Lucerne Grand has a compelling proposition on paper: a brand-new 570-unit development by CDL, directly linked to Lakeside MRT, with supermarket, food-and-beverage and retail uses planned within Lucerne Galleria on the first storey.
But for buyers approaching Lucerne Grand as an investment, proximity to an MRT station is only one part of the equation.
The more important question is:
At Lucerne Grand’s launch prices, how much rent could its different unit types realistically command, and what gross rental yield could that translate into?
To answer this, we will compare Lucerne Grand against three groups of surrounding developments.
| Cluster | Developments | What the comparison captures |
|---|---|---|
| 1: Near MRT / track-side | The Lakefront Residences, Caspian, Lakeholmz, Parc Vista | Convenience of being close to Lakeside MRT, with railway exposure as a trade-off |
| 2: MRT + lake | The Lakeshore, Lake Grande, Lakeville | Similar MRT proximity, but with the additional attraction of Jurong Lake-facing stacks |
| 3: Lake / farther from MRT | The LakeGarden Residences, Sora, Lake Life | The value of the Jurong Lake environment despite weaker MRT proximity |
The objective is not simply to identify which nearby condominium commands the highest rent. Unit size, age, condition, layout efficiency and distance from the MRT all affect rental demand.
Instead, the surrounding rental market gives us a framework for estimating what Lucerne Grand might command if today’s rental conditions were applied to the project.
What Lucerne Grand Buyers Are Paying
Lucerne Grand offers a relatively wide selection of unit configurations, ranging from compact two-bedroom apartments to 1,432 sq ft four-bedroom Premium + Entertainment units.
Its floor plans are also important because Lucerne Grand follows the newer GFA-harmonised floor-area treatment. Its stated sizes therefore cannot always be compared directly with older developments where air-conditioning ledges could form part of the strata area.
The official starting prices are:
| Lucerne Grand unit type | Size | Starting price | Starting PSF |
|---|---|---|---|
| 2 Bedroom | 624 sq ft | $1.498M | $2,401 |
| 2 Bedroom + Study | 667 sq ft | $1.598M | $2,396 |
| 3 Bedroom | 883 sq ft | $1.988M | $2,251 |
| 3 Bedroom Premium + Study | 1,001 sq ft | $2.328M | $2,326 |
| 4 Bedroom Premium | 1,152 sq ft | $2.788M | $2,420 |
| 4 Bedroom Premium + Study | 1,345 sq ft | $3.228M | $2,400 |
| 4 Bedroom Premium + Entertainment | 1,432 sq ft | $3.398M | $2,373 |
These are starting prices. Buyers choosing higher floors, better orientations, or more desirable stacks may pay more, reducing their eventual rental yield.
That distinction becomes increasingly important as we move from smaller units to larger four-bedroom configurations.
Cluster 1: Near Lakeside MRT and the MRT Tracks
Our first comparison comprises The Lakefront Residences, Caspian, Lakeholmz and Parc Vista.
These developments offer the most direct rental comparison for Lucerne Grand because their appeal is closely linked to access to Lakeside MRT, although individual stacks may also experience varying degrees of MRT-track exposure.
Rental data covering August 2025 to August 2026 shows The Lakefront Residences recording average rents of approximately $4,200 for two-bedroom units, $5,300 for three-bedroom units and $6,900 for four-bedroom units.
Caspian’s two-bedroom rents were slightly higher than those at The Lakefront Residences, averaging approximately $4,400 per month. However, this advantage did not extend to larger units, with three- and four-bedroom units averaging around $5,100 and $6,600 per month, respectively.
The older Lakeholmz recorded average rents of around $4,200 per month for two-bedroom units, $5,000 for three-bedroom units and $6,000 for four-bedroom units. Parc Vista, being the oldest development in this cluster, sat lower, at approximately $3,900 for two-bedroom units and $4,700 for three-bedroom units, while the only recorded four-bedroom lease in the sample was around $5,800 per month.
The collated data above gives us the following rental range:
| Unit type | Cluster 1 rental evidence |
|---|---|
| 2 Bedroom | $3,900–$4,400/month |
| 3 Bedroom | $4,700–$5,300/month |
| 4 Bedroom | $5,800–$6,900/month |
One important takeaway is that being close to an MRT station doesn’t automatically mean the highest rent.
Age, condition and internal space still matter. Some two-bedroom apartments in these older projects are substantially larger than Lucerne Grand’s 624 sq ft two-bedroom, so it would be inappropriate to assume Lucerne Grand should automatically command a large absolute rental premium simply because it is newer.
