North Gaia

by Lovelyhomes Editorial Team | Apr 25, 2026 | Condo New Launches, Executive Condo Launches, New Launches

NEW LAUNCH · YISHUN CLOSE · DISTRICT 27

North Gaia

Yishun Close executive condominium beside the Khatib Bongsu nature corridor

D27

District

99 years from 15 February 2021

Tenure

30 June 2027

TOP / VP

616

Total Units

Download Factsheet (PDF)Enquire · Floor Plans

616

Residential Units

D27

District

2.8

Plot Ratio

Pending

Latest Price List

Why North Gaia

North Gaia is a 616-unit executive condominium at Yishun Close with 11 blocks of 14-storey homes, basement parking, clubhouse facilities and nature-facing planning beside the Khatib Bongsu corridor.

01 · Address

D27 Location

Lot 3974L MK 19 at Yishun Close, Singapore

02 · Scale

616 residential units

11 blocks of 14-storey executive condominium homes

03 · Tenure

99 years from 15 February 2021

Confirm current availability and stack details before shortlisting.

Project At-a-Glance

Project Name	North Gaia
Developer	Sing Holdings (Yishun) Pte. Ltd.
Address	Lot 3974L MK 19 at Yishun Close, Singapore
District	D27
Tenure	99 years from 15 February 2021
Total Units	616 residential units
Site Area	21,514.00 sqm
Plot Ratio	2.8
Blocks	11 blocks of 14-storey executive condominium homes
TOP / VP	30 June 2027 (expected vacant possession)
Legal Completion	30 June 2030

Viewing Preparation

Use the factsheet, selected floor plans and site plan below to compare layout fit, facilities and access points before a viewing.

Confirm current prices, discounts and availability before committing.

Unit Mix and Sizes

Bedroom Type	Size / Range	Availability Note
3 Bedroom	958-980 sqft	164 units
3 Bedroom + Yard	1,001-1,023 sqft	176 units
3 Bedroom + Yard + Study	1,055-1,076 sqft	178 units
4 Bedroom	1,313-1,335 sqft	60 units
5 Bedroom	1,593 sqft	38 units

Unit areas and availability may change. Confirm the latest stack, price and size information before shortlisting.

Indicative Pricing

Entry Units

Pending

Family Units

Pending

Premium Units

Pending

Latest official price list unavailable in the local source folder. Request the current official price list before shortlisting.

Why Buyers Are Watching

1

Executive condominium format with 616 homes and full facilities.
2

Site planning is oriented toward nature views and wider spacing between blocks.
3

Next to the Khatib Bongsu nature corridor in the Yishun planning area.
4

Unit range starts from 3-bedroom homes; no 1- or 2-bedroom plans are listed in the available source material.
5

Expected vacant possession is listed as 30 June 2027.
6

Source materials include site plan, stack chart and full floor-plan references.

Location and Connectivity

Nature

Khatib Bongsu corridor

The factbook describes views toward Khatib Bongsu and surrounding open fields.

MRT

Yishun / Khatib area

Use current transport routing before purchase planning.

Schools

Yishun schools

Verify latest home-school distance with OneMap before enrolment planning.

Roads

Yishun Avenue 8 / 9

The site is bounded by Yishun Avenue 8 and Yishun Avenue 9.

Schools Nearby

Level	School / Education Reference
Primary	Yishun Primary School
Primary	Naval Base Primary School
Secondary	Northland Secondary School

School distance and priority rules should be verified with OneMap and MOE before relying on them.

Lifestyle and Amenities

Nature

Khatib Bongsu nature corridor

Facilities

Lap pool, tennis court, clubhouse and communal facilities

Neighbourhood

Yishun town amenities

Site Plan

Actual site plan/facilities plan from the local project source material.

Floor Plans (Selected)

Representative actual floor plans by unit type. The full floor-plan PDF is kept in the download button below this section.

North Gaia is an executive condominium with available source plans starting from 3-bedroom units, so no 1- or 2-bedroom thumbnail is shown.

3 Bedroom Type C1

3 Bedroom + Yard + Study Type CS5b

4 Bedroom Type D4

5 Bedroom Type E1

Full Floor Plans PDF

Clean downloadable PDF prepared from the source floor-plan pages.

Download Full Floor Plan PDF

Elevation and Stack Chart

Elevation, schematic or stack reference from the project source material.

