The LakeGarden Residences Review

The LakeGarden Residences location review

Connectivity and accessibility

The nearest MRT to The LakeGarden Residences is Lakeside MRT on the East-West line. It's about a 15-minute walk, which isn't the nearest, considering Singapore's humidity and unpredictable weather. However, you can also choose to take a longer but scenic route through Jurong Lake Gardens and it's pretty shaded with trees as well. Find out more about Jurong Lake Gardens in this video:

Alternatively, you can take bus 154 from Lakeside MRT and it will stop right outside the development (about 3 bus stops). The good news is that for the first year after TOP, the management will provide a free shuttle bus to the MRT station.

In line with The LakeGarden Residences' sustainable efforts, there are 52 bicycle lots, so residents can cycle to Lakeside station before hopping on the train.

For those who drive, The LakeGarden Residences is easily accessible by major expressways and major roads.

Amenities near The LakeGarden Residences

In terms of daily groceries and food, Taman Jurong Food Centre is about a 6-minute walk from The LakeGarden Residences. There's a wet market and a FairPrice supermarket there as well. If you need more options for F&B and retail outlets, major shopping malls like Jem, Westgate, IMM and Jurong Point are a short drive away.

Schools near The LakeGarden Residences

The LakeGarden Residences is perfect for families with school-going children as there are plenty of options around the development. Those participating in the primary 1 registration won't have to worry as there are at least 7 primary schools in the vicinity. Lakeside Primary is within 1km of the development, while Rulang Primary, Boon Lay Garden Primary, Shuqun Primary, Jurong Primary, Fuhua Primary and Yuhua Primary are within 1-2km.

Other notable schools nearby are River Valley High School, Nanyang Technological University and the Canadian International School.

All facilities at The LakeGarden Residences and stack analysis

The LakeGarden Residences site plan

The LakeGarden Residences has 18 stacks across two residential towers, blocks 80 and 82. Each tower has nine stacks and 19 storeys.

The development's main entrance is along Yuan Ching Road. Although several HDBs and neighbouring condos share the road, it is less likely to be congested. Furthermore, there will be a roundabout at the arrival drop-off point to facilitate traffic flow.

The carpark is at the basement and what's great is that there's a 1:1 unit-to-carpark ratio. The 306 parking lots include four electric vehicle (EV) charging lots and there are an additional four handicap lots. In keeping with the development's sustainable theme, there will be an additional 50 EV-ready lots to cater to the growing number of electric vehicles.

The developers have added a side gate for residents to access Jurong Lake Gardens easily, including a 6m walkway which will be nicely planted and lit up. (They are actually giving this 6m back to the authorities.) Previously, residents had to exit via Yuan Ching Road and make a detour to get to the park, so this adds a lot of convenience.

Sustainable efforts

Although the site for The LakeGarden Residences is not huge, 80% of the site is dedicated to landscaping and facilities. The developers have engaged STX Landscape Architects, a landscape consultant, to curate a selection of trees and plants that will enrich the greenery and biodiversity of Jurong Lake Gardens. This is also to safeguard over 250 flora and fauna species in the surrounding area, including some that are critically endangered. STX has designed some of Singapore's most notable landmarks like Oasia Downtown Hotel and NUS UTown.

What's more interesting is that there's a lighting consultant to ensure that the development's lighting concept in the evening simulates natural moonlight to minimise light pollution and protect the ecosystem.

Other green initiatives include solar panels to harness renewable energy to power 30% of the common areas. The kids' play lawn is also made using recycled items like car tyres and natural materials.

Facilities at The LakeGarden Residences

The LakeGarden Residences has 28 lifestyle facilities which complement the amenities at Jurong Lake Gardens. The Gardens already have a massive playground, a dog run and nature boardwalks, so the developers did not want to replicate them.

You can expect full condo facilities like a 50m pool, jacuzzi, gym and clubhouse, among others. The pool overlooks the Gardens, providing residents with a picturesque view in a tranquil setting.

We're quite impressed that the developers have managed to fit a tennis court, considering the former Lakeside Apartments did not have this facility.

