CommercialRESIDENTIALLeaseholdDistrict 22 · Jurong West

Lakeville

Reviewed by Nathan TangUpdated 8 November 2026Data through Apr 2014

Quick Summary

Lakeville is a commercial building in District 22 · Jurong West, on land zoned RESIDENTIAL under the URA Master Plan with a gross plot ratio of 2.8. It is leasehold with roughly 86 years remaining. 2 transactions are on record since 1995, most recently in Apr 2014. ACRA records 3 live company registrations at this address.

The facts are here — now get the verdict on Lakeville.

Ask PropKaki

What are the key facts about Lakeville?

Key takeawayLakeville is a commercial building in District 22 · Jurong West, zoned RESIDENTIAL, held leasehold.

Asset class: Commercial
Land-use zone: RESIDENTIAL
Gross plot ratio: 2.8
Tenure: Leasehold
District / Area: District 22 · Jurong West
Address: 13 Jurong Lake Link
Land area: 22,358 sqm
Completed: Not on record
Storeys: Not on record
Strata lots (whole development, MCST): 699
Strata formed: 2017 (MCST 4556)
Submarket: Suburban
Units with a recorded sale: At least 2
Transactions on record: 2 (records start 1995)
Live listings: None
ACRA registrations: 3

About Lakeville

Lakeville is a mixed-use building in Jurong West (District 22). It is located along Jurong Lake Link, Singapore 648156.

Under the URA Master Plan it sits on land zoned residential with a gross plot ratio of 2.8.

The site is leasehold, with about 86 years remaining on the lease. It occupies roughly 22,358 sqm of land with about 62,602 sqm of gross floor area.

2 transactions have been recorded here, at a median of S$2,700 psf. The most recent was in April 2014.

7 businesses are currently registered at this address with ACRA.

The nearest MRT is Lakeside MRT, 510 m away (about a 8-minute walk). The closest bus stop (Opp Blk 481) is 89 m away (about a 1-minute walk).

What is Lakeville zoned as?

Key takeawayLakeville sits on land zoned RESIDENTIAL with a gross plot ratio of 2.8.

Land-use zone: RESIDENTIAL
Gross plot ratio: 2.8

Run the full zoning report for this building →

What has Lakeville sold for?

Key takeaway2 transactions are on record since 1995, most recently in Apr 2014 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Apr 2014	Retail	S$726k	269 sqft	$2,699
Apr 2014	Retail	S$640k	237 sqft	$2,702

URA/JTC records from 1995 — that is where the record starts, not when the building was built. Strata and land deals can mix in one building's history; compare like with like. sqm ↔ sq ft converter

What does space at Lakeville rent for?

Key takeawayNo street- or building-level rent is published here. Across District 22 retail, retail space rented at a median of $24.06 psf a month in 2026Q3, with the middle half of leases between $21.16 and $31.40. That is not this building's own rent, and never a quote for a particular unit.

Retail space — District 22 retail

Region band · 2026Q3

25th pct

$21.16

$227.76 psm

Median

$24.06

$258.98 psm

75th pct

$31.40

$338.03 psm

S$ per sq ft per month

A REGION BAND — URA's grid for the whole district or location, not this street or building. Say "across <district/location>, …", never that this building rents for it. The middle of URA's retail grid for District 22 across every floor and size band — a ground-floor shop and an upper-floor unit sit at very different points in it.

Source: URA REALIS retail rental analysis (district × floor × size grid).

Market context around Lakeville

Key takeawayBrokers' retail figures for this part of Singapore — a broker's market figure, not this building's rent.

CBRE, 2Q 2026

Suburban: Rent S$32.95 psf/mth

Singapore Figures Q2 2026

Cushman & Wakefield, 2Q 2026

Suburban: Rent S$33.36 psf/mth · Vacancy 5.7% (1Q 2026) · Planned / under construction 1.53m sq ft

Singapore Retail MarketBeat Q2 2026

Official series (URA, 2026Q3): Retail vacancy rate (Whole Island) 6.5 (-0.4 pp on the year) · Retail rental index (Central Region) 81.2 (+1.4% on the year).

Brokers draw submarkets and grades differently; each figure is the broker's own, for its own area, cited to its report. Rents are per square foot per month.

What's been approved at Lakeville?

Key takeawayURA has approved 3 changes of use at Lakeville since 2000, most recently in 2023. This is the building's planning history, not today's approved use of any unit: confirm a unit's approved use with URA before signing.