Facilities and Lifestyle

Pool DeckClubhouseGymLandscape CourtsFunction RoomsFamily FacilitiesArrival CourtResidential Services

Gallery

Developer and Consultant Team

Sing Holdings (Yishun) Pte. Ltd.

Verify the latest developer licence, project account and sale documents before purchase.

Sustainability and Specifications

Specifications, finishes, smart-home provisions and sustainability ratings vary by unit. Refer to the latest approved developer documents for final details.

Project Timeline

Launch / Sales Phase	Live new-launch project page
TOP / Vacant Possession	30 June 2027 (expected vacant possession)
Legal Completion	30 June 2030

Project Factsheet

A shareable 2-page PDF snapshot of key project facts, site context and unit mix.

Download Factsheet (PDF)

Download the Full Sales Pack

PDF · Factsheet

North Gaia Factsheet

2-page project factsheet with key facts, unit mix and buyer notes.

Download Factsheet

PDF · Floor Plans

Full Floor Plans

Representative source floor-plan pages prepared as a clean PDF.

Download Floor Plans

Image · Site Plan

Site Plan

Site plan/facilities plan showing project layout and access references.

Download Site Plan

Frequently Asked Questions

Where is North Gaia located?

Lot 3974L MK 19 at Yishun Close, Singapore

Who is the developer?

Sing Holdings (Yishun) Pte. Ltd.

How many units are there?

616 residential units

Is the latest price list available?

The latest official price list is not posted here. Request current pricing before shortlisting.

Shortlist North Gaia

Request current availability, developer pricing, showflat slots and financing checks.

Enquire Now

Related Buying Guides

ABSD Singapore 2026

Stamp-duty planning before purchase.

Condo Buying Guide

Budget, timeline and financing basics.

Property Investment

Holding cost and exit considerations.

Disclaimer: Prices, availability, areas, specifications and timelines may change without notice. Buyers should verify all details with the developer-appointed sales team and relevant authorities before committing.

SORA

by Lovelyhomes Editorial Team | Apr 24, 2026 | Condo New Launches, Executive Condo Launches, New Launches

EXECUTIVE CONDOMINIUM · DISTRICT 22 · JURONG LAKE DISTRICT

SORA 水岸華庭

SingHaiyi’s 440-unit biomorphic EC at Yuan Ching Road — the first residential launch to front Jurong Lake Gardens directly, with 76% of units enjoying lake-garden views.

D22

District

99-Year

Tenure

Oct 2028

Est. TOP

538–1,938

Sq Ft Range

From ~S$900K

EC Entry Price

Download Factsheet (PDF)Floor Plans

440

Total Units

Oct 2028

Est. TOP

99-Year

Leasehold

D22

Jurong Lake District

EC Pricing

From ~S$900K

Why SORA

SORA — meaning “sky” in Japanese — is an Executive Condominium (EC) at Yuan Ching Road, Jurong East, developed by SingHaiyi Group under Lakeside Residential Pte. Ltd. As one of Singapore’s few ECs to front the newly opened Jurong Lake Gardens directly, SORA benefits from a parkway-living environment that most private condos in the OCR cannot replicate at comparable price points. The development comprises four blocks — two 20-storey and two 12-storey — totalling 440 units across a 17,834 sq m site. Designed by ADDP Architects (whose portfolio includes Grandeur Park Residences, Park Colonial, and Kopar at Newton), SORA’s biomorphic façade takes cues from the sinuous water forms of Jurong Lake, with balcony ledges and sun-shading elements in wave-inspired curves. Approximately 76% of units enjoy direct views towards Jurong Lake Gardens. A shuttle bus service to Lakeside MRT and Jurong East MRT is provided for two years post-TOP. The Jurong Lake District (JLD) masterplan — Singapore’s second CBD and largest urban transformation project outside the city centre — adds a long-term structural tailwind that makes SORA one of the most strategically positioned ECs of its generation.

01 · Location

Jurong Lake Gardens Frontage — Unmatched in EC Supply

SORA’s site directly abuts Jurong Lake Gardens (West), Singapore’s third national garden and the centrepiece of the Jurong Lake District transformation. No other EC in this cycle occupies a comparable nature-fronting address.

02 · Value

EC Pricing with Private Condo Quality

EC buyers benefit from HDB grants (up to S$30,000 for first-timers) and developer-subsidised land costs, making SORA’s price per sq ft substantially below comparable private condos in the JLD catchment. After the 5-year MOP, SORA becomes fully private — removing resale restrictions to foreigners and corporations.

