Lucerne Grand: Price, Site and Launch Guide
575 units by CDL beside Lakeside station and Jurong Lake Gardens, on land bought at $1,132 psf ppr — the cheapest private land in the pipeline outside Yishun and Dairy Farm.
Upcoming launch — estimated Q3 2026
In short: Lucerne Grand is a 99-year leasehold condominium of 575 units on Lakeside Drive in District 22, developed by City Developments Limited. CDL paid $608 million, or $1,132 per square foot per plot ratio, awarded 9 June 2025, and the estimated TOP is 2029. Launch is expected around Q3 2026; my land-cost model points to a launch average near $2,130–$2,320 psf.
Lucerne Grand at a glance
Sources: URA Government Land Sales tender record, awarded 9 June 2025 · PropNex local-project data, 7 Aug 2026 · Updated 7 Aug 2026
| Location | Lakeside Drive, District 22 — Jurong, Boon Lay, Lakeside, Tuas · Outside Central Region |
|---|---|
| Developer | City Developments Limited |
| Tenure | 99-year leasehold |
| Site area | 145,152 sq ft |
| Gross floor area | 537,102 sq ft · plot ratio ≈ 3.70 |
| Land price | $608.0 million · $1,132 psf ppr |
| Total units | 575 |
| Average unit size | ≈ 934 sq ft — GFA ÷ unit count, a planning figure, not a floor plan |
| Nearest MRT | Lakeside (East–West Line (EW26)) · Chinese Garden (East–West Line (EW25)) · Boon Lay (East–West Line + bus interchange (EW27)) |
| Expected launch | Estimated Q3 2026 — not confirmed by the developer |
| Est. TOP | 2029 |
| Indicative pricing | Not released. Modelled range $2,130–$2,320 psf — see the pricing section |
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My take
The honest read on Lucerne Grand
This is the Jurong Lake District question in a single project. Jurong has been designated Singapore's second CBD for well over a decade, and the plan is genuine — a mixed-use business district, the Jurong Region Line, the redeveloped Jurong Lake Gardens. It has also moved slowly, and buyers who bought on the promise in 2015 have had a patient decade.
At $1,132 psf ppr the land is cheap by pipeline standards — 15% below the Lentor Central site, 30% below Dorset Road. That price is the market saying the Jurong story is real but not imminent.
CDL owning it outright matters. City Developments is the most established residential developer in Singapore and it does not need a partner for a $608 million site. Its recent work — Norwood Grand, Tembusu Grand, The Myst, Union Square Residences, Copen Grand EC — shows a group that prices to sell and delivers on schedule.
The estimated TOP is 2029, which is unusually specific for a project that has not launched. That suggests the design is well advanced, and it means the wait from booking to keys is shorter than for most of the 2027 pipeline. For a buyer who wants to move in rather than trade, that is worth real money.
What I would be clear-eyed about: Lakeside is a long way west. The East–West Line into the CBD from here is a genuinely long ride, and no amount of Jurong Lake District rendering changes that this decade. Buy it because you want to live in the west, or because you believe the district plan on a fifteen-year view. Do not buy it as a three-year trade.
This suits you if you live or work in the west, you want Jurong Lake Gardens and the lakeside setting, and a 2029 TOP with a shorter wait suits your timing. On land cost alone this is one of the better-value private launches in the pipeline.
Skip it if your commute is to the CBD or the east. The East–West Line from Lakeside is long, and it will stay long. Skip it too if you are buying the Jurong Lake District story for a quick re-rating — that story has been running for a decade and it moves at the pace of infrastructure.
Pricing
Lucerne Grand price: cheap land in the west
The developer has not released prices. What follows is an estimate built from the land bid, not a price list.
CDL paid $608 million, or $1,132 psf ppr, awarded 9 June 2025. Among sites with a live launch window, only Chencharu Close, Dairy Farm Walk and the executive condominium parcels sit below it.
CDL has a consistent habit worth knowing: it prices launches to move volume in the first weekend rather than to set a record psf, and it is willing to phase in price increases once take-up is established. Historically that has rewarded buyers who turn up on booking day.
