Lake Life

The ground under it was tendered in 2013. Both ends of that are public; nobody puts them together.

The land under Lake Life

HDB put this parcel out to tender and names Lake Life as what was built on it. Everything below is from that tender: the dates, the winning price, and the 16 bids that came in.

  1. Tender launched17 Jun 2013
  2. Tender closed30 Jul 201316 bids received
  3. Awarded2 Aug 2013Evia Real Estate (5) Pte Ltd, BBR Development Pte Ltd, CNH Investment Pte Ltd and OKP Land Pte Ltd
  4. Winning tenderS$272,838,888S$4,505 per sq m of gross floor area · S$419 per sq ft
Parcel
Jurong West E5 Yuan Ching Road / Tao Ching Road
Site area
20,188 sq m
Lease
99 yrs
Plot ratio
3
Gross floor area
60,563 sq m
Sold as
EC
Every bid — all 16, as HDB published them
Ranked by amount. The gap column is each bid measured against the winning one — subtraction, not a judgement about whether anyone bid well.
#TendererBidBehind the winner
1Evia Real Estate (5) Pte Ltd, BBR Development Pte Ltd, CNH Investment Pte Ltd and OKP Land Pte LtdS$272,838,888—
2Greatview Development Pte LtdS$267,900,000S$4,938,888 · 1.8%
3UOL Venture Investments Pte. Ltd.S$266,300,000S$6,538,888 · 2.4%
4Singhaiyi Properties Pte Ltd and Haiyi Properties Pte LtdS$261,888,899S$10,949,989 · 4.0%
5Allgreen Properties LimitedS$247,500,000S$25,338,888 · 9.3%
6Sing Holdings Limited, Tang City Properties Pte Ltd and Maxdin Pte LtdS$245,118,000S$27,720,888 · 10.2%
7Verwood Holdings Pte. Ltd. and TID Residential Pte. Ltd.S$240,300,000S$32,538,888 · 11.9%
8Master Contract Services Pte Ltd / Keong Hong Construction Pte LtdS$240,200,000S$32,638,888 · 12.0%
9Kingsford Development Pte LtdS$236,980,000S$35,858,888 · 13.1%
10FCL Place Pte. Ltd.S$231,830,000S$41,008,888 · 15.0%
11CEL Residential Development Pte LtdS$225,688,000S$47,150,888 · 17.3%
12EL Development Pte LtdS$223,880,000S$48,958,888 · 17.9%
13Changi Properties Pte. Ltd.S$223,700,000S$49,138,888 · 18.0%
14TG (2013) Pte LtdS$220,188,999S$52,649,889 · 19.3%
15Hoi Hup Realty Pte Ltd, Sunway Developments Pte Ltd and Hoi Hup J.V. Development Pte LtdS$216,713,000S$56,125,888 · 20.6%
16Teneriffe Development Pte LtdS$210,802,300S$62,036,588 · 22.7%

What the land cost and what a unit sells for are not two ends of one sum. Between them sit construction over a multi-year build, financing, the development charge, marketing and agent commissions, GST, and the cost of holding unsold units. None of those is published for a named project, so this site does not estimate a developer’s cost or margin and no figure here should be read as one.

Source: HDB — Sites Sold by HDB · tender awarded 2 Aug 2013 · transcribed from HDB’s published tables on 2026-08-31 · prices are nominal and are not adjusted for inflation. HDB names the development on this row as “Lake Life”. This parcel, from tender to today · Every land sale

What has been filed there since

2013 · the groundS$272,838,888S$419 per sq ft of gross floor area
Today · the homes on it$1,235median of 159 filed transactions, 2021-09 to 2026-09

Those two are not the same square foot. Gross floor area includes what nobody buys — the corridors, the car park, the plant rooms — so the land rate is spread across more area than a unit is sold by. The ratio is arithmetic on two published figures and is not a return, a profit, or an appreciation.

Year by year, for a median-sized unit

100–110 sqm band. Counts in brackets; a year with fewer than 3 filed sales is kept and marked rather than dropped, because a reader can discount a thin year and cannot discount one that was silently removed.
YearMedian psfAgainst the year before
2022$1,179 (23)—
2023$1,340 (8)+13.7%
2024$1,443 (3)+7.7%
2025$1,478 (5)+2.4%
2026$1,489 (3)+0.7%

The two ends of this page are not two ends of one sum. Between the tender and the first unit sold sit construction over a multi-year build, financing, the development charge, marketing and agent commissions, GST, and the cost of holding unsold stock. None of those is published for a named project, so nothing here estimates a developer’s cost or margin and no figure on this page should be read as one. Why that is refused.

The rest of it