570
Residences
D22 Lakeside
Jurong Lake District
1-Min Walk
Lakeside MRT (EW26)
TOP 3Q 2029
Expected Completion
At a Glance
Lucerne Grand is a 570-unit, 99-year leasehold condominium by City Developments Limited (CDL), located at Lakeside Drive in District 22. The development comprises 5 blocks of 17 storeys with approximately 1,000 sqm of commercial space on the ground floor — including a 700 sqm supermarket — and is a 1-minute walk from Lakeside MRT (EW26) on the East-West Line. Units range from 2-bedroom to 4-bedroom configurations across 620 to 1,430 sqft. Expected completion is 3Q 2029, with a target preview in September 2026.
Elvis's Investment Thesis
Why I'm Watching Lucerne Grand Closely — and Why You Should Too
Lucerne Grand does not need a complicated thesis. The address tells most of the story: 1-minute walk from Lakeside MRT, directly fronting Jurong Lake Gardens, inside the boundary of what URA has designated as Singapore's largest regional CBD outside the city centre. Most investment cases in Singapore property require you to believe something about the future. Here, much of the infrastructure is already built or under construction around you.
The piece I find most compelling is structural rather than speculative. Lakeside is not a suburb that is becoming more convenient — it already is. The East-West Line connects residents to Jurong East interchange in two stops, to the CBD in under 30 minutes, and to Changi Airport without a transfer. That is a connectivity profile that most OCR launches cannot honestly claim, yet Lucerne Grand is priced in the Outside Central Region. That gap between convenience and price point is where the investment case sits.
The onsite retail component is worth discussing plainly, because developers rarely include it unless the economics make sense. A 700 sqm supermarket and curated F&B at Level 1 means this development functions differently from a standard residential block. Residents do not need to drive for groceries. That matters for rental yield — tenants, particularly families and young professionals relocating to the Jurong corridor for work, will pay a premium for that frictionlessness.
The Jurong Lake District transformation is real and ongoing, but I want to be careful not to oversell the timeline. The full JLD buildout will take the better part of a decade. Buyers entering Lucerne Grand today are not buying a finished district — they are buying a mature, liveable lakeside address that will gain neighbours as the transformation completes. The distinction matters: you live well from day one, and the upside accretes over time.
The honest caveat: 570 units is not a boutique development. Resale competition when multiple owners exit simultaneously is a factor to plan for. My view is that the lakeside differentiation, the MRT walkability, and the onsite amenities create enough product distinctiveness to hold value — but this is a medium-hold thesis, not a short flip. If you are looking for capital preservation with rental income in the western corridor, this deserves serious consideration.
— Elvis Loo, Group Division Director, ERA Realty Network
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Project Details
Lucerne Grand: Key Facts
Project Name
Lucerne Grand 琉森嘉园
Developer
City Developments Limited (CDL)
Location
Lakeside Drive, District 22, Outside Central Region
Tenure
99-year Leasehold
Land Area
13,485.1 sqm
Total Units
570
Nearest MRT
Lakeside MRT (EW26) — 1-minute walk
Expected TOP
3Q 2029
Target Preview
September 2026
Description
5 blocks of 17 storeys; 1,000 sqm commercial at Level 1 including 700 sqm supermarket, retail and F&B
Unit Mix
2BR (620–710 sqft) · 3BR (870–1,000 sqft) · 4BR (1,140–1,430 sqft)
Architect
ADDP Architects LLP
Professional Engineer
TW-Asia Consultants Pte. Ltd
Pricing
To Be Advised — register for indicative pricing
Unit Mix
570 Residences Across Three Configurations
The mix is weighted toward 3-bedroom units at 44% of total supply — reflecting CDL's read of the buyer profile in the Lakeside corridor: families, dual-income couples, and investors targeting the sizable expat and professional rental pool serving Jurong's employment belt.
