# Owners of Lakeside Towers hope for third-time-lucky $350 mil en bloc sale - **Source:** EdgeProp Singapore - **Published:** 2026-08-05T02:00:00.000Z - **Author:** Cecilia Chow - **Original:** https://www.edgeprop.sg/property-news/owners-lakeside-towers-hope-third-time-lucky-350-mil-en-bloc-sale - **Topics:** New Launches, Transactions & Deals ## Featured rationale Strong sales at nearby LakeGarden Residences and the future Lucerne Grand launch may support developer interest, potentially adding about 395 replacement homes along Jurong Lake Gardens. ## AI summary Lakeside Towers launched its third collective sale attempt at $350 million, equivalent to $1,277 psf ppr, after securing consent from over 80% of owners. ## Original article The owners of Lakeside Towers are hopeful that they will be third time lucky in their latest collective sale attempt. The 144-unit development has secured the consent of over 80% of the owners to launch the collective sale at the reserve price of $350 million. The 153,237 sq ft site is zoned "residential" with a base gross plot ratio (GPR) of 2.1. Under the 2025 Master Plan, the site has an as-built gross plot ratio of 2.36. After factoring in an estimated lease top-up premium and bonus gross floor area (GFA) for balconies — with no land betterment charge payable — the reserve price translates to a land rate of $1,277 psf per plot ratio (psf ppr), says Nicholas Ng, JLL Singapore head of land and collective sales, who is handling the sale. Read also: En bloc threshold could fall to 70% for older developments, with tighter safeguards for minority owners Assuming an average size of 85 sq m (915 sq ft), the new development could yield 395 units, estimates Ng. The existing development has two 20-storey blocks on a site with a 190m frontage of Jurong Lake Gardens. It is also the last site along Yuan Ching Road where residents have direct frontage and access to Jurong Lake Gardens. ‘Dragon's head’ “The residents call the site ‘the dragon’s head’,” says Ng. He attributes it to the location. The residents are well-served by sports facilities, including Jurong East Sports Centre, SuperBowl Jurong, SAFRA Jurong, and the ActiveSG sports village at Jurong Town. That's why Maureen Tan, the collective sale committee (CSC) chairwoman, and her husband chose Lakeside Towers as their new home six years ago. Their previous home was a Black & White (B&W) conserved property at Woodleigh Park, which they rented from the Singapore Land Authority (SLA). The couple were considering whether to rent another B&W property when they chanced upon an apartment at Lakeside Towers that was offered for sale then. "My husband loves the Jurong Lake Gardens, the outdoors, and enjoys walking and cycling in the park,” she says. “There is also the ActiveSG gym at Jurong West Sports Centre just down the road." Read also: Longer ABSD remission timelines for developers of large and mega en bloc sites Spanning 90ha, Jurong Lake Gardens is Singapore's first national garden in the suburbs. The other two national gardens are the 101ha Gardens by the Bay and the 82ha Singapore Botanic Gardens. In 2014, it was announced that the Chinese and Japanese Gardens, both built in the mid-1970s, would be combined with Jurong Lake Park (now known as Lakeside Garden) to create Jurong Lake Gardens. Rejuvenation works by the National Parks Board began in 2019 to enhance both the Chinese and Japanese Gardens, and were completed five years later, with the gardens reopened in 2024. Amenities in the area Lakeside Towers is also just a 10-minute walk to the Lakeside MRT Station on the East-West Line. It's a pleasant walk as the path to the MRT station is sheltered