Sora.
The brief
Sora is a 440-unit private condominium at 72 Yuan Ching Road in District 22, jointly developed by CEL Development (Chip Eng Seng), SingHaiyi Group, and KSH Holdings via Lakeside Residential Pte Ltd. Designed by ADDP Architects on a 99-year leasehold site. Launched 5 July 2024; status: available. TOP target Q4 2028.
Pricing. Launch weekend cleared 102 units (23% of 320 released) at an average $2,160 psf, with starting prices from $1,850 psf. Lake-facing premium stacks cleared first.
Location. Lakeside MRT (EWL, EW26) is approximately 8 minutes on foot. The address overlooks Jurong Lake Gardens. The Westgate-IMM-Jem retail cluster (anchored by Jurong East MRT interchange) is a short drive. The URA Jurong Lake District master plan and the future high-speed rail terminus underpin the long-run thesis.
Sources: EdgeProp launch coverage, EdgeProp project page.
Three things to know.
Jurong Lake District positioning
The URA's Jurong Lake District master plan envisions a second CBD with mixed-use towers, an integrated tourism cluster, and a high-speed rail terminus once operational. Sora sits on Yuan Ching Road overlooking Jurong Lake Gardens, with the Tang's-anchored Westgate-IMM-Jem retail cluster a short drive away. Long-run thesis is district transformation rather than near-term yield.
Three-developer JV
CEL Development (Chip Eng Seng, 40%), SingHaiyi Pearl (30%) and TK 189 Development (KSH-affiliated, 30%) form the consortium via Lakeside Residential Pte Ltd. The trio has previously partnered on multiple GLS sites. Construction is contracted to Nakano Singapore.
Launched July 2024
Launch weekend (5-6 July 2024) cleared 102 units (23% of 320 released) at an average $2,160 psf, with starting prices from $1,850 psf for stack-view 1-bedroom-plus-study units. 2-bedroom units were the most popular configuration. Lake-facing premium stacks cleared first.
Fit & trade-offs
Who this is for.
Primary-market entry to a 440-unit CEL-SingHaiyi-KSH Yuan Ching Road development overlooking Jurong Lake Gardens, ADDP architecture on a 99-year leasehold parcel, eight-minute walk to Lakeside MRT, and proximity to the URA Jurong Lake District master-planned second CBD
Sub-5-minute MRT walk and CCR pricing premium, near-term retail saturation versus the established Westgate-IMM-Jem corridor at Jurong East, and rental yield calibration in a precinct still building toward its master-plan vision
- ·Buyers seeking lake-facing units in the Jurong Lake District master-plan precinct
- ·Buyers prioritising long-run district transformation thesis (URA second CBD)
- ·Buyers wanting OCR pricing with a quality consortium build
- ·Buyers needing sub-5-minute MRT walk from the lobby
- ·Buyers seeking established CCR or RCR address premium
- ·Buyers prioritising near-term yield over district-transformation upside
Unit mix
440 units. 5 typologies.
| Type | Size (sqft) |
|---|---|
| 1-Bedroom + Study | 538 |
| 2-Bedroom | 646-732 |
| 3-Bedroom | 936-1195 |
| 4-Bedroom | 1528 |
| 5-Bedroom | 1679 |
Across launch: $1,850 - $2,350 psf. Per-variant pricing on application.
Floor plans
12 typologies.
Block + stack layout. 440 units across 12 typologies.
Living here
On site, around.
- 50m lap poolpool
- Children's poolpool
- Lake-view sky poolpool
- Gymnasiumwellness
- Yoga deckwellness
- BBQ pavilionssocial
- Function roomssocial
- Tennis courtrecreation
- Children's playgroundrecreation
- Lakeside Primary Schoolprimary
- Jurong Secondary Schoolsecondary
- Yuvabharathi International Schoolinternational
- Boon Lay Garden Primary Schoolprimary
- Fuhua Primary Schoolprimary
- Jurong Primary Schoolprimary
- Rulang Primary Schoolprimary
- Shuqun Primary Schoolprimary
- Yuan Ching Secondary Schoolsecondary
- Canadian International Schoolinternational
Location
72 Yuan Ching Road, Singapore.
Comparables
Other launches in context.
Track record
CEL Development (Chip Eng Seng), SingHaiyi Group, priors.
Risks & catalysts
What could move.
- ·TOP Q4 2028 means construction milestone progress to verify
- ·Jurong Lake District master plan delivery timing depends on URA's tower release schedule
- ·Three-developer JV structure (CEL 40%, Sing-Haiyi 30%, TK 189 30%) typically slower decision velocity
- ·Lakeside MRT (EWL, EW26) approximately 8 minutes on foot, EWL direct to Tampines and Pasir Ris
- ·Jurong Lake Gardens and Chinese Garden frontage anchors lifestyle thesis
- ·URA Jurong Lake District master plan envisions a second CBD with mixed-use towers and HSR terminus
- ·Westgate-IMM-Jem retail trio at Jurong East one MRT stop east
FAQ
What buyers ask.
Q01Is Sora still available from the developer?
Yes, primary inventory remains. Launch weekend (5-6 July 2024) cleared 102 units (23% of 320 released) at an average $2,160 psf. Cumulative absorption details on EdgeProp's project page were not surfaced at access time; verify with developer.
Q02How does Sora compare to The LakeGarden Residences, the closest neighbour?
Sora (440 units, Jul 2024, $2,160 psf launch, CEL-SingHaiyi-KSH on 9A Yuan Ching Road) and The LakeGarden Residences (306 units, Aug 2023, $2,120 psf launch, Wing Tai on Yuan Ching Road) are direct neighbours overlooking Jurong Lake Gardens. Sora is the larger development with the three-party consortium structure; The LakeGarden Residences is the smaller boutique single-developer launch.
Q03Why does Jurong Lake District matter for Sora?
URA's Jurong Lake District master plan envisions a second CBD outside the central area, with mixed-use towers, an integrated tourism cluster, and the future Singapore-KL high-speed rail terminus. Sora's lake frontage positions it for the long-run district transformation thesis. The plan delivers over a 15-20 year horizon.
Q04What is the school catchment for Sora?
Rulang Primary School and Lakeside Primary School fall within the Yuhua / Jurong East catchment. Yuhua Secondary School and Jurong Pioneer Junior College anchor the secondary and JC tiers. Canadian International School is within the broader area.
Q05Who are the developers behind Sora?
Sora is jointly developed by CEL Development (Chip Eng Seng, 40%), SingHaiyi Group (via Sing-Haiyi Pearl, 30%), and KSH Holdings (via TK 189 Development, 30%) under the legal SPV Lakeside Residential Pte Ltd. Architecture by ADDP Architects.
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