Lakeside Drive GLS: Jurong’s Strategic Urban Living Opportunity in District 22
Introduction: A Rare GLS Launch at Lakeside Drive
The Lakeside Drive Government Land Sale (GLS) site is one of the most strategically significant launches in Singapore’s western region. Launched under the 1H 2025 GLS programme, the site spans approximately 145,314 sq ftand is zoned for residential development with commercial space on the ground floor, offering an estimated 575 residential units plus retail space.
Its rare scale and location in District 22 (Jurong West)—right beside Lakeside MRT Station (East‑West Line) and within the Jurong Lake District transformation zone—make it highly attractive for developers, homebuyers, and investors alike.
Developer Confidence: Strong Tender Bidding
The Lakeside Drive GLS site drew six competitive offers when the tender closed, highlighting strong market confidence.
| Ranking | Name of Tenderer | Tendered Sale Price ($) | Land Rate (S$ PSM of GFA) |
|---|---|---|---|
| 1 | CDL Polaris Properties Pte. Ltd. and CDL Polaris Commercial Pte. Ltd. | 608,000,000 | 12,185.59 |
| 2 | Frasers Property Phoenix II Pte. Ltd. and MJR Investment Pte. Ltd. | 550,555,555 | 11,034.28 |
| 3 | CL Emerald Pte. Ltd. and Sing Holdings Residential Pte. Ltd. | 529,008,819 | 10,602.44 |
| 4 | Wee Hur Development Pte Ltd | 503,900,000 | 10,099.21 |
| 5 | Intrepid Investments Pte. Ltd. and TID Residential Pte. Ltd. | 495,178,540 | 9,924.41 |
| 6 | Sim Lian Land Pte Ltd and Sim Lian Development Pte Ltd | 488,195,000 | 9,784.45 |
Note: The table above shows the top 8 developer bids for Lakeside Drive GLS. For full official details, see the Lakeside Drive GLS tender award details on URA website
What This Means for Buyers and Investors
- The tight spread among top bids indicates strong developer confidence in the site’s value and potential pricing benchmarks.
- With a top land rate of S$12,185.59 per PSM of GFA (~S$1,132 psf ppr), analysts project launch prices around S$2,400 psf, reflecting premium positioning for the western region.
- Participation from major players such as CDL and Frasers Property demonstrates that Lakeside Drive is considered a strategic and long-term growth location.
Key Project Details and Potential Yield
- Project Name: Lakeside Drive GLS
- Address: Lakeside Drive, District 22, Singapore
- Tenure: 99‑year leasehold
- Zoning: Residential with commercial at 1st storey
- Estimated Units: ~575 residential units
- Commercial Space: ~10,764 sq ft retail podium
- Gross Plot Ratio: Approx. 3.6
- Developer (Top Bidder): CDL Polaris Properties / CDL Polaris Commercial Pte. Ltd.
Strategic Location: Lakeside MRT & Jurong Lake District Edge
- Transit-oriented: Adjacent to Lakeside MRT Station (East‑West Line), connecting residents efficiently to Jurong East and the rest of Singapore.
- Jurong Lake District (JLD): Planned as Singapore’s “second CBD,” combining business, recreation, and residential growth.
- Lifestyle: Close to Jurong Lake Gardens, malls like JEM, Westgate, and IMM, and family-friendly schools.
This makes Lakeside Drive GLS highly appealing to families, young professionals, and investors seeking connectivity, lifestyle, and capital appreciation.
How Lakeside Drive GLS Compares with Sora and The LakeGarden Residences
When benchmarking Lakeside Drive GLS against nearby Jurong West developments like Sora and The LakeGarden Residences, the differences in scale, pricing, and positioning stand out.
Lakeside Drive GLS, with ~575 units, mixed-use podium, and retail space, is projected to launch around S$2,400 psf, reflecting its premium positioning for the western region.
Nearby developments like Sora and The LakeGarden Residences still offer many choice units at a lower price compared with Lakeside Drive GLS. Sora units start from $1.67M, or $2,101–$2,694 psf (average $2,357 psf), while a 3-bedroom unit at The LakeGarden Residences is priced around $2,743,000, or $2,123 psf. These options appeal to buyers seeking Jurong Lake District living at a more accessible price point.
| Project | Units | Tenure | Avg PSF | Key Feature |
|---|---|---|---|---|
| Lakeside Drive GLS | ~575 | 99 yrs | ~$2,400 | Mixed-use, retail podium, lakeside MRT |
| Sora | ~440 | 99 yrs | ~$2,357 | Lakeside living, Jurong Lake Gardens view |
| The LakeGarden Residences | ~306 | 99 yrs | ~$2,298 | Resort-style amenities, established community |
While all three projects benefit from Jurong Lake District growth and Lakeside MRT connectivity, Lakeside Drive GLS offers larger scale, integrated amenities, and future-oriented neighborhood planning, positioning it as a premium choice.
Lifestyle & Amenities: Nature, Retail, and Community
- Jurong Lake Gardens: Scenic parklands and waterfront recreation.
- Retail & Dining: Nearby malls and dining hubs.
- Schools: Family-friendly educational options in the vicinity.
- Commercial Nodes: Access to Jurong Lake District’s future business hub.
This combination ensures balanced lifestyle appeal for owners and tenants alike.
Pricing Outlook: Competitive in Jurong’s West
- Projected launch pricing: ~S$2,400 psf
- Competitive against Sora (~$2,180 psf) and The LakeGarden Residences (~$2,120 psf)
- Reflects premium mixed-use positioning in the west while remaining affordable relative to city-fringe launches
Conclusion: A Strong GLS Opportunity in Singapore’s West
Lakeside Drive GLS offers a rare lakeside, transit-oriented development with integrated retail, lifestyle, and future growth potential. Its strategic location in District 22, adjacency to Lakeside MRT, and proximity to Jurong Lake District make it an attractive opportunity for both owner-occupiers and investors.
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Quick Project Summary
- Location: Lakeside Drive, District 22 (Jurong West)
- Units: ~575 residential units
- Tenure: 99‑year leasehold
- Developer: CDL Polaris Properties / CDL Polaris Commercial Pte. Ltd.
- Retail Space: ~10,764 sq ft podium
- Nearest MRT: Lakeside MRT (East‑West Line)
- Estimated Launch Price: ~S$2,400 psf
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