Unit Type | Estimate Size(sqft) | % of Mix |
|---|---|---|
2 Bedroom (2 Bath) | 620–710 | 39% |
2 Bedroom + Study | 620–710 | (included above) |
3 Bedroom | 870–1,000 | 44% |
3 Bedroom Premium + Study | 870–1,000 | (included above) |
4 Bedroom Premium | 1,140–1,430 | 17% |
4 Bedroom Premium + Study | 1,140–1,430 | (included above) |
4 Bedroom Premium + Entertainment | 1,140–1,430 | (included above) |
Sizes are preliminary and subject to change pending final survey.
Premium Fittings and Interiors
What Makes This Different
The Address That Comes with Its Own Supermarket
Most Singapore condominiums sell a lifestyle. Lucerne Grand delivers one at Level 1. Approximately 1,000 sqm of curated commercial space — anchored by a 700 sqm supermarket — means daily essentials, dining, and everyday errands are resolved before you reach the lift lobby. For owner-occupiers, it is a quality-of-life upgrade. For investors, it is a rental argument that writes itself: prospective tenants comparing Lucerne Grand against comparable developments in the corridor will notice immediately that this one has a supermarket in the building.
This is not a standard amenity. CDL has made a deliberate choice to allocate significant ground-floor space to commercial use, accepting lower residential density on that footprint. That decision signals confidence in the long-term residential demand of this address and adds a layer of lifestyle infrastructure that compounds in value as the surrounding district fills in.
Location & Connectivity
Lakeside Drive: 1 Minute to the MRT, 30 Minutes to Everywhere
The headline connectivity fact is simple and unambiguous: a 1-minute walk to Lakeside MRT (EW26). No feeder bus, no eight-minute covered walkway. From Lakeside, the East-West Line runs to Jurong East (NS/EW interchange) in 2 stops, to Raffles Place in approximately 28 minutes, and to Changi Airport without a transfer. The PIE and AYE provide island-wide road access for drivers.
Lakeside MRT (EW26)
Walk · 1 min
Jurong East Interchange
2 stations (EWL)
Chinese Garden MRT
1 station (EWL)
CBD / Raffles Place
EWL direct · ~28 min
Changi Airport
EWL direct · ~50 min
Canadian International School
Nearby
NUS / NTU
~15–20 min by car
PIE / AYE
5 min by car
Within Singapore's Most Competitive School Ballot Zone
Methodist Girls' School (Primary) falls within 1km — placing residents inside the school's Phase 2C(S) priority catchment. Henry Park Primary and Pei Hwa Presbyterian Primary are also within proximity. For families, this is a structural rental and resale premium proven durable across every cycle in the Bukit Timah–Holland corridor.
Lifestyle Within Easy Reach
One Holland Village · Dunearn Village · Jelita Cold Storage · Sixth Avenue cafés · Coronation Plaza · future Turf City amenities (CRL). The nature interface is equally strong: Holland Green Linear Park runs along the site boundary; the Bukit Timah Canal Wetlands and Rail Corridor are within the precinct.
GALLERY
Why Amberwood at Holland
Investment Highlights
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First private residential launch in the newly designated Holland Plain precinct — precinct-defining, first-mover pricing
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Good Class Bungalow enclave setting — the strictest planning controls in Singapore act as a ceiling guarantee for neighbourhood character
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212 units on a 183,731 sqft site — an exceptional low-density land-to-unit ratio for District 10
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King Albert Park MRT (DTL) — announced as a future Cross Island Line interchange, delivering dual-line upside at no incremental cost today
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Within 1km of Methodist Girls' School (Phase 2C(S) catchment) — a structural rental and resale premium proven durable across every cycle
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Sim Lian Group — builder-developer with 50 years of Singapore delivery, including Treasure at Tampines (2,203 units, sold out)
Why Amberwood at Holland
Investment Highlights
First private residential launch in the newly designated Holland Plain precinct — precinct-defining, first-mover pricing
Good Class Bungalow enclave setting — the strictest planning controls in Singapore act as a ceiling guarantee for neighbourhood character
212 units on a 183,731 sqft site — an exceptional low-density land-to-unit ratio for District 10
King Albert Park MRT (DTL) — announced as a future Cross Island Line interchange, delivering dual-line upside at no incremental cost today
Within 1km of Methodist Girls' School (Phase 2C(S) catchment) — a structural rental and resale premium proven durable across every cycle
Sim Lian Group — builder-developer with 50 years of Singapore delivery, including Treasure at Tampines (2,203 units, sold out)
The Developer
Sim Lian Group: Five Decades, One Standard
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Founded in 1976, Sim Lian Group is among Singapore's most established builder-developers — meaning their own construction arm builds what they sell, which is not the default in this industry. Quality control sits under one roof from land acquisition to key handover.