by trees, adds Tan. Jurong East MRT interchange is just three stops away. Schools located within 1km of Lakeside Towers include Lakeside Primary School and Shuqun Primary School. The Canadian International School is a short drive away via Boon Lay Way, adds Tan. Malls nearby include JEM, Westgate, IMM, Taman Jurong Shopping Centre and Boon Lay Shopping Centre. Looking further ahead, the Singapore Tourism Board (STB) has announced longer-term plans for an integrated development in the Jurong Lake District, notes JLL's Ng. Read also: Kingsford Group buys Tan Boon Liat Building en bloc for $950 mil The new Singapore Science Centre will be situated next to the Chinese Garden MRT station, just one MRT stop away. It is designed by Zaha Hadid Architects in collaboration with Architects 61, with Atelier Ten as the sustainability consultant. The development is targeted for completion by the end of 2027. Last of three sites fronting Jurong Lake Gardens According to JLL's Ng, there are three 99-year leasehold developments along Yuan Ching Road, of which Lakeside Towers is the last to be put up for sale. The first two have already been sold en bloc. Next door to Lakeside Towers was the former Lakeside Apartments, which was sold en bloc to Wing Tai Holdings in May 2022 for $273.88 million ($1,250 to $1,260 psf ppr). Wing Tai launched the new development on the site, the 306-unit LakeGarden Residences, in August 2023. To date, the project is 99% sold at an average price of $2,160 psf, based on caveats lodged. On the other side of the upcoming LakeGarden Residences is the former Park View Mansions, which was purchased en bloc for $260 million ($1,023 psf ppr) by a consortium made up of SingHaiyi, KSH Holdings and Ho Lee Group in July 2022. The new 440-unit private condo, Sora, was launched in July 2024. The project is 51% taken up at an average price of $2,237 psf. CDL's Lucerne Grand to set new price benchmark Meanwhile, City Developments Ltd (CDL) plans to launch its 570-unit Lucerne Grand private condo project on Lakeside Drive in 3Q2026. Located near Jurong Lake Gardens and beside Lakeside MRT Station, Lucerne Grand comprises five 17-storey towers with a commercial podium on the first storey. CDL had clinched the Lakeside Drive site with the top bid of $608 million ($1,132 psf ppr) in a Government Land Sale (GLS) tender in June 2025. Back then, analysts had estimated that the average selling price of homes at the future development could hover around $2,400 psf and set a new price benchmark for the Lakeside area. Lucerne Grand stands to benefit from the upcoming Jurong Lake District, CDL said in its 1Q2026 operational update on May 20. The future redevelopment of Lakeside Towers will benefit from the new amenities coming up in the Jurong Lake District, and from the launch of Lucerne Grand, says JLL's Ng. Renewal of ageing neighbourhoods through collective sale Lakeside Towers was built in 1981, which makes it 45 years old. It has a 99-year lease from 1975, which means a remaining lease of 48 years. In a bid to support the renewal of ageing estates, the Ministry of Law has proposed lowering the consent thresholds for older developments to secure a collective sale under the Land Titles (Strata) (Amendment) Bill, tabled in Parliament on Aug 4. The threshold would fall from 80% to 70% for developments aged between 40 and 59 years, and to 65% for those aged 60 years and above. However, Lakeside Towers already obtained the 80% agreement ahead of the amendments. Hence, it will not be affected by the latest amendments, says Ng. "The owners are motivated to sell because of the depreciating lease," he adds. "When the project is redeveloped, it will help rejuvenate the neighbourhood." The tender for Lakeside Towers closes on Thursday, October 1, at 3pm. ## Chinese translation > Translation model: openai_codex_cli ### Lakeside Towers 业主寄望第三次集体出售能以 3.5 亿美元成功售出 Lakeside Towers 发起第三次集体出售尝试，保留价为 3.5 亿美元，相当于每平方英尺地积比 1,277 美元。 