Lucerne Grand Analysis

DeveloperCDL

Homes570 in 5 blocks30–38 Lakeside Drive

Tenure99 yearsFrom 8 Sep 2025

Land price$1,132 psf ppr

Vacant possession7 Dec 2031Legal completion 7 Dec 2034

Maintenance$541 – $642Per month, est. excl. GST

Gallery

Lake views. Resort facilities.

Artist's impression of a view over Jurong Lake Gardens — **Jurong Lake Gardens.** Actual views vary by unit and floor.

Showflat living and dining room — **The showflat.** Living and dining, with kitchen appliances included.

Lap pool leading to the glass clubhouse — **Aqua Valley.** Lap pool and Lucerne Clubhouse.

Kids splash pool with water features — **Kids splash pool.** In the Social Valley on level 3.

Gourmet pavilion dining area by the pool — **Gourmet pavilions.** For hosting family and friends.

Lucerne Galleria retail podium entrance — **Lucerne Galleria.** Supermarket and F&B downstairs.

Artist's impressions

Pricing

60% gone. Here's what's left.

2-bedroom and 4-bedroom Premium are over 80% sold. The 4-bedroom with entertainment room has the most choice left.

Layout	Size (sq ft)	From	PSF range	Sold	Left	Maint. / mth

Sold and available counts from the developer's sales system as at 4 Oct 2026. Maintenance fees are estimates at $33.80 per share value per month, excluding GST. Carparking is free until the first AGM.

Value picks

Where the psf is lowest.

The cheapest psf in each bedroom group, from the available list.

Watch Ken break down the launch numbers.Or ask about any stack live on TikTok, nightly 8–9.30pm.

▶ Watch the video

Price ladder

Every available unit, by floor.

Each floor adds roughly $6,000 on a 2-bedder plus study, $8,000 on a 3-bedder and $12,000 on the 4-bedder plus entertainment.

2-bedroom types 3-bedroom types 4-bedroom types

Available units

Find your unit.

Filter by layout, sort by price or psf, tap Plan to see the layout, or Calc to run the numbers.

Sort

Unit	Block	Layout	Sq ft	Price	PSF

PES = 2nd-floor unit with private enclosed space. Prices from the developer's availability list on 4 Oct 2026 and can change without notice.

Floor plans

Plans from the developer's floor plan brochure. Areas include balcony and PES where applicable, and are subject to final survey. Units marked * in the plan's stack list are mirror images.

Compare

Priced with the new launches. Above the resale.

Lucerne Grand's cheapest available psf sits just above LakeGarden; its median sits above Sora.

Resale median, 2026 YTD Recent launch, 2026 avg Lucerne Grand, available units Analyst ASP forecast

Lucerne Grand falls under the harmonised GFA rules, which leave spaces like AC ledges out of strata area. Sora and LakeGarden launched before the change, so the like-for-like gap is narrower than the raw psf suggests.

The case

What works. What to weigh.

StrengthsWhy buyers are looking

MRT at the boundary.Covered link to Lakeside (EW26). Huttons puts the MRT-adjacent premium at 10–20%; Realion says 10–30%.
A 10-year supply gap.No new Lakeside condo since 2016. Nearby resale medians rose 39–45% from 3Q2021 to 3Q2026.
Neighbours sold through.J'den is 98.6% sold and The LakeGarden Residences 99.7%.
Supermarket downstairs.Lucerne Galleria adds a supermarket and F&B, the only mixed-use project in the immediate area.
Four primary schools within 1 km.Including Rulang Primary.
Sensible running costs.Estimated maintenance of $541 a month for 2- and 3-bedders, $642 for 4-bedders.

ConsiderationsBefore you commit

A premium over resale.Available units start at $2,270 psf, about 27% above The Lakefront Residences' median.
The MRT track.The elevated line runs along the north edge of the site, above the Wellness Valley. Check which stacks face it.
Sora's pace.About 54% sold two years after launch. Demand at $2,300+ psf has limits.
District timing.Science Centre targets end-2027; most of the JLD plan lands in the 2040s.
99-year lease.Starts 8 Sep 2025, so about six years will have run by the expected TOP.
Stack choice matters.Lake-facing and track-facing stacks will price and resell differently.