We like that the kids' pool and aqua play area is located away from the main pool area, so there will be some privacy for avid swimmers. It's also near the sensory play area and kids' play lawn, so there's a dedicated space for families.

There are also glamping pavilions that are perfect for gatherings with friends or family. Plus, they are equipped with BBQ and electric grill facilities so you can enjoy your meal outdoors with loved ones.

Other than the ground floor, residents can head up to the 19th floor to enjoy stunning views of Jurong Lake from the sky deck and sky terrace. We would have loved it even more if there was an open-air sky deck but the roof is covered due to the solar panels.

The lookout decks are perfect for when you have guests over. Alternatively, it's also a great spot to unwind, especially for residents whose units do not face the Gardens.

The LakeGarden Residences stack analysis

View from the stacks

Thanks to the arrangement of the residential blocks, around three-quarters of the units at The LakeGarden Residences will have views of Jurong Lake Gardens.

Stacks 8, 9, 17 and 18 have the most expansive views towards the park and the lake, which are unblocked. These are the 3-bedroom Premium + Study, 4-bedroom, 4-bedroom dual key and 5-bedroom units. The master bedroom in these units also have L-shaped windows so residents can enjoy more views.

View from stacks 8, 9, 17 and 18

For the other stacks, their views might not be as expansive but they will still get views of the park. Stacks 15 and 16 will get pockets of views, as Lakeside Towers is adjacent to them. On the other side, stacks 1 and 2 are adjacent to Sora (new launch condo, former Park View Mansions). However, they will enjoy better views of the park than stacks 15 and 16 as Sora's boundary does not extend as far into the park as The LakeGarden Residences.

Potential view from stacks 3, 4, 13 and 14 (Source: Google Maps)

Only four stacks don't have views of Jurong Lake Gardens, 3, 4, 13 and 14. While they face Yuan Ching Road and HDBs, there will be a lot of greenery from the development itself. The authorities have planted casuarina trees along the sides of Yuan Ching Road to beautify the area. The HDB blocks (up to 15 storeys) are also about 100m away and they are not densely packed, so there's still some breathing room.

The LakeGarden Residences afternoon sun analysis

The majority of The LakeGarden Residences' stacks are able to avoid the afternoon sun and these are the same stacks that get views of Jurong Lake Gardens. The four stacks facing Yuan Ching Road will potentially get afternoon sun. Stacks 3 and 14 might get direct afternoon sun from the southwest direction in some months between September and March. Stacks 4 and 13 might get direct afternoon sun from the northwest direction in some months between March and September.

Review of unit layouts at The Lakegarden Residences

Unique selling points of The LakeGarden Residences' units

Thoughtful and functional bedroom provisions

The LakeGarden Residences has several thoughtful bedroom provisions which set it apart from other developments.

One of them is wardrobes which are built to the top of the structural ceiling so there's bigger storage for full-size luggage. Often, finding the right place to keep your luggage can be a challenge, so this really helps in keeping your room tidy.

Alternatively, the additional space can also be used for more storage, like pillows or bedsheets. Not all wardrobe panels will feature the additional storage due to ceiling beams, but the developers have tried to provide top storage for as many wardrobes as possible.

Another feature we love is pull-out side tables that are hidden within wardrobes. This is especially useful if you plan to have a king-sized bed in the common bedroom, where space for a proper side table might be limited. This way, you can conveniently place your mobile phones while they are charging or your reading glasses before you sleep at night. During the day, you can save space by closing it.

A wardrobe shelf in the 2-bedroom master bedroom

In contrast to a side dresser in many new launches, The LakeGarden Residences is providing a proper wardrobe shelf for the master bedrooms for storing bags and other items. All wardrobes are also fitted with a full-length mirror, which is an additional touch of convenience for residents.

Energy-efficient appliances

Kitchen in the 2-bedroom + Study showflat

In line with the development's sustainable efforts, all units have the most energy-efficient-in-class appliances. Kitchen appliances like the fridge, cooker hood and hob, oven and washer-dryer are from Bosch.