My model. Land cost is fact; every other line is a stated assumption. Nothing here is a price list.
| Line | $ psf | Where it comes from |
|---|---|---|
| Land | $1,132 | Confirmed — URA GLS tender, awarded 9 June 2025 |
| Construction | $520 | My assumption for a Outside Central Region condominium in 2026 |
| Interest, marketing, fees, contingency | +15% | My assumption — finance over the build, agency, professional fees |
| Estimated breakeven | ≈ $1,900 | Land + build + soft costs |
| Developer margin | 12–22% | The normal band for a Singapore launch |
| Modelled launch average | $2,130–$2,320 | An estimate, not a price |
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Two things this model cannot know: the unit mix, and how hard the developer wants to clear the first weekend. A mix weighted to compact units lifts the average psf without changing the maths above; a developer under ABSD time pressure prices at the bottom of the band and moves stock. When CDL releases the real price list I will publish it here and leave this estimate visible next to it, right or wrong.
The site
The site: 575 units at a plot ratio near 3.70
The parcel is 145,152 sq ft with an implied gross floor area of about 537,102 sq ft — a plot ratio near 3.70. Across 575 units that averages about 934 sq ft per home.
A plot ratio near 3.70 means high-rise, which in this location is an advantage: the upper floors face Jurong Lake Gardens and the lake, and view stacks in the west have historically carried a real premium over the inward-facing ones.
At 575 units the maintenance base supports a full facilities deck comfortably. The unit mix has not been published; a 934 sq ft average points to a conventional spread weighted to two- and three-bedrooms.
Location
Where Lucerne Grand actually is
The site is on Lakeside Drive in District 22, on the western side of Jurong Lake, between Lakeside and Chinese Garden stations on the East–West Line.
Jurong Lake Gardens is the amenity that defines the address — the redeveloped national gardens, with the lake, the boardwalks and the park network. It is one of the better public landscapes in Singapore and it is right there rather than a drive away.
Jurong Point at Boon Lay and the Jurong East cluster — JEM, Westgate, IMM and Ng Teng Fong General Hospital — carry the retail and services load. The Jurong Lake District plan, Singapore's designated second CBD, is the long-term story: more offices, more rail, more density. It is a fifteen-year plan and it has moved at a fifteen-year pace.
| Station | Line | Note |
|---|---|---|
| Lakeside | East–West Line (EW26) | The station this address is built around |
| Chinese Garden | East–West Line (EW25) | Beside Jurong Lake Gardens |
| Boon Lay | East–West Line + bus interchange (EW27) | Jurong Point, the largest suburban mall in Singapore |
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Site coordinates for this parcel are 1.34340298, 103.71982015 — check the exact walk yourself before you rely on anyone's number, mine included.
Who is building it
Who is building it: City Developments Limited
City Developments Limited is Singapore's largest listed residential developer and one of the most consistent. Recent projects include Norwood Grand, Tembusu Grand, The Myst, Union Square Residences and Copen Grand EC, and it also holds the Senja Close and Woodlands Drive 17 executive condominium sites and the Tanjong Rhu Road parcel in this same pipeline.
The house style is dependable rather than adventurous: efficient layouts, sensible specification, reliable delivery. Where CDL genuinely differentiates is launch execution — it consistently prices for take-up, phases price increases as the project sells, and does not leave large projects sitting half-empty.
With CDL holding four sites in this pipeline, there is also a portfolio consideration: a developer selling several projects at once has an incentive to keep all of them moving, which usually shows up in launch pricing rather than in press releases.
Payment
What you actually pay, and when
This is a private condominium, so there is no eligibility gate — only stamp duty and financing.
| Stage | % of price | When |
|---|---|---|
| Booking fee | 5% | Booking day, by cheque. Buys the Option to Purchase |
| On signing the S&P | 15% | Within about 8–9 weeks, cash or CPF, plus stamp duties |
| Foundation | 10% | First progressive draw, typically loan-funded |
| Structure, walls, roof, wiring, car park | 40% | Drawn in five stages as construction progresses |
| TOP | 25% | On Temporary Occupation Permit |
| CSC | 5% | Held until the Certificate of Statutory Completion |
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Buyer's Stamp Duty is payable by everyone. Additional Buyer's Stamp Duty depends on how many residential properties you already hold and on your residency: 20% for a citizen's second property, 30% for a third, and 60% for foreign buyers at 2026 rates. Singapore Permanent Residents pay 5% on a first property. Work out your number on the ABSD calculator before the showflat, not after.