Lakeside Towers 的业主希望他们最新一次集体出售尝试能够第三次幸运成功。这个拥有 144 个单位的项目已取得超过 80% 业主同意，以 3.5 亿美元的保留价推出集体出售。 该占地 153,237 平方英尺的地块规划用途为“住宅”，基本总地积比（GPR）为 2.1。根据 2025 年总蓝图，该地块现有建成总地积比为 2.36。 负责此次出售的 JLL Singapore 土地及集体出售主管 Nicholas Ng 表示，在计入估计的租期补足溢价以及阳台奖励总楼面面积（GFA）后，由于无需支付土地增值费，保留价折合土地价格为每平方英尺地积比（psf ppr）1,277 美元。 另读：较旧项目的集体出售门槛可能降至 70%，同时加强对少数业主的保障 Ng 估计，假设平均面积为 85 平方米（915 平方英尺），新项目可提供 395 个单位。 现有项目由两栋 20 层楼组成，地块临 Jurong Lake Gardens 的正面宽度达 190 米。它也是 Yuan Ching Road 沿线最后一个居民可直接面向并通往 Jurong Lake Gardens 的地块。 “龙头” Ng 表示：“居民称这个地块为‘龙头’。”他认为这与其位置有关。 居民周边有完善的体育设施，包括 Jurong East Sports Centre、SuperBowl Jurong、SAFRA Jurong，以及位于 Jurong Town 的 ActiveSG sports village。 这也是集体出售委员会（CSC）主席 Maureen Tan 和她的丈夫六年前选择 Lakeside Towers 作为新家的原因。他们此前的住所是位于 Woodleigh Park 的 Black & White（B&W）保育洋房，向新加坡土地管理局（SLA）租用。 这对夫妇当时正在考虑是否再租另一处 B&W 物业，后来偶然发现 Lakeside Towers 有一套公寓正在出售。她说：“我丈夫喜欢 Jurong Lake Gardens、户外活动，也喜欢在公园散步和骑脚车。沿路不远处的 Jurong West Sports Centre 也有 ActiveSG 健身房。” 另读：大型和超大型 en bloc 地块发展商的 ABSD 减免期限延长 占地 90 公顷的 Jurong Lake Gardens 是新加坡首个郊区国家花园。另外两个国家花园是占地 101 公顷的 Gardens by the Bay 和占地 82 公顷的 Singapore Botanic Gardens。 2014 年，当局宣布将建于 1970 年代中期的 Chinese Garden 和 Japanese Garden，与 Jurong Lake Park（现称 Lakeside Garden）整合，打造 Jurong Lake Gardens。 国家公园局于 2019 年开始对 Chinese Garden 和 Japanese Garden 进行翻新提升工程，五年后完工，花园于 2024 年重新开放。 区域配套 Lakeside Towers 距离东西线 Lakeside MRT Station 也仅 10 分钟步行路程。Tan 补充说，通往地铁站的小路有树木遮荫，步行体验舒适。Jurong East MRT 转换站仅相隔三站。 位于 Lakeside Towers 1 公里范围内的学校包括 Lakeside Primary School 和 Shuqun Primary School。Tan 补充说，Canadian International School 经由 Boon Lay Way 驾车不远即可抵达。 附近商场包括 JEM、Westgate、IMM、Taman Jurong Shopping Centre 和 Boon Lay Shopping Centre。JLL 的 Ng 指出，从更长远来看，新加坡旅游局（STB）已宣布在 Jurong Lake District 打造综合发展的长期计划。 另读：Kingsford Group 以 9.5 亿美元 en bloc 收购 Tan Boon Liat Building 新的 Singapore Science Centre 将坐落于 Chinese Garden MRT station 旁，仅一站地铁路程。该项目由 Zaha Hadid Architects 与 Architects 61 合作设计，Atelier Ten 担任可持续发展顾问。项目目标是在 2027 年底前完工。 三个面向 Jurong Lake Gardens 地块中的最后一个 JLL 的 Ng 表示，Yuan Ching Road 沿线有三个 99 年租赁项目，Lakeside Towers 是最后一个推出出售的项目。前两个已经通过 en bloc 售出。 Lakeside Towers 隔壁是前 Lakeside Apartments，该项目于 2022 年 5 月以 2.7388 亿美元（每平方英尺地积比 1,250 至 1,260 美元）en bloc 售予 Wing Tai Holdings。 Wing Tai 于 2023 年 8 月在该地块推出新项目、拥有 306 个单位的 LakeGarden Residences。根据已登记买卖禁令，截至目前，该项目已售出 99%，平均价格为每平方英尺 2,160 美元。 即将落成的 LakeGarden Residences 另一侧是前 Park View Mansions，该项目于 2022 年 7 月由 SingHaiyi、KSH Holdings 和 Ho Lee Group 组成的财团以 2.6 亿美元（每平方英尺地积比 1,023 美元）en bloc 收购。 新的 440 个单位私人公寓 Sora 于 2024 年 7 月推出。该项目已售出 51%，平均价格为每平方英尺 2,237 美元。 CDL 的 Lucerne Grand 将设立新价格基准 与此同时，City Developments Ltd（CDL）计划于 2026 年第三季推出其位于 Lakeside Drive、拥有 570 个单位的 Lucerne Grand 私人公寓项目。Lucerne Grand 位于 Jurong Lake Gardens 附近、Lakeside MRT Station 旁，由五栋 17 层高住宅楼组成，一楼设有商业裙楼。 CDL 于 2025 年 6 月在政府售地（GLS）招标中以最高出价 6.08 亿美元（每平方英尺地积比 1,132 美元）夺得 Lakeside Drive 地块。当时，分析师估计该未来项目住宅平均售价可能徘徊在每平方英尺 2,400 美元左右，并为 Lakeside 区域创下新的价格基准。CDL 在 5 月 20 日发布的 2026 年第一季运营更新中表示，Lucerne Grand 将受益于即将发展的 Jurong Lake District。 JLL 的 Ng 表示，Lakeside Towers 未来重建项目将受益于 Jurong Lake District 即将落成的新配套，以及 Lucerne Grand 的推出。 通过集体出售更新老化社区 Lakeside Towers 建于 1981 年，楼龄 45 年。其租期为自 1975 年起 99 年，意味着剩余租期为 48 年。 为支持老化组屋区和社区更新，律政部已提议在 8 月 4 日提交国会的《土地业权（分层地契）（修正）法案》中，降低较旧项目进行集体出售所需的同意门槛。楼龄介于 40 至 59 年的项目，门槛将从 80% 降至 70%；楼龄 60 年及以上的项目则降至 65%。 不过，Ng 表示，Lakeside Towers 已在修正案之前取得 80% 同意。因此，它不会受到最新修正案影响。 他补充说：“由于租期不断贬值，业主有出售动力。项目重建后，将有助于社区焕新。” Lakeside Towers 的招标将于 10 月 1 日星期四下午 3 时截止。