Kitchen in the 5-bedroom showflat

The 4- and 5-bedroom units are equipped with enhanced appliances like a steam oven (in addition to a conventional oven), a separate washer and dryer and a wine chiller. Furthermore, 5-bedroom units are fitted with a dishwasher, which minimises water usage, especially for large households.

Hackable walls

As with many en bloc projects that are not limited by PPVC, the walls at The LakeGarden Residences are hackable. This makes the unit layout flexible, and you can configure it based on your needs and preferences.

5-bedroom showflat unit at The LakeGarden Residences

For instance, in the showflat, the ID hacked the wall of one of the common bedrooms and installed an open display shelf that allow you to see through the bedroom.

If you don't need an additional bedroom now, you can also hack a wall to extend your living/dining area. However, in future, you can always put the wall back up if you wish to.

Dry kitchen and private lift in premium units

All premium units, which include 4-bedroom, 5-bedroom, and select 3-bedroom units, are equipped with a dry kitchen. The dry kitchen features cabinets, shelves, and a melamine finish countertop, where you can make beverages for guests or place buffet-style dishes.

There's also a wine chiller which is enough for around 50 bottles.

Similarly, the premium units come with a private lift and foyer. The private foyer is thoughtfully designed with ample cabinets that conceal the distribution board (DB), creating an ideal space to welcome and greet your guests.

L-shaped windows in the master bedroom for panoramic views

As most units will enjoy views of Jurong Lake Gardens, the developers have intentionally designed L-shaped windows in the master bedroom of all 4- and 5-bedders and most 3-bedders.

Master bedroom in the 3-bedroom + Study showflat

This maximises the views that residents will enjoy and, of course, bring plenty of natural light into the master bedroom.

Master bedroom in the 5-bedroom showflat

For the 5-bedders, residents can even enjoy panoramic views from the master bathroom. Imagine brushing your teeth with a tranquil view of the lake!

Highlights of individual showflat units at The LakeGarden Residences

There are three showflats at The LakeGarden Residences' sales gallery - 2-bedroom + Study, 3-bedroom + Study and 5-bedroom. Here are some highlights of the individual showflat units.

The LakeGarden Residences showflat: 2-bedroom + Study (Type BS1) - 775 sqft (72 sqm)

No. of units:

• 19

Who is it suited for?

• Young couples
• Young family with 1 child
• Tenants
• Investors

Although there are a total of 114 2-bedroom units, only 19 units come with a study. The showflat unit is the only 2-bedroom + Study layout and it is also the largest out of all the 2-bedders.

2-bedroom + Study showflat at The LakeGarden Residences

The 2-bed-2-bath configuration and dumbbell layout of the unit makes it suitable for two tenants as they can have their personal space on opposite sides of the unit.

The study is in between the kitchen and dining area, so it feels like an extension of the kitchen instead of a proper study. In the showflat, the ID has turned into a baking studio. Alternatively, you can also choose to enclose the study or install a Murphy bed if you need it as an additional bedroom.

One highlight of this unit is the jack-and-jill layout of the common bathroom. This way, when you have guests, they can use the bathroom without entering the bedroom. Alternatively, if you don't need it as a common bathroom, you can close one door to get an "en suite" bedroom.

2-bedroom Compact Plus

The LakeGarden Residences has introduced a 2-bedroom Compact Plus unit, which is a slightly larger version of the standard 2-bed-1-bath units. The Compact Plus unit includes a powder room with a WC and a sink. This is perfect for two or three people living in a 2-bedroom unit, as there's an additional "bathroom" for the residents' convenience.

This is probably the first of its kind, and we like its practicality, especially if you don't want a larger unit but need additional bathroom amenities. However, buyers will need to consider if they are comfortable paying for an extra powder room.

The LakeGarden Residences showflat: 3-bedroom + Study (Type CS1) - 1,098 sqft (102 sqm)

No. of units:

• 74

Who is it suited for?

