As Singapore’s new launch condominium market continues to evolve, two upcoming projects in the western corridor—Lucerne Grand and Hillhaven—have drawn significant attention from both owner-occupiers and investors. Both developments offer distinct value propositions shaped by location, developer pedigree, unit mix, and pricing strategy. In this in-depth comparison, we analyse Lucerne Grand vs Hillhaven across key criteria to help you decide which new launch condo aligns better with your 2026 property goals.
Project Overview: At a Glance
| Feature | Lucerne Grand | Hillhaven |
|---|---|---|
| District | 22 (Jurong West / Lakeside) | 23 (Bukit Timah / Upper Bukit Timah) |
| Tenure | 99-year leasehold | 99-year leasehold |
| Developer | City Developments Limited (CDL) | Far East Organization |
| Total Units | 575 | 341 |
| Estimated PSF Price | $1,800 – $2,000 | Around $2,100 |
| Nearest MRT | Lakeside MRT (East-West Line + Jurong Region Line from 2027) | Beauty World MRT (Downtown Line) |
| Estimated TOP | 2030 | 2027 |
Location & Neighbourhood Context
Location remains one of the most decisive factors in Singapore property selection. While both Lucerne Grand and Hillhaven are situated in the western part of Singapore, they cater to different lifestyle preferences due to their distinct district identities.
Lucerne Grand (District 22)
Located near Lakeside Drive, Lucerne Grand sits within the evolving Lakeside precinct of Jurong West. This area has historically been more industrial, but is undergoing significant transformation as part of the broader Jurong Lake District (JLD)—Singapore’s second CBD. The upcoming Jurong Region Line (JRL), with a station just a 5-minute walk away at Lakeside MRT, will enhance connectivity to Nanyang Technological University (NTU), Tengah, and the future JLD core by 2027–2029.
Current amenities are growing but still developing. Residents rely on Westgate, JEM, and IMM for shopping, while recreational offerings include the expansive Jurong Lake Gardens and the upcoming Science Centre redevelopment. Families may appreciate proximity to established schools like River Valley High School and Jurong West Secondary. However, the immediate surroundings remain less mature compared to central or northern private residential enclaves.
Hillhaven (District 23)
Hillhaven is nestled along Upper Bukit Timah Road, placing it in a well-established residential pocket of District 23. This area blends landed housing estates with low-density private condominiums, exuding a quiet, leafy ambiance. Unlike District 22, District 23 is not part of any designated “growth corridor” but benefits from long-standing infrastructure and prestige.
Beauty World MRT (Downtown Line) is just 400 metres away, offering direct access to Orchard Road, Marina Bay, and Bugis in under 20 minutes. The vicinity includes heritage-rich spots like the former Beauty World Centre, boutique cafés along Sixth Avenue, and proximity to Bukit Timah Nature Reserve. Shoppers enjoy quick access to HillV2 and Bukit Timah Plaza. The area also hosts reputable schools such as Pei Hwa Presbyterian Primary and Raffles Girls’ School (Secondary) nearby.
Developer Track Record
Both developers boast strong reputations, but with slightly different specialisations.
City Developments Limited (CDL) – Lucerne Grand
CDL is one of Singapore’s most established developers, with a portfolio including award-winning projects like The Tapestry, Whistler Grand, and Gramercy Park. Known for sustainability (e.g., net-zero carbon ambitions) and high-quality finishes, CDL typically targets mid-to-upscale segments. Their designs often emphasise greenery, wellness, and efficient layouts—traits expected in Lucerne Grand.
Far East Organization – Hillhaven
As Singapore’s largest private property developer, Far East Organization owns The Fullerton Hotels and has delivered iconic residential projects such as The Hillfort Residences, The Arcady, and The Mornings. They are known for understated elegance, premium materials, and strong after-sales service. Hillhaven continues their tradition of crafting boutique developments in established, low-density neighbourhoods.
Pricing & Affordability Analysis
Price per square foot (PSF) is a critical metric for new launches, especially with cooling measures in place. Based on indicative pricing as of early 2026:
- Lucerne Grand: Estimated PSF of $1,800–$2,000 reflects its positioning in District 22—a non-core central region (non-CCR) that offers relative affordability. A typical 3-bedroom unit (~990 sq ft) would cost approximately $1.8–$2.0 million.
- Hillhaven: With an average PSF of ~$2,100, it sits at a premium due to its District 23 location, which borders the prime District 10/11 areas. A comparable 3-bedroom (~960 sq ft) may cost around $2.02 million.