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Their track record at scale is on the public record. Treasure at Tampines — 2,203 units, Singapore's largest condominium — sold out entirely. Emerald of Katong launched in 2024, achieved 99% sold at launch at approximately S$2,621 psf, and became that year's benchmark sale in District 15. The Botany at Dairy Farm moved 48% on launch day.
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Sim Lian's conviction in the Holland Plain corridor is not speculative. They bid S$368.37 million — approximately S$1,432 psf ppr — to secure the Holland Link GLS site, then returned as the sole bidder for the adjacent Holland Plain parcel that became Amberwood. That is not a developer hedging its bets.
S$368.37M
Holland Link GLS top bid
D10 CCR
Core Central Region
Within 1km
Methodist Girls' School
Frequently Asked
Amberwood at Holland: Common Questions
What is Amberwood at Holland?
Amberwood at Holland is a 212-unit, 99-year leasehold condominium by Sim Lian Group, located on Holland Link within the newly designated Holland Plain precinct in District 10, Singapore. It is the first private residential development to launch within this precinct, comprising low-rise blocks of up to 6 storeys on a 183,731 sqft site surrounded by Good Class Bungalow estates.
When is the Amberwood at Holland launch date?
The target preview is September to October 2026, based on information from ERA Project Marketing as of mid-2026. Pricing and exact launch date are to be confirmed. Register your interest above to receive first notification when details are released.
What is the price of Amberwood at Holland?
Pricing has not been officially released. Based on comparable CCR new launches in the Holland–Bukit Timah corridor and the developer's acquisition cost of approximately S$1,432 psf ppr, indicative pricing is expected to reflect the premium positioning of a District 10, GCB-adjacent, low-density project. Register above for indicative pricing when available.
Is Amberwood at Holland within 1km of Methodist Girls' School?
Yes. Amberwood at Holland is within 1km of Methodist Girls' School (Primary), placing residents within the school's Phase 2C(S) priority ballot catchment. Henry Park Primary School and Pei Hwa Presbyterian Primary School are also in close proximity.
What MRT is nearest to Amberwood at Holland?
The nearest MRT is King Albert Park station (DT6) on the Downtown Line. King Albert Park has been announced as a future Cross Island Line interchange station (CR15), which will significantly upgrade connectivity when the CRL opens.
What is the Holland Plain precinct?
Holland Plain is a newly designated private residential precinct within District 10, established under URA's Master Plan. The 34-hectare site is planned with generous park spaces, water-sensitive design, and two new parks — Community Plain and Wetland Park — adjacent to the Bukit Timah First Diversion Canal and the Rail Corridor. Amberwood at Holland is the first of eight planned GLS sites in the precinct.
Who is the developer of Amberwood at Holland?
Sim Lian Group, through Sim Lian Land Pte Ltd and Sim Lian Development Pte Ltd. Sim Lian was established in 1976 and is notable as a builder-developer — meaning they construct what they sell using their own construction arm. Past projects include Treasure at Tampines (2,203 units, sold out) and Emerald of Katong (99% sold at launch in 2024).
How many units does Amberwood at Holland have?
A: 212 units in total: 74 three-bedroom units (872–980 sqft), 74 four-bedroom units (1,076–1,313 sqft), and 64 five-bedroom units (1,324–1,572 sqft). There are no one- or two-bedroom units — the mix is weighted toward larger family formats.
Work With Elvis
Not Sure If This Is the Right Move for Your Portfolio?
That is exactly the right question to be asking. Amberwood at Holland is a strong project with a clear investment thesis — but no single property is right for every portfolio. If you want to discuss whether this fits your current holdings, your ABSD position, or your long-term strategy, that conversation costs nothing.