Lucerne Grand Price: The Land Bid, the Comps and the Base Price (2026)

There is no official Lucerne Grand price list yet, and there will not be one until the preview.

But the land bid is public, the neighbours have transacted hundreds of times, and every one of those transactions is on record. This page prices the launch the way we would for a client: land cost first, then real comparables, then a base price.

Preview is 18 September 2026 and booking day is 3 October. The full fundamentals case is in our Lucerne Grand review, and the Lucerne Grand page carries specs and floor plans.

1. The Land Bid Behind the Lucerne Grand Price

CDL won the Lakeside Drive site in June 2025 with a bid of $608,000,000. That works out to $1,132 per square foot per plot ratio, against 6 bidders.

3 years earlier, Wing Tai paid $1,250 psf ppr for the LakeGarden site down the road. Read that again: the site at the station door cost 9% less than the garden-side site, 3 years of inflation later.

Lakeside has sold land 3 times in 18 years:

The LakeGarden and Sora sites were en blocs, negotiated against owners’ reserve prices at the top of the 2022 en bloc market.

Both were also priced under the old, non-GFA harmonized rules. Lucerne Grand’s land came through an open 6-bidder state tender, under the harmonized rules. Our GLS land bids tracker follows these numbers island-wide, and the tender records sit with URA.

A Lucerne Grand square foot is a fully usable one: no strata dollars for air-con ledges or voids.

Now stack up what the cheaper land actually buys. A confirmed supermarket, shops and F&B inside the development. Rulang and Shuqun within 1km, alongside Lakeside Primary. The MRT at your doorstep instead of a 16 to 19-minute walk.

Cheaper land, stronger site. That is the proposition, and a launch buyer inherits CDL’s cost advantage.

2. The Comparison Set, Chosen Honestly

Lucerne Grand’s price only means something against the right comparables. We anchor on Lakeside MRT and compare like with like: resale projects a buyer can actually move into today, and new launches that carry the same land-cost era and construction costs as Lucerne Grand.

All the numbers below come from URA transaction records over the last 6 months, so the comps are current, not history. The records are the highest transacted prices on file.

3. What the New Launches Actually Charge

Sora and The LakeGarden Residences set the new-launch market here. We read them through the 2 formats that transact most in District 22: the compact 3-bed 2-bath and the 3-bedder with a utility or store.

In the last 6 months the compact format transacted only at Sora: 4 sales at a median of $2,174,000, the highest at $2,189,000. The LakeGarden Residences recorded none in the window.

The 3-bath + store formats were busier: 12 sales in 6 months. Sora’s 3 sold at a $2,559,000 median, The LakeGarden Residences’ 9 at $2,760,000. The highest transacted is $3,080,000, a 1,238 sqft unit.

In psf terms, the last 6 months sit between $2,230 and $2,331 at the medians.

On the chart, the 2 formats sit as 2 clean clusters: compact at roughly 930 to 1,010 sqft, store formats from 1,100 sqft up.

J’den is the reference point. 2 years after launch, its final units are still selling at higher prices: the latest 3-bedder sold new in July 2026 at $3,084,000, or $2,605 psf. That is what this district pays for MRT at the doorstep, the exact attribute Lucerne Grand is selling.

4. What Resale Costs a Kilometre from the Station

The Resale alternative is Lake Grande and Lakeville, a 10-minute walk from the same station. Same 2 formats, and you can move in by the end of the year if you buy today.

Compact 3-bed 2-bath, last 6 months: only Lakeville transacted, 2 sales at a median of $1,840,000. The records: $1,900,000 at Lakeville (990 sqft, March 2026) and $1,750,000 at Lake Grande (904 sqft, February 2026).

3-bed 3-bath + store, last 6 months: Lakeville sold 3 at a $2,300,000 median, Lake Grande 2 at $1,870,000. The records are $2,338,000 and $1,900,000, both transacted in May 2026. The ceiling is being set now, not in 2021.

Put the 2 markets together. The typical new-launch store-format 3-bedder already costs more than the most anyone has paid for a finished one. That spread is the newness premium, priced by the market itself, and it is the honest context for the Lucerne Grand price.

5. Our Lucerne Grand Price Base Case

Now the math. The table takes the highest transacted price for each format at the resale pair, then restates each psf on Lucerne Grand’s terms: a fresh 99-year lease and harmonized floor area.

2 adjustments are at work. Lease: divide each record’s psf by its years left and scale it to a fresh 99. Harmonization: add 7%, because a non-harmonized resale square foot includes ledge area a new launch can no longer sell.

The 4 adjusted records land between $2,330 and $2,477 psf. That is what buyers at this station already pay, restated on Lucerne Grand’s rulebook.

The simplest cross-check agrees. Put the $2,338,000 record quantum on Lucerne Grand’s own 3-bed 3-bath + store, the 1,001 sqft CP2S: $2,335 psf. The $1,900,000 compact record on the 872 sqft C1: $2,179 psf.

So we expect the list to start from about $2,500 psf. Against the adjusted records, that is a 1 to 7% premium for a brand-new integrated project at the station door.

On quantum at $2,500 psf: 2-bedders from about $1.56 million, the C1 from about $2.18 million, the CP2S from about $2.5 million.

Anything materially below those levels is aggressive pricing and will clear fast. Materially above needs high floors and the lake outlook to justify it.

The test on booking day is the budget on the other side. Around 22,856 upgrader households in the west hold equity that supports $2 million to $2.3 million, the sums in our cost of holding your HDB analysis and the HDB upgrading roadmap.

At $2,500 psf the C1 lands inside that envelope, and the CP2S asks it to stretch. Watch the C1 first. Where the launch ranks against the rest of the year is in our best new launch condos guide.

Frequently Asked Questions

What is the expected Lucerne Grand price per square foot?

No official list exists yet. The land bid, the comps and the resale-record math all point to a start around $2,500 psf, with premium and lake-view stacks above that. Confirmed numbers arrive at the preview on 18 September 2026.

Why did LakeGarden’s land cost more than Lucerne Grand’s?

En bloc land is negotiated against owners’ reserve prices, and 2022 was a hot en bloc market. Wing Tai paid $1,250 psf ppr for the gardens-side site. CDL’s $1,132 came through a 6-bidder GLS tender 3 years later, under the harmonized GFA rules, so the 2 numbers are not even directly comparable. One message either way: land around Jurong Lake now costs 4 to 5 times what it did when Caspian’s site sold in 2007.

Should I buy resale nearby instead?

Lake Grande and Lakeville sell the same station walk for roughly 15 percent less per square foot, finished and rentable today. What they cannot sell is a 2030-new building, the mixed-use podium, or first-owner stack choice. Pay the premium if those matter to you; take the discount if they do not.

When will the Lucerne Grand price be confirmed?

Indicative pricing usually surfaces during preview week from 18 September, and booking day on 3 October brings the first real transactions. We will update this Lucerne Grand price analysis with the actual list when it lands.

Planning to buy Lucerne Grand? Contact Kelvin on WhatsApp for the Stack & Floorplan Analysis.