• Families with 2 or 3 children
• Young couples planning to start a family

3-bedroom + Study units make up 65% of all 3-bedders. One thing you might notice is the sizeable foyer at the entrance of the unit. This is great for buyers who like more privacy (from neighbours or delivery personnel) or those who like a foyer to greet their guests. There's ample space for you to install additional shelves for storage as well.

However, not all buyers would like a foyer as they might see it as wasted space. One thing to note is that only the type C1 3-bedroom layout has no foyer.

3-bedroom + Study showflat at The LakeGarden Residences

There are two 3-bedroom + Study layouts and the showflat unit is the smaller layout. The unit size is suitable for small families with two or three children and young couples who are planning to start a family in future.

The kitchen has two entrances, one from the foyer and the other from the study area. Besides improved accessibility to and from the kitchen, having two entrances helps in better air circulation and ventilation. If you frequently have guests over, you can easily have conversations with them while preparing meals in the kitchen.

A unique feature in the kitchen is a servery counter with a glass window. This is practical when setting the dining table as you can pass the dishes to your family member instead of carrying them out to the dining area. If you're serving dishes buffet-style, your guests can help themselves to food directly from the counter.

There is a lot of flexibility in the study area as well. If you don't need it as a study, you can enclose it and turn it into a helper's room. Alternatively, you can also hack the wall, so you'll get a larger dining room.

The LakeGarden Residences showflat: 5-bedroom (Type E1) - 1,550 sqft (144 sqm)

No. of units:

• 17

Who is it suited for?

• Multi-generational families
• Larger families with 3 or more children

The 5-bedders comprise 17 out of 306 units, which is only about 6%. There's only one stack of 5-bedroom units and all of them are 1,550 sqft (144 sqm).

A highlight of the 5-bedder is its generously sized living and dining areas which span the balcony's width. This means that there's plenty of light and natural ventilation in the common areas of the unit.

Junior master bedroom at The LakeGarden Residences' 5-bedroom showflat

As the unit caters to multi-generational families and a larger household, the good news is that there are three bedrooms with an ensuite bathroom. These are the master bedroom, junior master bedroom and one of the common bedrooms. The junior master bedroom and ensuite common bedroom are both suitable for elderly parents or newlyweds who are still living with their parents.

The 5-bedders and other premium units have a sizeable foyer in the kitchen, including a household shelter and a WC. This space is sufficient for helpers to have their personal space. The entrance to the second lobby is also situated here.

The LakeGarden Residences - price analysis and comparison

Indicative prices for The LakeGarden Residences

The LakeGarden Residences will launch its units from just under S$2,000 psf. However, it's most likely that the actual average psf prices will surpass S$2,000, which will set a new price benchmark for the Jurong region.

Here are the indicative prices for individual units.

Average prices of new launches in the west (based on past 1 year transactions)

The last private condo launch in Jurong and District 22 was Lake Grande in 2016 (TOP: 2020), which was 7 years ago. Hence, we'll look at the average prices of new launches in the west as a better comparison to The LakeGarden Residences.

All the projects below are in neighbouring District 23, which has three new launches this year. We chose projects in District 23 as a comparison as it is also in the OCR and is generally made up of HDB estates. District 23's average psf prices of condos were also the closest to District 22 in the past 5 years, compared to other neighbouring districts 5 and 21.

Two new projects which launched in District 23 this year, The Botany at Dairy Farm and The Myst, have average psf prices of over S$2,070 and S$2,069, respectively. The Botany at Dairy Farm launched in March, while The Myst launched in July.

The Arden, which is holding its previews till 7 August, is launching from S$1,688 psf. However, its indicative prices are below the market and this could be due to its en bloc purchase in 2019 which was cheaper than current land prices (S$630 psf per plot ratio).

Before The Botany, the last new launch in the district was Dairy Farm Residences in 2019. Average psf prices for the past year is S$1,914 based on one new sale and one sub-sale transaction. Prior to that, average psf prices for Dairy Farm Residences was around S$1,686, which is around the same as Midwood and Bukit 828. That's because all three projects launched in 2018-2019 before the pandemic.