Cluster 2: MRT Accessibility With Jurong Lake Views
The second cluster consists of The Lakeshore, Lake Grande and Lakeville.
These provide a different proposition. They combine relatively strong MRT accessibility with the additional lifestyle appeal of the Jurong Lake environment, particularly for stacks with lake-facing views.
The Lakeshore recorded median rents of approximately $4,100 for two-bedroom, $5,300 for three-bedroom and $6,500 for four-bedroom units.
Lake Grande recorded approximately $4,200, $5,600, and $6,800, while Lakeville reached around $4,100, $6,000, and $7,200, respectively.
| Unit type | Cluster 2 rental evidence |
|---|---|
| 2 Bedroom | $4,100–$4,200/month |
| 3 Bedroom | $5,300–$6,000/month |
| 4 Bedroom | $6,600–$7,200/month |
Notably, lake-oriented projects do not appear to command a significant absolute premium for two-bedroom apartments.
The difference becomes more apparent among the larger family-sized units.
Recent Lake Grande leases around the 950 sq ft range reached about $5,300 to over $6,000 per month, while an approximately 1,150 sq ft four-bedroom leased for about $7,100.
Lakeville’s roughly 950 sq ft three-bedroom apartments were commonly leasing in the mid-$5,000 range, while its larger three- and four-bedroom homes moved beyond $6,000 and, in some instances, above $7,000.
This makes Lake Grande and Lakeville particularly useful references for Lucerne Grand’s 883 sq ft three-bedroom and 1,152 sq ft four-bedroom Premium.
Cluster 3: Jurong Lake Living Farther From the MRT
The third cluster comprises The LakeGarden Residences, Sora and Lake Life.
The LakeGarden Residences and Sora are still under construction, so no rental market has formed for either development yet. That leaves Lake Life as the principal completed rental reference within this group.
Lake Life recorded a median rent of approximately $4,800 for three-bedroom units and $5,500 for four-bedroom units.
Its two-bedroom sample was small, although recent leases of approximately 750 sq ft were around $3,600 per month.
This comparison is useful because Lake Life shows that a pleasant lake-oriented environment does not necessarily fully compensate for weaker MRT accessibility in the rental market.
Its three- and four-bedroom rents remain below Lake Grande and Lakeville despite the broader Jurong Lake lifestyle proposition.
This suggests that tenants may place greater immediate monetary value on transport convenience than on a lake view, particularly when choosing a rental home. It should still be treated as an inference from the observed rental data, not proof that MRT proximity alone causes the difference.
How Much Rent Could Lucerne Grand Achieve?
Lucerne Grand has several attributes that could support a rental premium over older surrounding inventory.
It will be new when completed, has a direct connection to Lakeside MRT and includes a commercial component with supermarket, retail and F&B uses.
The counterargument is unit size.
Lucerne Grand’s layouts are generally efficient but relatively compact. Tenants ultimately pay for usable space, functionality, location and bedroom count. A new 624 sq ft two-bedroom should therefore not automatically be expected to achieve the same absolute rent as a considerably larger two-bedroom simply because the building is newer.
Taking both factors into account, the following represents our reasonable today-dollar underwriting exercise, rather than a forecast of rents at completion:
| Lucerne Grand type | Starting price | Estimated monthly rent | Gross yield |
|---|---|---|---|
| 2BR, 624 sq ft | $1.498M | $4,200–$4,500 | 3.36%–3.60% |
| 2BR + Study, 667 sq ft | $1.598M | $4,400–$4,700 | 3.30%–3.53% |
| 3BR, 883 sq ft | $1.988M | $5,300–$5,700 | 3.20%–3.44% |
| 3BR Premium + Study, 1,001 sq ft | $2.328M | $5,800–$6,200 | 2.99%–3.20% |
| 4BR Premium, 1,152 sq ft | $2.788M | $6,700–$7,200 | 2.88%–3.10% |
| 4BR Premium + Study, 1,345 sq ft | $3.228M | $7,200–$7,800 | 2.68%–2.90% |
| 4BR Premium + Entertainment, 1,432 sq ft | $3.398M | $7,400–$8,000 | 2.61%–2.83% |
These estimates draw primarily from rental evidence at The Lakefront Residences, Caspian, The Lakeshore, Lake Grande, and Lakeville, with greater weight given to newer projects and units of comparable size.