03 · Masterplan

Singapore’s Largest Outside-CBD Transformation

The Jurong Lake District (JLD) masterplan targets 20,000 new homes, 100,000 sq m of retail, 146,000 sq m of office, 73,000 new jobs, and a future HSR terminus — making the 2024–2029 window one of the most attractive entry points for the precinct’s long-term price trajectory.

Project At-a-Glance

Project Name	Sora (水岸華庭)
Developer	Lakeside Residential Pte. Ltd. (SingHaiyi Group)
Address	72, 74, 76, 78 Yuan Ching Road, Singapore 619601–619604
District	22 (Jurong East Planning Area)
Tenure	99 Years commencing 30 August 2023
Site Area	17,834.8 sq m
Plot Ratio	2.1
Total Units	440 residential units (Executive Condominium)

Configuration	4 Blocks — 2 × 20-storey (Blks 76 & 78) + 2 × 12-storey (Blks 72 & 74) with basement carpark
Est. TOP (VP)	31 October 2028
Est. Legal Completion	31 October 2031
Architect	ADDP Architects LLP
Landscape Consultant	Ecoplan Asia Pte. Ltd.
Main Contractor	Nakano Singapore Pte. Ltd.
Carpark	352 lots + 4 accessible lots + 41 bicycle bays

Unit Mix and Sizes

Bedroom Type	Key Types	Size Range (sqft)	Units	% of Total
1-Bedroom + Study	A1S / A1S-T	538–689	36	8.2%
2-Bedroom Deluxe	B1 / B1-P / B1-T / B2 / B2-T	646–807	60	13.6%
2-Bedroom Deluxe + Study	B3S / B4S series	732–915	138	31.4%
3-Bedroom Deluxe	C1 / C1-P / C1-T	936–1,119	22	5.0%
3-Bedroom Premium	C2 / C2-P / C2-T	1,098–1,313	64	14.5%
3-Bedroom Premium + Study	C3S / C4S / C5S series	1,152–1,410	84	19.1%
4-Bedroom Luxury	D1 / D1-P / D1-T	1,528–1,787	18	4.1%
5-Bedroom Luxury	E1 / E1-P / E1-T	1,679–1,938	18	4.1%
* Maintenance fees estimated at S$76 per share value per month (subject to prevailing GST). Typical flats: floor-to-ceiling 2.90m. “-T” suffix = top-floor high-ceiling units. “-P” suffix = pool-facing units.

Indicative Pricing

1-BR + Study (538 sqft)

From ~S$900K

EC-subsidised pricing · HDB grants up to S$30K for eligible first-timer families

3-BR Premium (1,098 sqft)

From ~S$1.6M

Most popular type · 31.4% of development is 2BR+S — strong rental demand

5-BR Luxury (1,679 sqft)

From ~S$2.4M

Top-floor “-T” units premium priced · private and foreign eligible after 10 years

EC purchases are subject to HDB eligibility criteria. Buyers must form a qualifying family nucleus, meet the income ceiling (S$16,000/month EIS as of 1 January 2025), and comply with the 5-year Minimum Occupation Period (MOP) before resale to Singapore Citizens/PRs and 10 years before resale to foreigners/companies. See our EC vs Private Condo guide for full MOP and privatisation staircase details.

