Sora Condo Review: Outshine Other Jurong Projects

Sora Condo is a 99-year leasehold residential development in Jurong Lake District (District 22). It stands on the former Park View Mansions site at Yuan Ching Road. This project comes from a joint venture by SingHaiyi Group, Chip Eng Seng Corporation, KSH Holdings, and Ho Lee Group. The plan includes four blocks and 440 units, all of which deliver scenic views of Jurong Lake Gardens.

I visited the show flat recently. I spent an afternoon walking through the mock-ups, checking window views, and talking with staff about final unit layouts. I felt the design maximized water-facing panoramas. This review combines official data and my observations as a Singapore property writer.

Project Details

• Address: 72–78 Yuan Ching Road (District 22)
• Site Area: ~191,974 sq ft
• Tenure: 99 years (from August 2023)
• Total Units: 440
• Unit Types: 1+Study to 5-Bedroom Luxury
• Developer: Joint venture by SingHaiyi, Chip Eng Seng, KSH Holdings, and Ho Lee Group
• Architect: ADDP Architects
• Expected TOP: June 2028

Key Highlights

• 78% of units with direct Jurong Lake Gardens view
• 300m lake frontage
• Shuttle service to Lakeside MRT after TOP
• Terracing roof gardens for each block
• Starting prices around $1,850 psf for smaller units

Fact Sheet Table

Floor Plans and Layout

Unit Distribution Table

• Dumbbell Layouts: Many units follow a design that places bedrooms on opposite sides of the living area. This maximizes privacy and space efficiency.
• 2-Bedroom + Study: This category is popular for buyers who want a flexible work area.
• 5-Bedroom Luxury: Private lifts and dual-kitchen layouts cater to larger families.

Unit Pricing

Sora Condo’s pricing competes favorably against other developments in Jurong. It sits around 15% lower than J’den, which averages $2,451 psf. The LakeGarden Residences, another nearby project, stands at about $2,120 psf.

Recent Key Transactions

Sales Trends Chart (Units Sold Over Time)

Jul 2024: 101 units (23%) sold       |█████.....| 23%
Feb 2025: 156 units (35.4%) sold     |███████...| 35.4%

• Launch Average PSF: ~$2,160
• Larger Units (3-Bedroom, 4-Bedroom) saw price increases of 5%–6% since launch.

Sora Condo

Get Latest Pricing & available Units

In urban environments, the fusion of functionality and aesthetics is crucial for creating living spaces that are both practical and visually appealing. Impeccable design principles play a key role in optimizing the layout and utilization of space in urban dwellings.

GET PRICE LIST

Enquiry Sora Condo

Site Plan and Facilities

Sora Condo’s four residential blocks are arranged to capture maximum lake views. The developers designed 352 parking lots, which is 80% of total units.

Facilities

• Recreation: 50m lap pool, tennis court, sky gym, children’s playground
• Social Spaces: Two BBQ pavilions, Bamboo Forest Camping corner, Spa House
• Unique Add-ons: Tai Chi deck, rooftop gardens

Connectivity and Accessibility

Expressways

• Direct access via Ayer Rajah Expressway (AYE) and Pan Island Expressway (PIE). Drivers reach the CBD or Changi Airport within 25 minutes.
• Yuan Ching Road and Boon Lay Way link quickly to Jurong East and Clementi.

MRT Networks

• Lakeside MRT (EW26): 15-minute bus ride from the condo.
• Chinese Garden MRT (EW25): 20-minute walk through Jurong Lake Gardens.
• Jurong East MRT (EW24/NS1): 2 stops away from Lakeside MRT, connecting to the future Jurong Region Line (JRL).

Amenities

Retail and Dining

• JEM, Westgate, IMM: Within a 15-minute MRT or bus ride. These malls feature supermarkets, electronics stores, fashion outlets, and global food options.
• Taman Jurong Shopping Centre: Located 500m away for groceries and casual dining.
• Taman Jurong Food Centre: Serves local dishes like chicken rice and fish soup.

Nature and Parks

• Jurong Lake Gardens: Next to Sora Condo. Jogging trails, water sports, and large lawn areas.
• Chinese Garden and Japanese Garden: 5-minute drive for relaxing weekend walks.

Healthcare

• Ng Teng Fong General Hospital: 10-minute drive.
• Jurong Community Hospital: Nearby for rehabilitation and senior care.

Schools

Primary Schools (within 1–2 km)

• Lakeside Primary School (10-minute walk)
• Fuhua Primary, Rulang Primary, Shuqun Primary

Secondary Schools (within 1–2 km)

• Yuan Ching Secondary (0.73 km)
• Jurong Secondary (0.82 km)

Tertiary and International

• Nanyang Technological University (NTU): Reached more easily once the JRL opens by 2029.
• Canadian International School (Lakeside Campus): 9-minute drive.

Future Developments

• Jurong Region Line (JRL): Coming by 2029, connecting the western parts of Singapore to Jurong East.
• Jurong East Integrated Transport Hub: Planned for 2027, improving transfers between buses and MRT.
• Jurong Lake District Master Plan: Aims to add offices, retail spaces, hotels, and homes. Estimated 100,000 new jobs by 2040.

These upgrades support long-term appreciation for properties in Jurong.

Sora Condo

Get Latest Pricing & available Units

In urban environments, the fusion of functionality and aesthetics is crucial for creating living spaces that are both practical and visually appealing. Impeccable design principles play a key role in optimizing the layout and utilization of space in urban dwellings.

GET PRICE LIST

Enquiry Sora Condo

Market Analysis

Nearby Condo Sales and Rentals

• The LakeGarden Residences: Sold about 37.6% of units at an average of $2,120 psf.
• J’den: Sold 88% of units at launch, averaging $2,451 psf.
• Jurong East Rental Range: $4.20–$6.73 psf per month. Larger family units command higher rents near NTU and major malls.

Potential Growth

• The government plans to expand Jurong with more offices and retail complexes. This growth will support future property values.
• Sora Condo’s moderate launch price appeals to investors who see value in Jurong’s progress as Singapore’s second CBD.

Nearby Condo Rentals (Jurong Lake District, as of February 2025)

Key Observations

• Lake Grande: Most affordable 2-bedroom option at $3,900–$4,000/month, ideal for small families or professionals.
• Lakeville: Larger units command premium rents, with 3-bedrooms reaching $7,000/month near Jurong Lake Gardens.
• Rental Demand: Sustained by proximity to NTU, Jurong Innovation District, and Jurong East MRT.

MOAT Analysis

Various property consultants rank condos on factors like location, layout efficiency, pricing, and potential appreciation. Sora Condo achieves about 60% in these metrics, supported by:

1. Volume Effect: With 440 units, there are frequent transactions to support capital appreciation benchmarks.
2. Location Advantage: Beside Jurong Lake Gardens, with many units facing the lake. Future MRT lines will improve connectivity.
3. Pricing Strategy: Launched around $1,850–$2,180 psf, which is lower than similar new projects in the area.

Developer Background

The joint venture brings together significant industry names:

• CEL Development (Chip Eng Seng): Known for Kopar at Newton and Grandeur Park Residences.
• SingHaiyi Group: Delivered Parc Clematis and The Gazania.
• KSH Holdings: Received BCA awards for quality building standards.
• Ho Lee Group: Involved in many commercial, residential, and industrial projects.

Their combined track record suggests a focus on quality materials, thoughtful designs, and consistent delivery times.