Why These Are Not Rental Forecasts
This distinction is important.
Lucerne Grand is expected to achieve vacant possession only around December 2031. Today’s rental conditions are therefore several years removed from the market that owners will encounter when the project is ready for occupation.
The table should therefore be interpreted as answering a narrower question:
If today’s Lakeside rental economics were applied to Lucerne Grand, what would the gross yield look like?
At the midpoint of our assumptions, the standard two-bedroom produces approximately 3.48% gross yield, the two-bedroom-plus-study about 3.42%, and the standard three-bedroom approximately 3.32%.
The larger four-bedroom configurations show a very different income profile, with the two largest layouts falling to roughly 2.7%–2.8% at the midpoint.
Gross Yield Is Not Net Yield
Buyers should also avoid treating gross rental yield as the amount they will actually retain.
Maintenance contributions, property tax, vacancy periods, repairs, furnishing, agent commissions and other leasing expenses will reduce the effective return. Financing costs will reduce cash-on-cash returns further for buyers using a mortgage.
Rental yield is therefore most useful as a comparative tool rather than a complete measure of investment performance.
Which Lucerne Grand Unit Types Look Best for Rental?
From a rental-income perspective, the smaller units appear to have the clearest advantage.
The 624 sq ft two-bedroom, starting from $1.498 million, offers the highest projected gross yield of approximately 3.36% to 3.60%.
The 667 sq ft two-bedroom-plus-study is close behind at approximately 3.30% to 3.53%. The additional $100,000 in starting quantum provides extra functional space without reducing projected yield significantly.
The 883 sq ft three-bedroom is also interesting. Its projected 3.20% to 3.44% yield is slightly lower than the smaller units, but it reaches a wider family-tenant market while remaining below $2 million at the starting price.
Beyond this point, however, the relationship between purchase price and rent becomes less favourable.
The 1,001 sq ft three-bedroom Premium + Study falls towards the 3% level, while the larger four-bedroom configurations generally move below 3%.
The reason is straightforward: tenants do pay more for larger apartments, but rents do not increase at the same rate as the purchase quantum.
Part 1 Conclusion: Does Lucerne Grand Work as a Rental Investment?
Lucerne Grand‘s rental case appears strongest at the smaller end of the project.
The direct Lakeside MRT connection should be especially relevant to tenants, while the project’s newness and integrated commercial component could allow it to command some premium over the older surrounding stock.
However, buyers should be careful not to overpay for that premium.
For an investor focused primarily on rental income, the 624 sq ft two-bedroom and 667 sq ft two-bedroom-plus-study appear to offer the most attractive combination of entry quantum and projected rent.
The 883 sq ft three-bedroom gives up some yield but may better balance exposure to both the rental and future family-buyer markets.
The larger four-bedroom units present a different proposition. Their projected rents are higher in absolute terms, but their substantially higher purchase prices pull gross yields below 3% in many scenarios.
For those units, the investment case will rely much more heavily on long-term capital appreciation, owner-occupier demand and eventual resale value.
That leads directly to Part 2 of our Lucerne Grand analysis: whether its launch prices make sense compared with nearby resale and newer Jurong Lake developments.
Disclaimer: This article is provided for general information and educational purposes only and should not be regarded as financial, investment, property, legal or tax advice. Rental figures referenced are based on available market and transaction data at the time of writing and may not represent the rent achievable for a specific unit. Project age, floor level, orientation, furnishing, condition, unit size, layout, lease terms and prevailing market conditions can all affect rental rates.
The estimated rents and rental yields for Lucerne Grand are analytical estimates based on nearby comparable developments and are not forecasts or guarantees of future rental performance. Lucerne Grand is still under development, and actual rental conditions at completion may differ significantly from those observed today. Gross rental yields are calculated before expenses such as maintenance fees, property tax, vacancy periods, agent commissions, repairs, furnishing costs, financing costs and other ownership expenses.
Starting prices are subject to availability and may vary by unit, floor, stack and orientation. Buyers should conduct their own due diligence, verify the latest pricing and market data, assess their financial circumstances, and seek appropriate professional advice before making any property purchase or investment decision.
Article contributed by Jerry Wong.
Jerry Wong is a realtor at Propnex Realty, bringing a rich background in interior and lighting design to his work. He loves exploring diverse spaces and observing the transformative power of real estate. Beyond his professional role, Jerry finds his greatest fulfillment in connecting people with the right properties, gaining immense satisfaction from helping clients achieve their dreams.
