Sora
440 homes on Yuan Ching Road, on the old Park View Mansions site, with about 78% of units oriented toward Jurong Lake Gardens. A fresh 99-year lease inside Singapore's planned second CBD — launched July 2024 at S$2,160 psf average.
The numbers, on one page.
- Developer
- A JV of CEL Development (Chip Eng Seng), SingHaiyi Group, KSH Holdings & Ho Lee GroupSource: EdgeProp + Yahoo SG
- Tenure
- 99-year leaseholdSource: EdgeProp + 99.co
- Total units
- 440 across four towers (two 20-storey + two 12-storey)Source: Stacked Homes + EdgeProp
- District
- D22 — Jurong / Jurong Lake District
- Address
- Yuan Ching Road
- Former site
- Park View Mansions (collective sale S$260m, July 2022)Source: EdgeProp + Yahoo SG
- Preview · Launch
- Preview 22 Jun · Launch 6 Jul 2024Source: EdgeProp + Yahoo SG
- Launch sales
- 102 of 440 units sold (~23%) over launch weekend; 320 released; avg S$2,160 psfSource: EdgeProp + Yahoo SG
- Orientation
- ~78% of units face Jurong Lake Gardens (developer)Source: Stacked Homes (developer claim)
- TOP
- 2028 (some sources 2027)Source: 99.co + EdgeProp
- Nearest MRT
- Lakeside (EW26) ~1.1 km; Chinese Garden (EW25) ~1.2 kmSource: distances verified on OneMap
- Schools (1 km)
- Lakeside Primary ~846 mSource: verified on OneMap
Load-bearing facts on this page are corroborated against at least two independent sources before publication. Last verified 9 Jul 2026.
52% sold to date
A lake-facing launch inside Singapore's second CBD.
Sora sits on Yuan Ching Road, on the site of the former Park View Mansions, which the four-party consortium bought collectively for S$260 million in July 2022. What's gone up in its place is 440 homes across four towers — two 20-storey and two 12-storey blocks — with about 78% of units, by the developer's own count, oriented toward Jurong Lake Gardens.
The pitch is the precinct. The Jurong Lake District is the area the government has planned as Singapore's "second CBD" — with Jem, Westgate, IMM and J'den already anchoring the retail spine, and future Jurong Region Line and Cross Island Line interchanges on the way. Sora is a bet that this transformation keeps compounding, and that a fresh 99-year lease facing the gardens ages well as it does.
The developer is a JV of CEL Development (Chip Eng Seng), SingHaiyi Group, KSH Holdings and Ho Lee Group — though marketing often fronts just SingHaiyi, KSH and Ho Lee. They launched over the weekend of 5–6 July 2024 at an average of S$2,160 psf, selling 102 of the 440 units — about 23% of the whole development. SingHaiyi released 320 units at launch, so that is roughly 32% of released stock. Either way it was a softer opening than the precinct's headline comps, and we read it honestly below.
What you're buying here is less a transport play than a lake-and- precinct play. The MRT is roughly 1.1 km away — not a doorstep walk — and the JLD payoff runs on a multi-year horizon. The lake-facing aspect, the family-sized stock, and the entry PSF are the case; the commute and the timeline are the cost.
Launched at S$2,160 psf average.
Sora opened on 5–6 July 2024 at an average of S$2,160 psf. Over that launch weekend, 102 of the 440 units sold — about 23% of the whole development; SingHaiyi released 320 units at launch, so that is roughly 32% of released stock. About 51% of the 440 units have sold to date — see the live availability panel above for the exact current balance. Indicative entry prices ran from about S$996k for a 1-Bedroom + Study and from around S$1.3M for a 2-Bedroom Deluxe. The cleanest comps sit in the same district:
- The LakeGarden Residences (Wing Tai, not Keppel): 306 units, D22, launched Aug 2023
- J'den (CapitaLand, former JCube): 368 units, ~S$2,451 psf, ~88% at launch (Nov 2023)
- The Centris: older D22 resale benchmark, TOP around 2009
Against J'den's S$2,451 psf, Sora's S$2,160 entry reads as reasonable for the precinct — with the tradeoff that J'den sits on top of an MRT line and Sora does not.
| Project | District | Units | Tenure | Launch PSF (window) |
|---|---|---|---|---|
| Sorasubject | D22 · Jurong Lake District | 440 | 99-yr | launch avg S$2,160 (Jul 2024) |
| The LakeGarden Residences | D22 | 306 | 99-yr | launch Aug 2023 (Wing Tai) |
| J'den | D22 · Jurong East (former JCube) | 368 | 99-yr | S$2,451 · 88% at launch (Nov 2023) |
| The Centris | D22 | ~610 | 99-yr | resale benchmark (TOP ~2009) |
Sora's figures are its 5–6 July 2024 launch weekend (102 of 440 units sold, ~23%; 320 released, so ~32% of released stock; avg S$2,160 psf). Comparable launch windows are as labelled. The LakeGarden Residences was developed by Wing Tai Holdings, not Keppel.