Average prices of resale projects in District 22 (based on past 1 year's transactions)

Let's look at the average prices of resale projects in District 22 to see how they fare. We've picked the projects which TOP-ed in the past 10 years.

The LakeGarden Residences' indicative starting psf price of S$1,944 is about 5.8% higher than J Gateway, which has seen the highest average psf price of S$1,838 in the past year based on resale transactions. This is understandably so, as J Gateway is within a 5-minute walk to Jurong East MRT as well as Westgate and Jem shopping malls.

J Gateway has also seen 11 resale transactions over S$1,900 psf this year. As The LakeGarden Residences is launching 10 years after J Gateway's launch in 2013, its indicative starting prices seem reasonable.

The LakeGarden Residences' indicative starting psf price is about 16% higher than Lake Grande, which was the last condo launch in the area and also nearer to the former than J Gateway. Lake Grande launched 7 years ago and since then, average psf prices of condos in District 22 have appreciated by 26.31%.

While it might seem unthinkable that condo prices in Jurong will surpass S$2,000 psf, it's not the first time that the district has challenged existing prices. When J Gateway launched in 2016 with an average price range of S$1,450 psf to S$1,650 psf, it was considered "bullish". At that time, it was the first launch in Jurong East in 10 years and the area was considered a high-growth area. Similarly, The LakeGarden Residences is the first private residential launch in Jurong in 7 years and it is part of the Jurong Lake District transformation.

Furthermore, average prices of new launches in potential growth areas like Lentor are close to S$2,100 psf. For instance, Lentor Hills Residences' launched in July at an average price of S$2,080 psf.

Appreciation value analysis

1. Transformation of Jurong Lake District

Artist's impression of Jurong Lake District (Image source: Singapore Tourism Board)

The main factor that will contribute to the appreciation of The LakeGarden Residences is its location within the Jurong Lake District. Planned to be Singapore's second CBD, there are also plans to build an integrated tourism attraction in the area. Plus, the Jurong Innovation District is around a 12-minute drive from The LakeGarden Residences. The district will also improve its connectivity with the upcoming Jurong Region Line (JRL).

All these developments will create thousands of jobs and those who want to live near their workplaces will see The LakeGarden Residences as a viable home. Not only that, younger buyers who want to be part of Jurong's exciting transformation will also see the value of investing in a home in the area. The developments in the district will ensure that there's always a ready pool of buyers in future.

2. First mover's advantage

The LakeGarden Residences is the first enbloc project to redevelop in the Jurong Lake area. The next project will be Sora, slated to launch in Q4 2023 or Q1 2024, which is a redevelopment of the former Park View Mansions. Lakeside Towers and Lakepoint Condo are also in the midst of their collective sales.

Based on the trend of increasing land prices and construction costs, it's highly likely that the future new launches will be priced higher than the LakeGarden Residences. Hence, it will have a better potential for a higher appreciation rate in future.

Summary

The LakeGarden Residences is ideal if you're working in Singapore's western region and are looking for a home in the upcoming Jurong Lake District. The development is a great option for HDB upgraders or young couples and families as 2- and 3-bedders comprise most of the units.

It is a perfect home for buyers who like living near nature, as 75% of units offer unblocked views of greenery and the lake. The development's sustainable efforts will also appeal to more environmentally-friendly buyers.

The flexibility to hack walls and reconfigure layouts will be great for owner-occupiers who are looking to live in The LakeGarden Residences for many years to come. Plus, units come with thoughtful provisions in the bedrooms, adding to the convenience of residents.

However, it's important to note that not all buyers are willing to pay a premium of possibly over S$2,000 psf for a new launch in Jurong. Despite the development boasting stunning views and convenient park access, some might find the 15-minute walk to Lakeside MRT station a minor consideration. Ultimately, buyers must decide if they value The LakeGarden Residences' offerings and want to be part of Jurong Lake District's transformation.

Check out The LakeGarden Residences' project page on 99.co for the most updated information and book your showflat visit.