Why Buyers Are Watching

176% of units face Jurong Lake Gardens directly. No other EC in the current supply pipeline occupies a site with this proportion of garden-fronting units — a structural advantage for both owner-occupier quality of life and secondary-market pricing once the MOP expires.
2Jurong Lake District masterplan is the largest outside-CBD transformation in Singapore’s history. 20,000 new homes, 100,000 sq m of additional retail/F&B, 73,000 new jobs, a future HSR terminus — JLD’s transformation makes Sora one of the most structurally positioned ECs of the 2023–2028 cohort.
3ADDP Architects brings a proven track record of EC quality-positioning. ADDP’s portfolio includes Grandeur Park Residences (D16, 720 units), Park Colonial (D19, 805 units), and Kopar at Newton (D11, 378 units) — all of which performed strongly at MOP resale. The architect’s involvement signals a premium finish commitment uncommon in the EC segment.
4Shuttle bus to Lakeside MRT and Jurong East MRT for two years post-TOP. This directly addresses the single most cited buyer concern for the Yuan Ching Road site — MRT distance (~1.7 km to Lakeside). Jurong East MRT (NSL/EWL/JRL interchange) is Singapore’s second most connected interchange outside the city centre.
5Four-block layout creates genuine privacy between blocks. Block spacing of 40 m between Blocks 74 and 76 (the widest gap) avoids the corridor-facing conditions common in denser EC sites. This contributes directly to the 76% lake-view statistic.
6Town gas provision for 4-Bedroom and 5-Bedroom unit types. A feature increasingly eliminated from new EC builds to reduce construction cost, town gas for the larger unit types enables genuine gourmet cooking — a selling point for owner-occupier families upgrading from HDB.
7Nakano Singapore as main contractor provides construction quality assurance. Nakano’s Singapore portfolio includes One North Eden and The Artyzen Singapore Hotel — high-specification builds. In the EC segment, contractor selection is a key differentiator that buyers often overlook.
8Income ceiling of S$16,000/month (1 Jan 2025) widens the eligible buyer pool. The revision from S$14,000 to S$16,000 per month EIS ceiling for EC purchases significantly broadens the addressable first-timer family market, supporting take-up velocity and secondary-market liquidity at MOP.

Location and Connectivity

MRT Lines

Lakeside MRT (EWL) ~1.7 km

Jurong East MRT (NSL/EWL/JRL) ~2.5 km · Shuttle bus provided 2 years post-TOP · Pioneer MRT (EWL) ~1.5 km

Expressways

PIE on-ramp ~1.0 km

AYE ~1.5 km · CBD via PIE/AYE ~20 min · Jurong Island ~15 min by car

Walkable (15 min)

Jurong Lake Gardens (West) directly adjacent

Chinese Garden MRT ~1.8 km · Jurong Lake Park · Lakeside Village F&B · Taman Jurong Market

Drive Times

Raffles Place ~20 min

Changi Airport ~30 min · one-north/Biopolis ~15 min · Jurong Innovation District ~10 min

SORA EC Singapore location map showing Jurong Lake Gardens adjacency and MRT access

Schools Nearby

Level	School	Approx. Distance
Primary	Lakeside Primary School	~0.5 km
Primary	Jurong Primary School	~1.2 km
Secondary	Jurongville Secondary School	~1.0 km
Secondary	Yuan Ching Secondary School	~0.8 km
JC / Pre-U	Jurong Pioneer Junior College	~2.5 km
Tertiary	Nanyang Technological University (NTU)	~8.0 km (bus/MRT)
International	Dulwich College (Dover)	~12.0 km (EWL)

Lifestyle and Amenities

Nature and Recreation

Jurong Lake Gardens (West) — Singapore’s third national garden — is directly adjacent to the development. The 90-hectare parkland features Heritage Trails, the Chinese and Japanese Gardens, Lakegarden Pavilion, cycling paths, and lakeside promenades. Weekend activities range from kayaking to dawn yoga on the garden lawns.

Dining and Retail

Taman Jurong Market & Food Centre is Singapore’s oldest wet market and hawker complex, under 2 km from SORA. IMM Outlet Mall, JEM, and Westgate at Jurong East MRT offer over 500 retail tenants within a 10-minute drive. The upcoming JLD mixed-use clusters will add international dining and lifestyle brands to the immediate catchment by 2028–2030.

Community Wellness

SORA’s 440-unit community enjoys a 255 sq m Archipelago Pool, a 40 m lap pool, a SPA Cove with hydrojets, a Coastal Gym, a sky-level gym with air bikes and air rowers, two function rooms (with induction hob, hood, combi steam oven, wine chiller), a club lounge, and a gourmet pavilion — a facilities density unusual for the EC segment.

Site Plan

SORA Site Plan — 4 Blocks (Blks 72, 74, 76, 78), 17,834 sq m site at Yuan Ching Road. Blocks 76 & 78 are 20 storeys; Blocks 72 & 74 are 12 storeys. ~76% of units face Jurong Lake Gardens.

SORA EC Singapore schematic stack chart showing unit distribution per floor across all 4 blocks

SORA — Schematic Stack Chart. Block 76 & 78 top-floor (“-T”) units feature higher ceiling heights and premium orientations.

Floor Plans (Selected)

One representative plan per bedroom type is shown below. The full set of floor plans is available in the downloadable sales pack. Top-floor (“-T”) and pool-facing (“-P”) variants are available for selected types.