2-bedroom-led, with deep family stock.
Sora's 440 units run from a compact 1-Bedroom + Study up to a 1,938 sqft 5-Bedroom Luxury. The single largest type is the 2-Bedroom Deluxe + Study at 138 units; the 3-bedroom tiers together add another 170. The 18 five-bedders are an unusually deep family-sized stock for a launch this size.
| Type | Total units | Size (sqft) | From price |
|---|---|---|---|
| 1-Bed + Study | 36 | from 538 | from ~S$996k |
| 2-Bed Deluxe | 60 | 646 – 807 | from ~S$1.3M (indicative) |
| 2-Bed Deluxe + Study | 138 | 732 – 915 | — |
| 3-Bed Deluxe | 22 | 936 – 1,119 | — |
| 3-Bed Premium | 64 | 1,098 – 1,313 | — |
| 3-Bed Premium + Study | 84 | 1,152 – 1,410 | — |
| 4-Bed Luxury | 18 | 1,528 – 1,787 | — |
| 5-Bed Luxury | 18 | 1,679 – 1,938 | — |
Counts sum to 440. Size ranges per Stacked Homes; from-prices per EdgeProp launch reporting. Drop your contact below for the live balance list and floor-plan PDFs.
Yuan Ching Road, on the edge of Jurong Lake Gardens.
Sora sits on Yuan Ching Road in District 22, with Jurong Lake Gardens roughly 529 m away — the orientation the developer leans on, citing about 78% of units facing the gardens. That green frontage, more than any single amenity, is the address.
The MRT distance is the honest tradeoff. Lakeside MRT (EW26) is about 1.1 km, with Chinese Garden MRT (EW25) roughly 1.2 km — both on the East-West Line, both verified on OneMap. Neither is a doorstep walk; a feeder bus (service 154) runs to Lakeside.
The wider precinct is the Jurong Lake District itself — Singapore's planned second CBD — with the AYE and PIE close by and future Jurong Region Line and Cross Island Line interchanges on the JLD roadmap.
Gardens out back, the second CBD next door.
The defining feature of this address is the green — Jurong Lake Gardens, the Chinese and Japanese Gardens, and the lake itself — set against the retail and office density of the Jurong Lake District. Schools sit just over the 1 km line, and the MRT is a walk-or-bus rather than a doorstep affair.
- Lakeside Primary~846 m · within 1 km
- Rulang Primary~1.5 km
- Boon Lay Garden Primary~1.6 km
- Canadian International SchoolLakeside
- Yuvabharathi Internationalnearby
- Lakeside MRT (EW26)~1.1 km
- Chinese Garden MRT (EW25)~1.2 km
- Future JRL & CRL interchangesin JLD
- AYE / PIEexpressway access
- Bus 154feeder to Lakeside
- The second CBDprecinct
- Jemretail spine
- Westgateretail spine
- IMMoutlet mall
- J'den (former JCube)Jurong East
- Taman Jurong Shopping Centrenearby
- Jurong Lake Gardens~529 m
- Chinese & Japanese Gardensin the gardens
- Lakeside Garden / PAssion Wavewater sports
- Jurong Lakeadjacent
- Science Centre (relocation)future
The case for, the case against — and where we'd steer away.
Most launch pages try to be everything to every buyer. We don't think Sora is that. Here's where it genuinely works, where it doesn't, and the buyer we'd point elsewhere.
Lake-facing, precinct-led, family-sized.
About 78% of units face Jurong Lake Gardens, by the developer's count — a green frontage few launches can match. The Jurong Lake District is Singapore's planned "second CBD," so the precinct thesis has government master-planning behind it.
There's a deep family-sized stock here — 18 five-bedders and 84 three-bed premium + study units — on a fresh 99-year lease. At an entry around S$2,160 psf, the pricing reads as reasonable for the precinct.
The MRT walk and the soft open.
Roughly 1.1 km to Lakeside MRT isn't walkable for many — it's a feeder-bus or a long stroll, not a doorstep station. The 23% launch take-up (102 of all 440 units; ~32% of the 320 released) was soft against the precinct's headline comps.
The JLD transformation is a multi-year horizon, not a this-cycle payoff. And Lakeside Primary, the nearest school, sits just over 800 m away — inside the 1 km tier, but not on the doorstep either.
MRT-first commuters and fast-flip buyers.
If you need an MRT on your doorstep, or you're modelling a fast capital-gain timeline, Sora will frustrate you. The ~1.1 km walk to Lakeside is real, and the Jurong Lake District payoff runs on a multi-year horizon rather than a single cycle. This is a precinct-and-lake hold, not a quick trade.