Who it's for

Built for west-side upgraders.

Most buyers are expected to be HDB and EC owners already living nearby.

7,000HDB flats in Bukit Batok, CCK, Jurong East and Jurong West that hit MOP in the past 3 years

1,040Jurong West HDB resale deals, Jan–Aug 2026. A top-10 town by volume.

341Homes sold by 4 Oct, the day after booking opened. That's 59.8% of the project.

Affordability

Run your numbers.

75% bank loan. ABSD not included — ask Ken about the upgrader remission route.

Cheapest 2-bedroom on the list

Purchase price ($) Interest rate (% p.a.) Loan tenure (years)

Estimated monthly instalment

Cash downpayment (5%)

Cash or CPF (20%)

Buyer's stamp duty

Loan amount (75%)

Income needed (TDSR 55%, 4% stress)

Assumes a fully drawn loan and age + tenure within 65. Progressive payment means smaller instalments during construction. Indicative only.

Inside the home

Smart, green and ready to move in.

The project carries BCA Green Mark Platinum Super Low Energy certification.

Smart homeIn every unit

Digital lockset.Unlock by app, PIN, fingerprint, key or card.
App-controlled air-con.In the living room and master bedroom.
Smart foyer lighting and IP camera.Linked through a smart home gateway.
Visitor QR invites and lobby video calls.Plus facility booking from your phone.
Kitchen appliances included.Oven, fridge, hob, hood and washer-dryer.

Green designLower bills, cooler homes

Mostly north–south facing.Reduces afternoon heat and improves cross-ventilation.
Inverted C-shaped layout.Every unit has a view of greenery.
EV charging and bicycle parking.Ready for greener commutes.
Pneumatic waste collection.No bin chutes on your floor.
Energy-efficient lifts, lighting and air-con.Solar offsets part of common-area power.

Site plan

Three valleys of facilities.

Wellness Valley on level 1, Aqua Valley on level 2 and Social Valley on level 3.

Lucerne Grand site plan showing five blocks, facilities and Lakeside MRT station

Lap poolSpa coveAqua cabanaGymnasiumLucerne Clubhouse I & IIKids splash poolGourmet pavilionsMulti-purpose courtCo-working loungePets gardenOutdoor fitnessSwing garden

Location

Everything, a stop or two away.

Lakeside MRT (EW26)Direct link

Jurong Lake Gardens, 90 haAcross the road

Boon Lay · Jurong Point1 stop

Chinese Garden · new Science Centre1 stop

Jurong East · Jem, Westgate, IMM2 stops

Rulang, Lakeside, Boon Lay Garden, Shuqun PrimaryWithin 1 km

ExpresswaysPIE · AYE · KJE

Ken's take

Priced for owner-occupiers. Not bargain hunters.

The value on today's list sits in the 3-bedroom C2 layout (883 sq ft) in stacks 07 and 24, from $2.004M or $2,270 psf. That's the lowest psf in the project and close to LakeGarden's average, with the MRT at your door.

Buyers moved fastest on the 2-bedroom (80 of 96 sold) and the 4-bedroom Premium (40 of 47). If either is your target, decide this week. For bigger families, the 4-bedder plus entertainment room (1,432 sq ft) starts at $2,378 psf, lower than any 2-bedder on the list. The 2-bedders are where entry price is lowest, but they carry the highest psf. For upgraders, the order of moves — sell first or buy first, ABSD, CPF refund — matters as much as the unit.

WhatsApp Ken

Ken Tan

ken tan | the property guy · Group District Director, Huttons Asia · In real estate since 2007 · CEA R007903D · 9090 8898

4,656 TikTok followers20.9K likes

New launch breakdowns, price analysis and upgrader maths, posted every week. ● LIVE nightly 8–9.30pm — bring your Lucerne Grand questions.

▶ Watch the Lucerne Grand video Follow @kennx8898