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, about 23% of the 440-unit project, 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 the nearest station. 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 underpins the long-run thesis.
Sources: EdgeProp launch coverage, EdgeProp project page.
New briefs before they open.
Three things to know.
Jurong Lake District positioning
The URA's Jurong Lake District master plan envisions a second CBD with mixed-use towers and an integrated tourism cluster. 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, about 23% of the 440-unit project, at an average $2,160 psf, with starting prices from $1,850 psf for stack-view 1-bedroom-plus-study units. One-bedroom-plus-study units were the most popular configuration, with over 80% of those released taken up. 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, Lakeside MRT on the East-West Line, 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. 8 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
8 typologies.
Block + stack layout. 440 units across 8 typologies.
| Type | Variant | Plan size (sqft) |
|---|---|---|
| 1 Bedroom + Study | A1S | 538 |
| 2 Bedroom Deluxe | B1 | 646 |
| 2 Bedroom Deluxe | B2 | 667 |
| 2 Bedroom Deluxe + Study | B3S | 732 |
| 2 Bedroom Deluxe + Study | B4S | 732 |
| 3 Bedroom Deluxe | C1 | 936 |
| 3 Bedroom Premium | C2 | 1098 |
| 3 Bedroom Premium + Study | C3S | 1152 |
| 3 Bedroom Premium + Study | C4S | 1163 |
| 3 Bedroom Premium + Study | C5S | 1195 |
| 4 Bedroom Luxury | D1 | 1528 |
| 5 Bedroom Luxury | E1 | 1679 |
Living here
On site, around.
- Serenity Poolpool
- Children's poolpool
- Family Poolpool
- Gymnasiumwellness
- Yoga deckwellness
- BBQ pavilionssocial
- Function roomssocial
- Tennis courtrecreation
- The Forest Adventure Playrecreation
- 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, and KSH Holdings (via Lakeside Residential Pte Ltd) 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) is the nearest station, 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
- ·Westgate-IMM-Jem retail trio at Jurong East, two MRT stops 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, about 23% of the 440-unit project, at an average $2,160 psf.
Q02How does Sora compare to The LakeGarden Residences, the closest neighbour?
Sora (440 units, Jul 2024, $2,160 psf launch, CEL-SingHaiyi-KSH on 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 and an integrated tourism cluster. 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?
Lakeside Primary School is within 1km and Rulang Primary School is within 2km. Yuhua Secondary School is within 2km. No junior college is within 2km. Canadian International School's Lakeside campus is within 2km. School proximity is indicative only and does not determine Primary One registration outcomes.
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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