New launches & projects /
Executive condo · 22 (Jurong East Planning Area)
SORA
72, 74, 76, 78 Yuan Ching Road, Singapore 619601–619604
overview
The details, clearly.
- 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
location
A closer look at the neighbourhood.
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.
homes
Find your space.
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. | ||||
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 , 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.
1-Bedroom + Study (A1S) , 538 sq ft
2-Bedroom Deluxe (B1) , 646 sq ft
2-Bedroom Deluxe + Study (B3S) , 732 sq ft
3-Bedroom Deluxe (C1) , 936 sq ft
3-Bedroom Premium (C2) , 1,098 sq ft
3-Bedroom Premium + Study (C3S) , 1,152 sq ft
4-Bedroom Luxury (D1) , 1,528 sq ft
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.
Elevation and Stack Chart
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
Space beyond your front door.
Facilities
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)
15. GALLERY
Gallery
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.
pricing
Understand the numbers.
These are previously published references, not a live price list. Confirm current pricing and availability before relying on them.
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.
7. WHY BUYERS ARE WATCHINGdocuments
The source details.
Download the Full Sales Pack
Project Factsheet
Official developer factsheet covering development details, unit mix, maintenance fees, and consultant team.
Download PDFFloor Plans
Complete floor plans for all unit types , A1S through E1 series, including pool-facing and top-floor variants.
Download PDFEC Buying Guide
Eligibility rules, income ceiling, MOP schedule, grant quantum, and step-by-step EC purchase process guide.
Read Guide →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 |
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
Page content last updated 6 May 2026. Document dates and pricing references may be earlier. A page update does not confirm every project fact.
questions
Your questions, answered.
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.
