SORA 水岸華庭 EC Singapore: Jurong Lake District Executive Condominium 2024 (440 Units, D22)
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.
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.
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.
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.
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
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
- 76% 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.
- Jurong 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.
- ADDP 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.
- Shuttle 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.
- Four-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.
- Town 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.
- Nakano 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.
- Income 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
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
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.
Elevation and Stack Chart
Facilities (30+)
Gallery
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
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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 the Full Sales Pack
Project Factsheet
Official developer factsheet covering development details, unit mix, maintenance fees, and consultant team.
Floor Plans
Complete floor plans for all unit types — A1S through E1 series, including pool-facing and top-floor variants.
EC Buying Guide
Eligibility rules, income ceiling, MOP schedule, grant quantum, and step-by-step EC purchase process guide.
Frequently Asked Questions
What is the difference between an EC and a private condo?
Who is eligible to buy SORA?
What MRT stations are near SORA?
What is the expected TOP date?
How many units face Jurong Lake Gardens?
What housing grants are available for SORA buyers?
What is the progressive payment schedule for SORA?
Is there an income ceiling for EC purchase?
Can CPF be used to buy SORA?
What is the construction method for SORA?
How does SORA compare to other JLD condos and ECs?
Interested in SORA at Jurong Lake District?
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CPF Housing Grants 2026
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How the EC/condo PPS works — milestone table, CPF drawdown timing, and loan servicing during construction.
EC Eligibility Guide 2026
Income ceiling, family nucleus rules, MOP, resale restrictions, and privatisation staircase explained.
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.
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.