Sora New Launch Review – The Best Panoramic View of Jurong Lake Gardens?

Jee Sheong

June 14, 2024

Table of content

Sora, meaning ‘Sky’ in Japanese, is set to be a luxurious highlight in the Jurong Lake District transformation. This new development embraces a biomorphic approach, transforming natural shapes and patterns into functional structures and spaces. By seamlessly integrating with the landscape, the architecture aims to rejuvenate the minds and bodies of residents, celebrating the harmony between city and nature. Located next to Jurong Lake Gardens, Sora offers residents magnificent sky views and exceptional living experiences. Sora will preview on 22 June 2024 and officially launch on 6 July 2024.

One of Sora’s standout features is the Sky 360 roof terraces, which provides residents with breathtaking panoramic views of the surroundings. Regardless of the units or stacks chosen by discerning buyers—whether facing Yuan Ching Road or directly overlooking Jurong Lake Gardens—future residents will be treated to stunning panoramic views of the entire Jurong Lake Gardens from Sky 360. Compared to other new developments in the area, J’den and The LakeGarden Residences, Sora stands out with its 300-metre frontage along Jurong Lake Gardens, the largest land size, and the highest number of units. This advantage ensures that residents of Sora enjoy more space, wider views, and potentially smoother capital appreciation due to the higher number of available units.

The development will be built in collaboration with Nakano, a main contractor known for delivering prestigious projects like the Artyzen Singapore Hotel on Cuscaden Road and the One North Eden condominium at one-north gateway. Together, the developer and Nakano have worked diligently to create an ideal abode that combines the convenience of city living with the tranquillity of nature, perfectly encapsulated by their tagline: “Own Your Space. Your Own Space.”

Located amidst the significant transformation of the Jurong Lake District—the largest mixed-use business district outside the city centre—Sora promises unparalleled luxurious living and high growth potential.

This review delves into Sora’s exceptional features and diverse unit configurations, making it a prime choice for those looking for a residence or investment opportunity in District 22.

Project Details

Location Analysis

Located in the transforming Jurong Lake District, which is set to become the largest mixed-use business district outside the central region, Sora stands to benefit significantly from ongoing developments aimed at creating a comprehensive live, work, play, and learn environment. Adjacent to Jurong Lake Gardens, nature enthusiasts will enjoy easy access via two side gates—one leading to a park connector while the other leads to one of the park’s main entrances. Residents will be able to cycle through the Japanese Garden to the other side of Jurong Lake Gardens and directly to Jurong Gateway in the future, once construction of the pathway is completed. In total, the development features four side gates, offering residents convenient access to and from the property. In addition to the two gates previously mentioned, one gate leads directly to the bus stop, and another is located on the right side of the guard house. 

A bus stop right outside the development offers residents convenient access to Lakeside and Chinese Garden MRT stations on the East-West Line (EWL), as well as the Jurong East interchange, which connects to both the East-West and North-South Lines. The upcoming Jurong Region Line (JRL), set to be completed in 2029, will enhance connectivity and accessibility for future residents of Sora. Additionally, the Cross Island Line (CRL), set to be fully completed in 2032, will connect the West all the way to the Changi region in the East.

For drivers, the Pan-Island Expressway (PIE) and Ayer Rajah Expressway (AYE) offer swift access to central work nodes and the rest of Singapore.

Families with school-going children will appreciate the convenience of having several schools near Sora. Rulang Primary School is within a 2KM radius, Jurong Secondary is just a 5-minute walk away, Yuan Ching Secondary is a 15-minute walk away, and Lakeside Primary School is a 4-minute drive away. Additionally, both the National University of Singapore and Nanyang Technological University are conveniently located, approximately a 15 and 13-minute drive away, respectively.

Site Plan Analysis

Sora impresses with its extensive array of more than 60 facilities spread across an efficiently designed rectangular land area. The developers have cleverly maximised the use of space, ensuring that facilities and landscaping cover almost the entire site, including both ground-level amenities and those on Sky 360. The three storeys of Sky 360 ensure that every resident can enjoy panoramic views of Jurong Lake Gardens and beyond.

Among the standout facilities at Sora, which are not commonly found in other new developments, are a boxing area, Tai Chi deck, Chess Garden, Spa House, and a designated Pet’s Corner. Additionally, Sora features two barbecue pavilions to complement its expansive land area. Residents will also enjoy facilities commonly found in other developments, such as a kids’ and family pool, gym, library, and mini theatre & karaoke room.

