Lake Grande Review



  • Christopher Chitty
  • 15 August 2016

Project Name: Lake Grande

Address: Jurong West St 41, along Boon Lay Way

Type: Condominium

Site area: 1,916,35.3 sqft

Tenure: 99-years leasehold

District: 22

Configuration: 710 units in 4 blocks

Unit types: 33, Studio units (409 sqft)

34, 1BR units (474 sqft)

34, 1BR + study (517 sqft)

170, 2BR + 1 bath (614 – 667 sqft)

135, 2BR + 2 baths (721 – 775 sqft)

134, 2BR + study (775 – 861 sqft)

119, 3BR units (1,152 – 1,173 sqft)

34, 4BR units (1,152 – 1,173 sqft)

17, 5Br units (1,301 sqft)

Est. TOP: 2020

Project Details

Propshort: MCL’s pedigree remains untainted here with their latest development of Lake Grande. Spacious units, well-thought of layouts with interesting dimensions added, such as the link with the kitchen and balcony for the 3BR unit, there’s much to love. Smart home features such as two-way surveillance cameras that allow you to keep vigilance of your home while you’re at work or permit entry to a guest while you’re away, digitally are just some of the positive additions MCL has made to give this slightly out of the way development more punching power.

With three show units on display and a packed crowd on a weekday well before its actual launch last weekend, Lake Grande is the reason why many people believe the property market isn’t on the down. But what is mostly forgotten when dealing with statistics and numbers is that the success of a development is tied intrinsically to both the quality and size of the units offered and the viability of the location.

Lake Grande

Lake Grande

The deciding factor here, are redevelopment plans put forth by the government. As is the case with every district/area singled out by the government, interest in the district once eyed by the authorities will see a huge spike in interest.

The other reason is MCL Land’s commitment to quality which has always been a hallmark of theirs. Though Lake Grande is a rather big development, this quality which includes larger than standard common bedrooms, is still adhered to.

The entire development is being powered by automated systems that run on the residents’ tablet/mobile phones.

Smart home feature

Smart home feature

This system allows the owner to turn on and off the air-conditioner as well as remote unlock the main door to permit entry to a guest. Real-time surveillance will also be accessible on the device when you’re at work or out.  Other features of the condo include a pneumatic waste collection system, share-a-bicycle facility, and facility bookings through your phone.

The share-a-bicycle concept lets residents borrow a bike from the development’s premises to cycle all around the district once its water-town idea comes to fruition.

Lakeside Precinct

Lakeside Precinct

Since the Jurong lake district is planned to be flourished with gardens and communal spaces, cycling from one end to another is expected to become a frequent outdoor activity, thus the bicycle sharing facility in Lake Grande.

Unique facilities aside, Lake Grande has more to offer in the housing department. At the show flat, four units were on display; 3BR (947sqft), 1BR+study (517 sqft), 2BR+study (818 sqft) and 2BR (614 sqft).

For the sake of brevity, only differentiating configurations in each unit will be discussed.

3BR Type C3 (947 sqft)

The 3BR unit has a quaint living room space which can be extended into the balcony. The balcony isn’t particularly large and is sail-shaped (as with all balconies in the development) to maximise the view one would get, should they live on the fifth floor and above.

3BR living, dining and balcony

3BR living, dining and balcony

The kitchen is directly across from the main door though there is a good amount of space for the enclosed kitchen, dining area, and living area. All appliances, including washer/dryer, fridge and oven are provided. Lake Grande is also the first property in Singapore to provide 4mm thick glass for the cabinets.

3BR enclosed kitchen

3BR enclosed kitchen

The scratch and stain-proof cabinets will make for easy cleaning. It’s also more durable and gives the kitchen a glossier, vibrant look.

The 3BR unit comes with what MCL Land is calling a ‘flexi room’. This is essentially a +1 room, albeit slight smaller on account of the attached bathroom/shower. The room can be used as a study, a maid’s room or be completely converted according to the preferences of the owner.

3BR flexi room

3BR flexi room

Usually, only the bedrooms are decked out in laminate flooring but for the units in Lake Grande, the flooring in the corridor is laminate as well. Common bedrooms are 91 sqft and 90 sqft respectively.