13 Nov 2024RenewedFloor 1
Continued use as commercial school
Continued use of #01-XX as commercial school
29 Dec 2023ApprovedFloor 1
Change of use to takeaway food shop
Proposed change of use of part unit #01-XX to takeaway food shop
19 Mar 2021RenewedFloor 1
Continued use as commercial school
Continued use of unit #01-XX as commercial school
29 Jul 2019ApprovedFloor 1
Additions & alterations
Proposed covering over private enclosed space (pes) for unit #01-XX lakeville, 3 jurong lake link
27 Jun 2019ApprovedFloor 1
Additions & alterations
Proposed covering over private enclosed space (pes) at block 5 jurong lake link #01-XX lakeville
30 Apr 2019ApprovedFloor 1
Additions & alterations
Proposed covering over private enclose space (pes) at unit #01-XX lakeville, 1 jurong lake link
30 Apr 2019ApprovedFloor 1
Additions & alterations
Proposed covering over private enclosed space (pes) at unit #01-XX lakeville, 11 jurong lake link
11 Apr 2019ApprovedFloor 1
Additions & alterations
Proposed covering over private enclosed space (pes) for unit #01-XX lakeville at 1 jurong lake link
11 Apr 2019ApprovedFloor 1
Additions & alterations
Proposed covering for private enclose space (pes) for unit #01-XX at 7 jurong lake link lakeville
5 Apr 2019ApprovedFloor 1
Additions & alterations
Proposed covering for private enclose space (pes) for unit #01-XX lakeville at 5 jurong lake link
4 Mar 2019ApprovedFloor 1
Change of use to commercial school
Proposed change of use of unit #01-XX to commercial school - lakeville
28 Jul 2017ApprovedFloor 1
Additions & alterations
Proposed cover over pes at block 7 unit #01-XX lakeville, 7 jurong lake link

1 earlier change-of-use and A&A decision is on record since 2000.

Source: URA planning decisions (URA Data Service), matched to this building by address or land lot. A past approval can lapse (a temporary permission) and belongs to the unit it names. The authoritative approved use of a unit comes from URA's Enquiry on Approved Use of Premises (S$54.50 per unit).

What do commercial rents run near Lakeville?

Key takeawayURA publishes contracted-rent percentile grids quarterly (latest: 2026Q3) — the benchmark evidence an asking rent should be weighed against.

Retail rents — District 22 ($ psm/month, 2026Q3)

Floor level · size band	25th pct	Median	75th pct
Level 1 · 30 & Below	$379.34	$440.82	$501.61
Level 2 & 3 · 30 & Below	$534.57	$649.77	$695.64
B1 & Below · 30 & Below	$340.18	$351.50	$406.30
Level 4 & Above · >30 - 100	$173.95	$184.20	$247.42
Level 2 & 3 · >30 - 100	$172.69	$226.29	$338.03
B1 & Below · >30 - 100	$227.85	$286.51	$380.67
Level 1 · >30 - 100	$193.37	$300.00	$462.95
Level 4 & Above · >100 - 300	$244.42	$257.83	$264.05

URA REALIS rental-contract percentiles for the district/location — an area benchmark, not this building's own rents. Office and retail are dimensioned differently and are never mixed.

What is near Lakeville?

Key takeawayThe nearest MRT/LRT is Lakeside MRT, about 510 m away — and 2 competing retail premisess operate nearby.

Getting around

Lakeside MRT510 m · ~8 min

Amenities nearby

Opp Blk 481 · 89 mEducational Institution · 105 mSunnyvale Clinic & Surgery · 352 mLakeside MRT Exit C · 428 mJurong Green Community Club · 544 mPlace Of Worship · 564 mJurong Polyclinic · 752 mBusiness Park · 1.4 km

Competing premises nearby

Retail and F&B premises competing for the same footfall — context for an occupier, not a selling point.

NTUC Fairprice Co-operative Ltd · 318 mBlk 347 Jurong East Ave 1 · 711 m

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at Lakeville

Key takeawayThe nearest station is Lakeside (EW26), 428 m away — a busy station, with about 71,000 taps in and out on an average weekday. 8 public car parks are within 500 m.

Foot traffic: busier than 28% of retail buildings

nearest MRT/LRT Lakeside (EW26) 428 m, about 71,000 taps a weekday; 1 more station within 1 km; bus stops within 400 m: 6, about 3,124 taps a weekday; Jurong West: 45,571 resident workers (Census 2020, by workplace); about 60,000 residents within 1 km (June 2026); 0 other malls within 1 km. Ranked against 12,856 retail buildings by PropKaki's model: a relative score, not a footfall count.

A relative score from PropKaki's model (station and bus taps nearby, workers and residents around, and competing malls), not a count of people.

Stations within 1 km

Lakeside (EW26)428 m · about 71,000 weekday taps
Chinese Garden (EW25)847 m · about 29,000 weekday taps

Taps are fare-card taps in and out at the station's gates on an average weekday (Jul 2026 to Sep 2026) — people passing through, not visitors to Lakeville. Transfers between lines don't tap, so interchanges read low.

Bus

6 bus stops within 400 m, with 3,124 boardings and alightings on an average weekday.

