and gatherings effortless. The system provides instant confirmation, ensuring that residents can make plans without any hassle or delays.

For culinary enthusiasts, SORA kitchens are outfitted with a suite of Electrolux appliances. These appliances are designed to make cooking a delightful experience, whether you are preparing a quick meal or hosting a dinner party. With high-performance appliances, ample storage space, and thoughtfully designed layouts, the kitchens at SORA are perfect for creating delicious meals and enjoying quality time with family and friends.

SORA’s integration of smart home features with luxurious interiors represents a seamless blend of technology and comfort. The development’s focus on modern living ensures that residents enjoy a lifestyle that is both convenient and sophisticated.

From the ease of controlling home systems through a mobile app to the security of advanced digital locksets, every aspect of SORA is designed to enhance the quality of life for its residents.

Elegant interiors with high-quality finishes

Stepping inside your SORA apartment, you'll be greeted by tasteful appointments and high-quality finishes.

Sophisticated glazed tiles and vinyl flooring provide a beautiful foundation, creating an elegant and modern aesthetic throughout the home. The stylish bathroom fittings from renowned brands such as Geberit, Grohe, and Duravit elevate the space, adding a touch of luxury to everyday routines.

These high-quality fixtures not only enhance the visual appeal of the bathrooms but also ensure durability and functionality.

SORA - price analysis and comparison

The price range for units at SORA spans from S$989,000 to S$3.69 million. This equates to a cost per square foot between S$1,436 and S$2,274. Although the specific prices for individual units have yet to be disclosed, these figures highlight the value and quality of living that SORA offers.

The condominium presents an appealing investment opportunity for homebuyers looking for a combination of luxury and affordability in an up-and-coming location.

Average prices of new launches in District 22 and city centre (based on transactions in the past 5 years)

In the past five years, District 22 has seen only two other new launches apart from SORA: The LakeGarden Residences and J’den.

Last year alone, District 22 recorded 439 new launch transactions, with 330 from J’den and 109 from The LakeGarden Residences. The average price per square foot (psf) for J’den transactions in 2023 was S$2,475, while The LakeGarden Residences averaged S$2,118 psf. This resulted in an overall average of S$2,387 psf for District 22 in 2023.

In 2024, there have been 44 new launch sales in District 22 so far, comprising 36 sales in The LakeGarden Residences and 8 from J’den. The average psf for The Lake Garden Residences in 2024 is S$2,145, and for J’den, it is S$2,551, bringing the district's overall average to S$2,219 psf. This indicates a 3.08% increase in the average psf for J’den and a 1.24% rise for The LakeGarden Residences over the past year.

Considering these figures, the pricing for units at SORA, ranging from S$989,000 to S$3.69 million, or S$1,436 to S$2,274 psf, not only aligns with the district's average but is also among the lowest seen in 2024, indicating favourable pricing for both smaller and larger units.

Demand for units at SORA is expected to be strong, bolstered by interest from buyers who previously missed out on other nearby developments such as J’den and The LakeGarden Residences. On launch days, The LakeGarden Residences averaged a price of S$2,120 per square foot (psf), while J’den saw higher prices at S$2,451 psf.

SORA's average selling price is S$2,160 psf, aligning with the average new launch prices in the Jurong Lake Gardens area.

A distinguishing feature of SORA is its substantial land area and the highest number of units among recent developments in the vicinity. As one of the first projects in this developing district, SORA enjoys a notable first-mover advantage, making it an attractive option for potential buyers.

Appreciation value analysis

High demand and strategic investment potential at SORA

SORA’s prime location within the rapidly evolving Jurong Lake District positions it as a highly attractive investment opportunity. The ongoing transformation of Jurong into a bustling mixed-use business hub, which is set to become the largest outside the central region, highlights the area's tremendous growth potential. The district's enhanced connectivity, facilitated by existing and upcoming MRT lines including the Jurong Region Line and Cross Island Line, ensures easy access to various parts of Singapore, significantly boosting the district’s appeal.

The development of the new Science Centre, scheduled for completion in 2027, along with planned tourism initiatives, will further attract both visitors and residents to the area, contributing to the district's vibrancy. With the Jurong Lake District poised to become a focal point for new office developments over the next decade, the demand for residential properties in the area is expected to increase substantially.

This anticipated surge in demand, coupled with SORA’s luxurious offerings and unique features, positions it well for significant capital appreciation. Furthermore, SORA is likely to attract rental tenants seeking proximity to business hubs and recreational amenities, enhancing its investment potential.

As the Jurong Lake District continues to evolve and grow, SORA stands to benefit from the dynamic development trajectory, making it an attractive prospect for investors seeking long-term value.

Our take on SORA

SORA stands out as a compelling choice for potential buyers and investors, offering a blend of luxury and practicality within a prime location. The development features a diverse range of units, from 1-bedroom apartments to 5-bedroom luxury homes, catering to various family sizes and lifestyles, making it ideal for both investors and end-users.

The project's design ensures that most units boast breathtaking views of Jurong Lake Gardens, while the inclusion of modern smart home features enhances convenience and security. SORA's strategic location in the burgeoning Jurong Lake District offers excellent connectivity, promising significant capital appreciation as the area transforms into a vibrant mixed-use hub. The development's luxurious amenities, including terraced roof gardens, multiple pools, pavilions, and dedicated children’s play areas, ensure a holistic living experience.

A notable advantage is that SORA is one of the lowest-priced new launches in 2024, starting from S$1,436 psf. However, potential downsides include the distance from the MRT station and the current lack of daily amenities nearby.

Despite these minor drawbacks, SORA's blend of luxurious living, strategic location, and future growth prospects make it a highly attractive investment for discerning buyers seeking long-term value.