Alternatives
Lucerne Grand vs the other value pipeline sites
If land cost is what you are optimising for, these are the three private sites in the same band.
Land prices are from public tender records. Launch timing is the developer's or the market's expectation, not a confirmed date · Updated 7 August 2026
| Project | Where | Units | Land $ psf ppr | Expected launch | The honest difference |
|---|---|---|---|---|---|
| Chencharu Close GLS | D27 Yishun · OCR | 875 | $980 | Est. Q1 2027 | 13% cheaper land in a brand-new precinct beside Khatib MRT |
| Dairy Farm Walk GLS | D23 Dairy Farm · OCR | 480 | $963 | Est. Q2 2027 | 15% cheaper land, nature at the door, a much slower line into town |
| Upper Thomson Road (Parcel A) | D26 Springleaf · OCR | 595 | $1,062 | Est. Q1 2027 | 6% cheaper land on the Thomson–East Coast Line — the strongest commute of the four |
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Lucerne Grand is the only one of these four launching in 2026 with a stated 2029 TOP. If you want keys sooner rather than later, that is a genuine differentiator that none of the other value sites can match.
Timeline
When Lucerne Grand launches, and how a launch actually works
| Milestone | Date | Status |
|---|---|---|
| Land tender awarded | 9 June 2025 | Confirmed |
| Showflat preview | Estimated Q3 2026 | Expected |
| E-application window | Announced about 2 weeks before booking | Expected |
| Booking day | Typically 1–2 weeks after preview opens | Expected |
| Estimated TOP | 2029 | Expected |
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- Preview. The showflat opens, usually for around two weeks. Walking in costs nothing, and registering for the e-application costs nothing and commits you to nothing.
- E-application and ballot. If registered buyers outnumber units, a ballot sets the order in which people pick. Ballot position is luck. Being registered in time is not.
- Booking day. Bring a cheque and an in-principle loan approval. Five percent secures the unit. Hesitation costs you your stack.
- Sale and Purchase. Within about nine weeks you sign the S&P and pay the next 15% in cash or CPF, plus stamp duties. Progressive payments follow construction from there.
There is no countdown on this page and there never will be. The only real deadline in a launch is the e-application window, and I will tell you the day it is announced.
Common questions
Lucerne Grand: questions people actually ask
No price list exists. From the confirmed $1,132 psf ppr land cost, a $520 psf construction assumption and 15% for soft costs, breakeven lands near $1,900 psf, pointing to a launch average of roughly $2,130–$2,320 psf. CDL typically prices for take-up rather than for a record psf, so the lower half of that range is the more likely opening.
575 units on a 145,152 sq ft site, implying a plot ratio near 3.70 and an average of about 934 sq ft per home.
2029 is the estimated Temporary Occupation Permit date on the current project data. That is a shorter wait than most of the 2027 pipeline, which matters if you intend to move in rather than hold.
Lakeside on the East–West Line (EW26), with Chinese Garden (EW25) beside Jurong Lake Gardens and Boon Lay (EW27) for Jurong Point and the bus interchange.
The plan is real — a designated second CBD, more offices, more rail — and Jurong Lake Gardens is already one of Singapore's best public landscapes. The honest caveat is pace: this plan has been running for over a decade and moves at the speed of infrastructure. It is a sound fifteen-year proposition and a poor three-year one.
City Developments Limited, which paid $608 million for the site in a tender awarded on 9 June 2025. CDL also holds the Solano Grand EC, Wynwood Grand EC and Tanjong Rhu Road sites in this pipeline.
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Keep reading
- The full 2026–2027 launch pipeline — every confirmed site, with land bids
- All project pages on this site
- How developers actually price a launch — the maths behind the psf
- New launch vs resale — which one wins on your numbers
- Buying a resale condo — the alternative worth pricing against