3BR common bedroom

3BR common bedroom

The master bedroom and attached bathroom is 143 sqft and 54 sqft.

1BR + Study Type A3 (517 sqft)

The configuration of this unit is similar to many other 1+1 bedrooms in the market. The balcony is not painfully large so as to cannibalise space from elsewhere. The living and dining area which is opposite the open kitchen has enough space to make the unit look clean and simple.

1+1 living room and main entrance from balcony

1+1 living room and main entrance from balcony

On the left, from the main door is the designated study room, though the size of the room, at about 59 sqft, is big enough for a single bed, several mounted shelves, and a modest work table. There’s even a window attached to all the study rooms which make it look more like a room that can be used for various functions.

1+1 study room with window

1+1 study room with window

As study rooms go, this is probably the most functional and better-implemented ones in Singapore. The room is big enough for a family of three provided the child isn’t so old as to require a much larger closet or storage spaces.

2BR + study Type B6a (818 sqft)

This unit was, unfortunately, a victim of the many mirrors syndrome that plague show flats. With that said, unlike units where the mirrors are used to obscure cramped living spaces, the 2BR + study is spacious, with a decently sized balcony which is connected with the elongated and enclosed kitchen.

2BR + study kitchen and balcony

2BR + study kitchen and balcony

This particular design is noteworthy since there is no yard space taking up room in the kitchen. Furthermore, the person cooking in the kitchen has a much wider alternative to a window for ventilation.

The extra ingress and egress from the balcony to the kitchen and vice versa are also a new and interesting addition that adds to the charm of the unit.

2BR + study living and dining area

2BR + study living and dining area

As a result of this segue between the balcony and the kitchen, the balcony is longer and wider though it still does connect to the living area.

2BR Type B1 (614 sqft)

This unit is notable for one thing; that the main door is in the open kitchen. What this means is that you and your guests will have to walk through the kitchen – which is on both sides of the opposing walls – to get to the living area.

2BR living and kitchen

2BR living and kitchen

This particular layout may be different from others but MCL deserves credit for at least attempting to create something new. And while having the door in such a position takes some getting use, it actually does help save some space. A doorway will need a welcome area of some sort. Regardless of the size of the welcome area, it’s still space meant to accommodate a person as soon as he steps into the home.

2BR open kitchen and door

2BR open kitchen and door

With its position, this welcome area is shared with the kitchen, thus leaving more space for the living area. As for the common bedroom, at 90sqft, it’s large enough to accommodate a queen-size bed or a super single with room to walk. Of course, a small bed would make better use of the space.

2BR common room

2BR common room

The master bedroom, on the other hand, is as spacious and large as master bedrooms are usually. The master bathroom here, as well as for all master bathrooms in every unit type has a rain shower with a wheelchair-friendly entrance.

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Location

Propshort: Lake Grande is part of a greater plan meant to revitalize the Jurong Lakeside district. Located about a five-minute walk to the Lakeside MRT station and with amenities like hawker centres, shops and three schools that neighbor the development, Lake Grande is a good option for families with children in the primary and secondary levels. And for parents wanting to send their kids to the Canadian International School, well that’s just next door. In the future when this district is redeveloped, Lake Grande’s value is expected to increase along with the aesthetics of the district. 

Though Lakeside and Jurong, in particular, own an almost picturesque imagery when compared to the busier districts in Singapore, its popularity, like many districts in the south, is only appreciated by people who have lived in the southern parts all their lives.

But with the massive Jurong Lake district redevelopment revealed to be upcoming by the government, interest in this sleepy district have begun to rise.

3D model of Jurong lake district

3D model of Jurong lake district

MCL’s latest opus, Lake Grande is one of three new condominiums being built in Jurong West Street 41, along Boon Lay Way.  It is the furthest from Lakeside MRT station (though the station is still a 5-6-minute walk from Lake Grande) but it is the closest to the three schools in the vicinity.

Canadian International School and Lake Grande

Canadian International School and Lake Grande

The Canadian International School is just next door, while Fuhua Primary and Secondary Schools are next to that, less than five minutes away, shorter when the rear exit is used. This makes it useful for parents intending to send their kids to this school since they’re within 1KM of the property.