Sora sold ~23% of its 440 units (~32% of the 320 released) over its July 2024 launch weekend; about 51% has sold to date — ask for the current balance and pricing.
We'll send the current balance-unit list, indicative pricing by stack, and any developer-side incentives still active. Drop us a note about the bedroom count or budget you're working with — our partner agent can pull the matching options before the showflat call.
What buyers keep asking.
- When did Sora launch, and how did it sell? +
- Sora launched over the weekend of 5–6 July 2024, after a preview on 22 June 2024. Over that launch weekend, 102 of the 440 units in the project — about 23% — sold, at an average of S$2,160 psf. SingHaiyi released 320 units at launch, so those 102 sales are roughly 32% of released stock and about 23% of the whole development.
- Who is the developer of Sora? +
- Sora is built by a joint venture of CEL Development (the property arm of Chip Eng Seng), SingHaiyi Group, KSH Holdings and Ho Lee Group. Marketing materials often front SingHaiyi, KSH and Ho Lee, but the full four-party JV including CEL Development is the corroborated line.
- Did Sora launch in 2023 or 2024? +
- Sora launched on 5–6 July 2024. Any earlier date you see conflates two separate events: the July 2022 collective sale of the former Park View Mansions site, and the July 2024 launch of the new project. The July 2022 date is the Park View Mansions collective sale, not the launch. The development sells as a fresh 99-year leasehold from the redevelopment.
- How many units does Sora have? +
- Sora has 440 units across four towers — two 20-storey blocks and two 12-storey blocks. The mix runs from a 1-Bedroom + Study (from 538 sqft) up to a 5-Bedroom Luxury (1,679–1,938 sqft), with 2-Bedroom Deluxe + Study the single largest type at 138 units.
- What is the tenure at Sora? +
- Sora is 99-year leasehold. It sits on the former Park View Mansions site, which was sold collectively for S$260 million in July 2022; the redevelopment carries a fresh 99-year lease rather than the old estate's remaining term.
- What was the launch price for Sora? +
- Sora launched at an average of S$2,160 psf over its 5–6 July 2024 launch weekend. Indicative entry prices ran from about S$996k for a 1-Bedroom + Study and from around S$1.3M for a 2-Bedroom Deluxe. About 51% of the 440 units have sold to date — see the live availability panel above for the exact current balance.
- How far is Sora from an MRT station? +
- Sora is about 1.1 km from Lakeside MRT (EW26) on the East-West Line, with Chinese Garden MRT (EW25) roughly 1.2 km away. These distances are verified on OneMap. That is not a doorstep walk — a feeder bus (service 154) runs to Lakeside — so factor the walk or transfer into your commute.
- Do Sora units really face Jurong Lake Gardens? +
- The developer states that about 78% of Sora's units face Jurong Lake Gardens. That orientation claim is the developer's own; it's the central selling point of the project, given the gardens sit roughly 529 m away. Specific facing depends on the stack and floor.
- When will Sora be completed (TOP)? +
- Sora is expected to reach TOP (Temporary Occupation Permit) in 2028, with some sources citing 2027, per 99.co and EdgeProp. That is a roughly three-to-four-year build from the July 2024 launch.
- How does Sora compare to The LakeGarden Residences and J'den? +
- Sora's nearest comparables are both in D22. The LakeGarden Residences (306 units, by Wing Tai Holdings — not Keppel) launched in August 2023. J'den, CapitaLand Development's 368-unit redevelopment of the former JCube in Jurong East, launched in November 2023 at around S$2,451 psf and sold about 88% at launch. The Centris (TOP around 2009) is the older D22 resale benchmark.
- Is the 23% take-up of all 440 units? +
- Yes. The ~23% figure for Sora is 102 of all 440 units in the project, sold over the July 2024 launch weekend. SingHaiyi released 320 units at launch, so those same 102 sales are roughly 32% of released stock. Developers typically release stock in tranches, so both framings describe the same 102 sales against different denominators.
- Why does Sora matter for Jurong Lake District buyers? +
- Sora is a fresh 99-year leasehold inside the Jurong Lake District — the precinct planned as Singapore's 'second CBD' — with a deep family-sized unit stock and most units oriented toward Jurong Lake Gardens. The tradeoff is the ~1.1 km walk to the MRT and a multi-year horizon on the JLD transformation. Whether it fits depends on your timeline and how much you value the lake-facing aspect.
- How do I get the Sora balance unit list and floor plans? +
- Drop your details via the form on this page. Our partner agent will follow up with the current balance-unit list, indicative pricing by stack, and the floor-plan PDFs.
This page is maintained continuously. Balance unit counts refresh nightly; pricing and launch performance figures update as new tranches release. If there's a question we haven't covered, email hello@whichcondo.sg.