While Hillhaven appears more expensive upfront, its earlier TOP (2027 vs 2030) means buyers incur fewer holding costs during construction and can start renting or occupying sooner. Conversely, Lucerne Grand’s lower entry price may appeal to those with tighter budgets or investors seeking higher potential appreciation if the Jurong Lake District materialises as projected.
Unit Mix & Design Philosophy
Both projects feature modern architectural designs, but their unit configurations reflect different target demographics.
Lucerne Grand
With 575 units spread across multiple blocks, Lucerne Grand offers a broader range: 1-bedroom (~480 sq ft) to 4-bedroom dual-key units (~1,400 sq ft). This scale caters to singles, young couples, and multi-generational families. CDL’s design is expected to incorporate biophilic elements, smart home features, and communal green spaces aligned with their sustainability ethos. Carpark provision is likely standard (1:1.5 ratio for larger units).
Hillhaven
Hillhaven’s 341 units lean toward compact luxury: primarily 2- to 4-bedroom layouts (~650–1,200 sq ft), with no studio or 1-bedroom options. This suggests a focus on owner-occupiers seeking privacy and exclusivity in a low-density setting. Far East Organization typically uses premium finishes—natural stone, timber accents, and high ceilings—and integrates thoughtful storage solutions. Given the site’s topography, some units may offer elevated views toward Bukit Timah Hill.
Transport & Future Connectivity
Transport access significantly influences long-term value and daily convenience.
- Lucerne Grand: Currently served by Lakeside MRT (East-West Line), with Jurong Region Line (JRL) Stage 2 launching in 2027. The JRL will improve north-south connectivity within the west, linking to Choa Chu Kang, Tengah Plantation, and NTU. However, travel to the CBD still requires a transfer at Jurong East.
- Hillhaven: Beauty World MRT (Downtown Line) offers one-seat rides to Newton, Bugis, and Chinatown. From there, connections to the CBD, Marina Bay, and HarbourFront are seamless. No major rail expansions are planned for this corridor, but the existing link is highly efficient.
For CBD commuters, Hillhaven clearly holds an advantage. For those working in western hubs (e.g., JLD, Tuas, or NTU), Lucerne Grand’s future JRL access may prove more practical.
Investment Outlook & Resale Potential
Investment potential hinges on location maturity, supply dynamics, and macro trends.
District 23 (Hillhaven) has limited new private housing supply due to land scarcity and conservation guidelines. This scarcity supports capital appreciation over time, though price growth may be moderate given the area’s already mature status. Historical resale data shows stable demand from expatriates and affluent locals seeking tranquillity near the city.
District 22 (Lucerne Grand) is part of a massive urban transformation. If the Jurong Lake District succeeds as a live-work-play hub—as envisioned by the Urban Redevelopment Authority (URA)—early buyers could benefit from significant uplift. However, this is contingent on government timelines and market conditions. Risks include oversupply if multiple developments launch simultaneously in the late 2020s.
Which Project Should You Choose?
Your ideal choice depends on your priorities:
- Choose Lucerne Grand if:
- Budget is a primary concern (lower PSF entry)
- You work or study in the west (NTU, JLD, Tuas)
- You’re comfortable with a 4-year wait for TOP (2030)
- You believe in the long-term vision of the Jurong Lake District
- Choose Hillhaven if:
- You value immediate move-in (TOP 2027)
- You prefer a mature, serene neighbourhood with established amenities
- Downtown Line connectivity to the city core is essential
- You seek a boutique development with exclusivity and lower density
Neither project is objectively “better”—they serve different buyer profiles. First-time homeowners with limited budgets may lean toward Lucerne Grand, while upgraders or empty nesters might find Hillhaven’s setting more appealing.
Final Thoughts
The lucerne grand vs hillhaven debate ultimately reflects a classic trade-off: future potential versus present maturity. Lucerne Grand represents a bet on Singapore’s western expansion, offering affordability and scale. Hillhaven delivers refinement, convenience, and established prestige at a premium.
Before committing, visit showflats (when available), study site plans, and assess your 5–10 year life trajectory. Will you still be working in the west by 2030? Do you need immediate occupancy? Answers to these questions will guide your decision more than headline PSF figures.
For a personalised assessment of either project—including floorplan analysis, payment schemes, and eligibility under ABSD or TDSR—reach out to a qualified real estate professional.
Alvin Tan | CEA Reg. No. R072324C | ERA Realty Network Pte Ltd (L3002382K)
Property prices are indicative. Consult Alvin Tan (CEA Reg. No. R072324C).