SORA EC 1-Bedroom Plus Study floor plan A1S 538sqft

1-Bedroom + Study (A1S) — 538 sq ft

SORA EC 2-Bedroom Deluxe floor plan B1 646sqft

2-Bedroom Deluxe (B1) — 646 sq ft

SORA EC 2-Bedroom Deluxe Plus Study floor plan B3S 732sqft

2-Bedroom Deluxe + Study (B3S) — 732 sq ft

SORA EC 3-Bedroom Deluxe floor plan C1 936sqft

3-Bedroom Deluxe (C1) — 936 sq ft

SORA EC 3-Bedroom Premium floor plan C2 1098sqft

3-Bedroom Premium (C2) — 1,098 sq ft

SORA EC 3-Bedroom Premium Plus Study floor plan C3S 1152sqft

3-Bedroom Premium + Study (C3S) — 1,152 sq ft

SORA EC 4-Bedroom Luxury floor plan D1 1528sqft

4-Bedroom Luxury (D1) — 1,528 sq ft

SORA EC 5-Bedroom Luxury floor plan E1 1679sqft

5-Bedroom Luxury (E1) — 1,679 sq ft

Full Floor Plans PDF

Download the complete source floor-plan PDF for all available unit-type layouts and variants.

Download PDF

Elevation and Stack Chart

SORA EC Singapore schematic and stack chart across 4 blocks Yuan Ching Road

SORA — Schematic Chart. Block heights: Blks 76 & 78 = SHD 76.2m (20 storeys); Blks 72 & 74 = SHD 51m (12 storeys). Block spacing: 12m (Blk 78–76), 40m (Blk 76–74), 10m (Blk 74–72).

Facilities (30+)

40m Lap PoolArchipelago Pool (255 sqm)SPA Cove (Hydrojets)Kids’ PoolCoastal Gym (Ground)Sky Gym (26F, Air Bikes/Rowers)Gourmet Pavilion (BBQ)Function Rooms × 2Club Lounge (44 sqm)Arrival PavillionGarden WalkReflection PoolZen GardenChildren’s Play AreaLakeside PromenadeBicycle Bays (41 lots)EV Charging (4 lots)Smart Home SystemVideo Intercom24-Hour SecurityCCTV SurveillancePneumatic Refuse SystemManagement OfficeParcel BoxesShuttle Bus (2 years)Basement Carpark (352 lots)Town Gas (4BR/5BR units)

Gallery

SORA EC Singapore concept aerial view Jurong Lake District

SORA site plan 4 blocks at Yuan Ching Road

Developer and Consultant Team

Lakeside Residential Pte. Ltd. (SingHaiyi Group)

SingHaiyi Group is a Singapore-listed property developer with a growing portfolio of residential and commercial developments across Singapore and Australia. For SORA, SingHaiyi assembled the same architect-landscape-contractor team it used for several award-winning residential projects. Previous residential deliveries noted in the ADDP briefing include Grandeur Park Residences, Park Colonial, and Kopar at Newton — all of which achieved strong take-up and resale performance post-completion.

Architect	ADDP Architects LLP
Landscape Consultant	Ecoplan Asia Pte. Ltd.
Showflat Interior Design	SuperFat Designs
Main Contractor	Nakano Singapore Pte. Ltd.
Project Account Bank	OCBC (Account No. 595-322033-001 of Lakeside Residential Pte. Ltd.)
HDB Developer Licence	C1480
Building Plan Approval	A1720-00016-2022-BP01 / BP03

Sustainability and Specifications

Biomorphic Architecture: SORA’s façade takes a biomorphic design approach — balcony ledges and sun-shading elements curve organically, reducing solar heat gain while creating a distinctive aesthetic that integrates with the Jurong Lake Gardens landscape. The wave-inspired roof crown serves as a terraced rooftop garden and social space.
Landscape Integration with Jurong Lake Gardens: Ground-level pockets of immersive landscape extend visually from Jurong Lake Gardens into the development, with pool arrangements echoing the waterfront living concept at every block. Ecoplan Asia’s design (also used at Grandeur Park Residences and Park Colonial) emphasises native tropical species and rain garden elements.
Smart Home Management System: All units equipped with smart home systems for access control, lighting, and security. Smart community control systems at basement lift lobbies, 1st storey lobbies, and pedestrian gates provide development-wide integration.
EV Charging Infrastructure: 4 AC EV charging lots provided in the basement carpark, with provision for future expansion as Singapore’s EV charging target for 2030 approaches.
Pneumatic Refuse System: Automated waste collection reduces lorry traffic and improves environmental hygiene within the development — an increasingly standard green building feature for new launches.
Town Gas Provision (4BR & 5BR): Town gas is provided to 4-Bedroom Luxury and 5-Bedroom Luxury units, reducing reliance on bottled gas and providing a more energy-efficient and convenient cooking experience for larger families.