Public car parks within 500 m

Blk 478-483 Jurong West Street 41 (HDB)152 m
S$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 200 car lots
Blk 474-477 Jurong West Street 41 (HDB)252 m
S$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 190 car lots
Blk 499 Jurong West Street 41 (HDB)307 m
S$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 63 car lots
Blk 474 Jurong West Street 41 (HDB)345 m
no short-term parking · gantry 9.99 m
Blk 497-498 Jurong West Street 41 (HDB)350 m
S$0.60 per half-hour at midday on a weekday · gantry 4.5 m · 132 car lots

HDB season (car): Tier 1 $80/month (a resident's or registered HDB shop/industrial tenant's first car); Tier 2 (other cars, non-residents) $90 Rest of Island, $150 Designated Area, $165 Restricted Zone (surface). Which zone this car park is in is not published as data.

Nearest URA season parking: Chin Bee Road Area, 2.4 km away, S$90/month.

Public car parks only, by straight-line distance, with the operator's published rates. Lakeville's own car park, if it has one, and its charges are not in the open data.

Who's registered at Lakeville?

Key takeaway3 live companies (and LLPs and branches; sole proprietors are not counted) list Lakeville as their registered address. These are registered businesses, not who occupies the space.

Professional, scientific and technical services
1
Wholesale and retail trade
1
Education
1

Registered businesses, not who occupies the space: companies, LLPs and branches whose REGISTERED address is this building (ACRA), by industry. Sole proprietors are not counted; no business is named. ACRA, as of 2026-09-16.

Frequently asked questions about Lakeville

Where is Lakeville?⌄

Lakeville is at 13 Jurong Lake Link, Singapore 648156, in the Jurong West planning area.

What is Lakeville zoned as?⌄

Lakeville sits on land zoned residential under the URA Master Plan, with a gross plot ratio of 2.8.

What is the tenure of Lakeville?⌄

Lakeville is leasehold. About 86 years remain on the lease.

What have units at Lakeville sold for?⌄

Across 2 recorded transactions, the median price is S$2,700 psf. The latest was in April 2014.

What is the nearest MRT station to Lakeville?⌄

Lakeside MRT is the closest, 510 m away (about a 8-minute walk).

How many businesses are registered at Lakeville?⌄

7 businesses are currently registered at this address with ACRA. That is a measure of registered addresses, not of how many businesses physically occupy the building.

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This development is also registered as the residential project Lakeville.

Read the figures right

Year of completion is not on record for this building. Building age cannot be stated.

Strata lots: the lot count in the development's MCST (BCA's register) — the whole development, homes included where it is mixed; a single-owner mall or tower can be one lot.

Strata formed: the year the MCST was set up (BCA's register). NOT the year the building was completed — an MCST forms after TOP, sometimes years later. Never state it as the building's age.

Submarket: PropKaki's own map from URA's planning subzones (CBD core, City Hall / Bugis, Orchard, city fringe, regional centres, suburban). Brokers draw these lines differently.

Changes of use: URA planning approvals recorded at this building since 2000 (any unit; renewals of a temporary permission not counted). History only — Past approvals are not today's approved use; check with URA's approved-use enquiry before signing. Never say a use is allowed, permitted or approved for a unit, and never say a use would be approved.

Station taps: average weekday fare-card taps in and out at the nearest MRT/LRT station (LTA DataMall). People passing the station's gates, not people visiting this building.

Foot-traffic score: PropKaki's relative score from nearby MRT and bus taps, workers and residents around (and, for retail, competing malls), ranked against buildings of the same kind. A percentile, not a count of people.

Company REGISTRATIONS at this address (ACRA), not a tenancy schedule. Registration does not mean the company physically occupies space here, and a low count does not mean the building is empty. Do not describe this as occupancy or vacancy.

Unbuilt GFA cannot be computed here — it needs BCA built-GFA, which covers about 5% of commercial buildings and no industrial ones. Zoning and plot ratio are on record; headroom is not.

Reviewed by Nathan Tang

Nathan Tang has over 10 years of property experience across condominiums, HDB flats and commercial property, specialising in property research and finance.

Figures draw on URA and JTC records, URA Master Plan zoning, ACRA registrations and live commercial-portal listings; building facts from BCA's MCST register, PropKaki's submarket map, URA planning decisions, HDB car park information (data.gov.sg), LTA DataMall passenger volumes, PropKaki's foot-traffic model — see our methodology. Last updated 8 November 2026. For general information, not financial advice.

Getting there and parking: LTA DataMall passenger volumes and car parks, URA Data Service car park rates, HDB and JTC car park information (data.gov.sg) and HDB's published parking charges, Census of Population 2020 and the Singapore Department of Statistics' June 2026 resident population (Singapore Open Data Licence). The foot-traffic score is PropKaki's own relative model, not a count.

Market context: figures cited from CBRE Research (Singapore Figures) and Cushman & Wakefield (Singapore MarketBeat), each with its quarter and report; flexible-workspace centres from the operators' public location lists; collective sales from marketing agents' announcements and news reports, each linked.

Rents: URA rental statistics for office and retail space by street (IRAS-stamped contracts), JTC J-SPACE rentals by building and by street, JTC price tenders, and URA REALIS rental grids. SLA tender results and JTC posted land rents are held for state and JTC land.