Fuhua Secondary School

Fuhua Secondary School

Furthermore, for the next 10 to 11 years, school travel woes will be a non-issue and by that time, a significant chunk of the lakeside district would be in motion, including the KL-Singapore High-Speed Railway (2026). As for nearby amenities, there is a row of shops, including hawker centres in the HDB estate, Blk 492 after Fuhua Primary School.

Nearby amenities for Lake Grande - about a five minute walk

Nearby amenities for Lake Grande – about a five minute walk

There are also many more eateries opposite Chinese Garden MRT station, which is one stop from Lakeside or at a slightly longer, 10-minute walk away.

And as far as buses go, there’s a bus stop at the rear entrance to the condo with two loop buses – 49 and 335 – that go to the Science Centre and Jurong East temporary interchange. Bus 49 passes by Lakeside Station as well.

Lake Grande bus stop

Lake Grande bus stop

Of course, walking to Lakeside will be faster since you don’t need to wait on the bus or stop at other bus stops on the way there but it’s a convenient enough alternative on days where taking a bus is absolutely necessary.

Residents on the higher floors of Lake Grande that face Jurong Lake can also see the pagodas on the Chinese Garden islet in the centre of the lake.  The Chinese Garden and Japanese Garden islets are connected to Yuan Ching Road via their own titular roads.

Yuan Ching Road is a two-minute drive from Lake Grande, along Boon Lay Way and a left turn just before Lakeside MRT station. Yuan Ching Secondary School and Jurong Christian Church will be on the right once you’ve turned into Yuan Ching Road. Further down and along Corporation Road is Taman Jurong Market and Food Center of which there is an NTUC Fairprice and an Anytime Fitness gym in the vicinity. Next to the Fairprice is Jurong Stadium and one street down is West Point Hospital.

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Analysis

At the time of this writing, MCL Land had yet to release the transactions that occurred during its official launch during the 23rd – 24th of July weekend. In this launch, 500 out of the 710 units were released and out of that 500, 436 were sold at an average price of $1,368 psf according to a PropertyGuru report. At that approx. psf value, a 614 sqft 2BR unit will have an average quantum of $840,000 while a 1BR, 409 sqft unit is at an even more attractive $560,000.

Thus, the 3BR unit at 947 sqft is still at a fairly affordable quantum of $1.295M.

Rental

Though the area is still under development with a larger percentage of HDB estates, the median psf for the past four quarters is $3.34. Using the 409 sqft unit as a base and adding a 20% new premium build, the average rental amount comes up to $1,639. If the median price of this unit size is $560,000, then gross rental yield will be a healthy 3.5%.

On that note, 83% of sales involved the smaller units so investors with a smaller budget should be aware. The district is up and coming and being close to the MRT station and three schools will make it an attractive place to stay for many people, least of all, foreigners.

Because of that, it may actually be more fruitful to invest in the bigger, family sized units to capitalise on the proximity to the schools.

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Summary

Lake Grande represents the change coming to the Jurong Lake District. It is a change that is quite unlike other redevelopments around Singapore, where verdure gardens would interconnect throughout the entire district, making it all seamless for people to cycle or walk from one end to another if they wanted.

Lakeside MRT station from Lake Grande

Lakeside MRT station from Lake Grande

With MCL Land’s pedigree, Lake Grande is almost assured to have good quality units with proper layouts. And though amenities are currently lacking (though the basics are well within walking distance), they’re fairly convenient to get to with the MRT station being so close by.

Instead of living right in the epicenter of Jurong where crowd and noise are synonymous with new towns brimming with shopping malls and such, Lake Grande residents get to visit the malls when they want to but do not suffer the overcrowding that comes with such immediate conveniences.

Lake Grande 3D model

Lake Grande 3D model

All in all, with low quantum, good home design and in an area soon to be home to the high-speed railway as well as other numerous amenities as part of the redevelopment, Lake Grande is a great place for families and even better place for investors willing to bide time with their purchase.

 

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Eric Wong

Christopher Chitty

"I read, I write, I lift. I am content"