Sora’s design emphasises tranquillity and nature, featuring a designated Bamboo Forest Camping site where residents can relax and enjoy the outdoors within the security of the development. Additionally, two Bonsai trees—one in front of the Spa House and another at Sky 360—enhance the serene and picturesque surroundings, inviting residents to experience peaceful and beautiful landscapes.

The Sora Gallery offers an immersive experience with a 3D model of the development, complete with a realistic backdrop of the surrounding area. Visitors can enjoy nature sound effects, creating a captivating atmosphere that allows them to envision themselves within the actual development. This sensory-rich display provides a vivid preview of the serene and picturesque environment Sora promises.

In addition to the immersive experience, the Sora Gallery is infused with cutting-edge technology. Upon entering, visitors are greeted by two large LED displays showcasing the stunning views from Sky 360. An animated location map highlights various amenities, schools, recreational facilities, and green spaces around Sora.

Interactive touchscreen displays are strategically placed throughout the gallery, allowing visitors to explore a wealth of information—from project details and unit types to surrounding amenities. The gallery also features an AI chat buddy to assist with any queries about the development, ensuring a comprehensive and engaging experience.

Growth Potential of Sora

Demand for units at Sora is expected to be high, likely benefiting from the spillover demand of those who missed out on preferred configurations at nearby recent launches, J’den and The LakeGarden Residences. On their respective launch days, The LakeGarden Residences averaged $2,120 per square foot (PSF), while J’den averaged $2,451 PSF. Sora’s average launch price is anticipated to be in a similar range, aligning with the average new launch prices in the Jurong Lake Gardens area. Sora stands out with the largest land size and the most units compared to the other recent launches. According to our proprietary PLB MOAT Analysis, developments with a higher number of units benefit from the Volume Effect, which positively impacts capital appreciation. Each sale transaction sets a price benchmark, driving up the selling prices for subsequent sales and enhancing the overall value of the development. Additionally, as one of the pioneering developments in the area, Sora enjoys a first-mover advantage.

Sora’s strategic location within the evolving Jurong Lake District positions it as a promising investment opportunity. The ongoing transformation of Jurong into a vibrant mixed-use business hub, set to become the largest outside the central region, underscores the area’s potential for growth. Enhanced connectivity through existing and upcoming MRT lines, including the upcoming Jurong Region Line and Cross Island Line, ensures convenient access to various parts of Singapore, further boosting the district’s appeal.

Moreover, the development of the new Science Centre, slated for completion in 2027, and future tourism initiatives will attract visitors and residents alike, contributing to the district’s vibrancy. With Jurong Lake District emerging as a focal point for new office developments over the next decade, demand for residential properties in the area is expected to surge.

This surge in demand, coupled with Sora’s luxurious offerings and unique features, positions it for significant capital appreciation. Additionally, the possibility of attracting rental tenants seeking proximity to business hubs and recreational amenities further enhances the investment potential of Sora. As the district continues to evolve, Sora stands poised to benefit from the dynamic growth trajectory of Jurong Lake District, making it an attractive prospect for investors seeking long-term value.

Comparative Market Analysis (CMA)

After evaluating the current state of the new launch market and factoring in estimated land costs plus other business expenses, we estimate that the launch price for Sora will range around $1,950 to $2,350 PSF. It’s important to note that this number is speculative and subject to change. The launch price may differ significantly from our estimates, depending on market sentiment. 

Comparing the estimated launch price of Sora with the two nearby new launches, J’den averaged $2,575 PSF, while The LakeGarden Residences averaged $2,182 PSF. This positions Sora’s estimated PSF price range well within the current price trends for new launches in the Jurong Lake District, reflecting a competitive pricing strategy. Sora, however, offers distinct advantages: it boasts the largest land size and over 60 facilities (the most in the area) for future residents to enjoy. Furthermore, only three residential developments are adjacent to Jurong Lake Gardens, and Sora has the largest frontage, with a 300-metre stretch along the lake. The meticulous design of Sora ensures that future residents will enjoy unparalleled, breathtaking views of Jurong Lake Gardens and the surroundings from Sky 360.

Unit Distribution 

The developers of Sora have thoughtfully designed the development so that most units offer majestic views of Jurong Lake Gardens from both the bedrooms and living rooms. That said, all residents will have the opportunity to unwind and savour the breathtaking panoramic views right within the confines of the development, thanks to Sky 360. The most common unit type is the 2-Bedroom Deluxe + Study, which makes up 31% of the total units. This is followed by the 3-Bedroom Premium + Study at 19%, and the 3-Bedroom Premium at 15%.