Project Timeline

—

Aug 2023Land AwardEC GLS site awarded; 99-year leasehold commencing 30 August 2023; developer licence C1480 granted

—

May 2024Official LaunchPreview and sales launch at showflat (May 2024). Strong first-weekend take-up across 2BR+S and 3BR Premium types

—

2024–2027Construction PhasePiling, superstructure, and façade works under Nakano Singapore Pte. Ltd. Cast-in-situ construction with PBU modules for selected façade elements

—

31 Oct 2028Estimated Vacant Possession (TOP)Expected date of Notice of Vacant Possession. Subject to BCA inspection. Shuttle bus service to MRT commences from TOP

—

31 Oct 2031Legal CompletionFinal transfer of strata title to buyers. EC 5-year MOP clock starts from TOP date — resale to Singapore Citizens/PRs becomes eligible in late 2033

Project Factsheet

Download Factsheet (PDF)

Download the Full Sales Pack

Project Factsheet

Official developer factsheet covering development details, unit mix, maintenance fees, and consultant team.

Download PDF

Floor Plans

Complete floor plans for all unit types — A1S through E1 series, including pool-facing and top-floor variants.

Download PDF

EC Buying Guide

Eligibility rules, income ceiling, MOP schedule, grant quantum, and step-by-step EC purchase process guide.

Read Guide →

Frequently Asked Questions

What is the difference between an EC and a private condo?

An Executive Condominium (EC) is a public-private hybrid housing type in Singapore. During the first 10 years after obtaining the Temporary Occupation Permit (TOP), ECs can only be resold to Singapore Citizens and Permanent Residents. After 10 years, the EC is fully privatised and can be sold to foreigners and corporate entities, like any private condominium. EC buyers benefit from HDB grants (for eligible first-timer families) and developer-subsidised land costs, resulting in prices typically 15–25% below comparable private condos. See our EC vs Private Condo guide for a full 10-year total-cost-of-ownership comparison.

Who is eligible to buy SORA?

To purchase an EC like SORA, buyers must form a qualifying family nucleus (e.g., married couples, families with children, fiancé/fiancée), at least one applicant must be a Singapore Citizen, and the combined household income must not exceed S$16,000 per month (effective 1 January 2025). HDB’s MOP rules apply: buyers must not own or have disposed of any residential property (private or HDB) within 30 months prior to application. Singles are not eligible to purchase an EC as a first-time buyer.

What MRT stations are near SORA?

The nearest MRT station to SORA is Lakeside MRT (East-West Line, EW26), approximately 1.7 km away — about a 3-minute drive or a 20-minute walk. Jurong East MRT (North-South Line / East-West Line / Jurong Region Line triple interchange, JS1/EW24/NS1) is approximately 2.5 km away. To bridge the MRT distance, SingHaiyi will provide a complimentary shuttle bus service to both Lakeside MRT and Jurong East MRT for 2 years (or until the first Annual General Meeting, whichever is earlier), operating hourly.

What is the expected TOP date?

The estimated date of Vacant Possession (TOP) is 31 October 2028. Legal completion is expected by 31 October 2031. The 5-year MOP for resale to Singapore Citizens and PRs begins from the TOP date — meaning the earliest eligible resale date is estimated around October 2033. Resale to foreigners and corporate entities becomes possible after 10 years, around October 2038.

How many units face Jurong Lake Gardens?

According to the developer’s project briefing, approximately 76% of SORA’s 440 units enjoy views towards Jurong Lake Gardens (West). The four-block layout (Blks 72–78) and the block spacing of 40 m between the central pair (Blks 74 and 76) maximises the proportion of garden-facing units, while minimising the opposite-block facing that affects many higher-density EC sites.

What housing grants are available for SORA buyers?

Eligible first-timer Singapore Citizen families may apply for the CPF Housing Grant for ECs, with a quantum of up to S$30,000 (for households earning above S$10,001 and below the S$16,000 ceiling). Buyers where both applicants are first-timers may receive the full S$30,000. Proximity Housing Grant (PHG) of S$10,000–S$30,000 may also be applicable depending on proximity to parents’ or children’s home. Buyers should verify their eligibility with HDB directly and through their appointed solicitor.

What is the progressive payment schedule for SORA?

As a new EC under the Progressive Payment Scheme (PPS), SORA buyers pay in stages linked to construction milestones: 5% down (Option to Purchase), 15% on exercise (within 8 weeks, using CPF OA and/or cash), and the remaining 80% in progressive instalments as construction milestones are certified. Each instalment triggers a draw on the buyer’s bank loan. See our Progressive Payment Scheme guide for the full milestone table and CPF interaction rules.

Is there an income ceiling for EC purchase?

Yes. As of 1 January 2025, the EC income ceiling (Eligible Income Scheme, EIS) is S$16,000 per month, calculated on the gross combined income of all buyers listed in the application. This was raised from S$14,000 in January 2025 to broaden the eligible buyer pool. Income is assessed at the point of application and must be verified with supporting documents (payslips, CPF contribution history, tax assessments for self-employed applicants).

Can CPF be used to buy SORA?

Yes. Buyers may use their CPF Ordinary Account (OA) savings to fund the exercise price (15% within 8 weeks of OTP) and to service the mortgage loan progressively. The CPF Withdrawal Limit for private property (including ECs) applies — buyers cannot withdraw more CPF than the lower of the property’s purchase price or its market valuation. As SORA is on a 99-year leasehold from 2023, the CPF Withdrawal Limit will not be reduced until later decades of the lease. See our CPF for Property guide for the full OA withdrawal rules.

What is the construction method for SORA?

SORA uses cast-in-situ construction with Prefabricated Building Units (PBU) for selected façade elements. The main contractor, Nakano Singapore Pte. Ltd., has delivered The Artyzen Singapore Hotel and One North Eden using similar techniques. Floor-to-ceiling height is 2.90 m for typical units, and floor-to-floor height is 3.15 m. Top-floor (“-T” suffix) units feature higher ceiling configurations. The tinted laminated blue-grey glass used on balcony railings provides both aesthetic consistency and thermal performance.

How does SORA compare to other JLD condos and ECs?

SORA is positioned as the premier EC in the Jurong Lake District catchment. Its closest private-condo neighbour, The Lakegarden Residences (also at Yuan Ching Road, 306 units, 99-year leasehold, by Wing Tai), launched at approximately S$2,050–S$2,150 psf. SORA’s EC pricing represents a substantial discount to this benchmark, with equivalent unit types priced approximately 20–30% lower at launch. Post-MOP, EC resale prices in mature precincts have historically converged to within 5–10% of comparable private condos, suggesting meaningful capital appreciation potential for five-year hold strategies.

Ready to see SORA in person?

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Related Buying Guides

EC vs Private Condo 2026

10-year total cost of ownership comparison — when EC grants and subsidised land make the EC the smarter buy.

Read Guide →

ABSD Singapore 2026

EC buyers are exempt from ABSD on first purchase — but here’s what happens if you own other property first.

Read Guide →

CPF Housing Grants 2026

Complete guide to CPF and HDB grants for EC purchases — who qualifies, how much, and how to apply.

Read Guide →

Progressive Payment Scheme

How the EC/condo PPS works — milestone table, CPF drawdown timing, and loan servicing during construction.

Read Guide →

EC Eligibility Guide 2026

Income ceiling, family nucleus rules, MOP, resale restrictions, and privatisation staircase explained.

Read Guide →

HDB to Condo Upgrade Guide

How to upgrade from an HDB flat to a private condo or EC without paying ABSD — timing and sequencing strategies.

Read Guide →

DISCLAIMER: All information on this page is compiled from publicly available sources and developer-issued marketing materials for informational purposes only. SORA is an Executive Condominium subject to HDB’s EC eligibility rules and resale restrictions. Prices, unit mix, specifications, and timelines are indicative and subject to change without notice. This page does not constitute an offer to buy or sell any EC unit. Buyers must verify their eligibility directly with HDB and seek independent advice from a licensed property consultant and solicitor before purchase. CPF housing grants are subject to HDB approval. LovelyHomes.com.sg is an independent editorial platform. Agency Licence: L3010858B.

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