These unit configurations indicate that Sora is primarily targeted at families and couples, especially HDB upgraders from nearby developments and empty nesters from the surrounding landed enclaves.

Floor Plan Analysis

In this section, we showcase our top choice for each available unit type. If you want to explore other floor plans not highlighted here, please contact our sales team directly or through our social media platforms.

2-Bedroom Deluxe + Study (Type B3S)

The 2-Bedroom Deluxe + Study configuration is the most prevalent at Sora, making it an ideal choice for investors, small families, and couples, including empty nesters from nearby landed enclaves. Our top pick is Type B3S, which stands at 732 square feet (sqft) and features an efficient dumbbell layout that optimises space and storage.

Upon entering the unit, residents are welcomed by an open-concept kitchen leading into a spacious dining and living area. The common bedroom and bathroom are on one side, while the master bedroom, with its attached bathroom and study area, is on the other. The balcony, accessible from the study area, provides a perfect spot to relax and enjoy the panoramic views of Jurong Lake Gardens, making it ideal for work-from-home arrangements. Sora stands out as a pioneer in design by uniquely attaching the living room balcony directly to the master bedroom with a dedicated study, a feature not seen in previous condominium launches.

3-Bedroom Premium (Type C2)

Our top pick for the 3-Bedroom Premium configuration at Sora is Type C2, which stands at 1,098 sqft. Upon entering, residents are greeted by an open-concept kitchen and yard area. The spacious dining and living areas feature a rectangular layout, providing ample space for daily activities, family bonding, and storage solutions. The generously-sized balcony spans the width of the living area, offering extra space for alfresco dining and mini gatherings.

Type C2 is ideal for hosting guests, as the bedrooms and bathrooms are tucked away from the main living areas, ensuring privacy. Additionally, a washing closet is located beyond the yard area, further enhancing convenience and maintaining an undisturbed environment when entertaining.

3-Bedroom Premium + Study (C5S)

This configuration offers nine types of layout, ranging from 1,152 to 1,410 sqft, making it ideal for small families. An exclusive study room adds to its appeal. Our top pick is Type C5S, which is 1,195 sqft in size, with 16 units available in the development. Upon entering, residents are greeted by a sizable entry foyer with ample storage space. This leads to an open-concept kitchen that extends to a yard area and washing closet. The spacious dining and living areas flow seamlessly to a large balcony, perfect for alfresco dining.

The bedrooms and study room are tucked away from the main living areas, ensuring privacy when hosting guests. The secluded study room is ideal for work-from-home arrangements, providing a quiet space while the rest of the family enjoys their daily activities.

5-Bedroom Luxury (Type E1)

This configuration, standing at 1,679 sqft, epitomises ‘landed living in the sky’ with a private lift and both dry and wet kitchens. Our top choice is Type E1, at 1,679 sqft. Upon exiting the private lift, residents are greeted by a dry kitchen, leading to spacious, square-shaped dining and living areas, ideal for daily activities, family bonding, and storage. The junior master bedroom with ensuite bathroom is on one side, while the other bedrooms are on the opposite side.

A standout feature is the cleverly positioned wet kitchen, located behind the dry kitchen and away from the main living areas. This design effectively minimises cooking odours during heavy cooking, keeping the living spaces fresh and pleasant. The expansive balcony, spanning the living and dining areas, is perfect for alfresco dining and large gatherings. This layout also includes a washing closet and a generous yard area, making it ideal for hosting guests without compromising bedroom privacy.

The Verdict

Sora emerges as an intriguing investment and residential choice within the vibrant Jurong Lake District. Its uniquely one-of-a-kind meticulous design, luxurious amenities, and strategic location offer residents a harmonious blend of urban convenience and serene living. With its panoramic views, exclusive facilities, and proximity to nature, Sora promises a lifestyle of unparalleled comfort and sophistication.

Moreover, amidst the district’s rapid transformation into a bustling business hub, Sora stands as a beacon of modernity and innovation, poised to capitalise on the area’s immense growth potential. Whether as a home or investment, Sora presents an enticing opportunity for discerning buyers seeking a prestigious address with long-term value. With its thoughtful design, impeccable craftsmanship, and promising future, Sora sets a new standard for luxurious living in District 22.

If you’re interested in exploring Sora, contact us to arrange a Showflat Visit. We will gladly provide a personalised consultation and help you select the perfect unit tailored to your needs.

Thank you for reading and following PLB. Do stay tuned as we bring you more reviews of upcoming new launch projects around Singapore.

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