Lucerne Grand’s indicative pricing is now available, giving buyers the first meaningful opportunity to judge whether the project’s Lakeside MRT convenience is being priced reasonably.
Indicative entry prices currently range from approximately $1.498 million for a 624 sq ft 2-bedroom to $3.398 million for a 1,432 sq ft 4-bedroom Premium + Entertainment unit.
But the headline starting price tells only part of the story.
There is an unusual feature in the indicative price structure:
The lowest entry PSF is not found in the smallest unit.
The 624 sq ft 2-bedroom is indicated at about $2,401 psf, while the 883 sq ft 3-bedroom starts at approximately $2,251 psf.
That creates a much more interesting buyer question than simply asking whether Lucerne Grand starts below $1.5 million.
The real question is:
Which Lucerne Grand unit type gives buyers the strongest balance between PSF, total quantum and usable space?
This Price Guide focuses on that decision.
Lucerne Grand Indicative Prices at a Glance
Important: These are indicative guide prices and remain subject to change. Final pricing can vary by stack, floor, orientation and specific unit.
| Unit Type | Indicative Size | Indicative PSF | Indicative From Price |
|---|---|---|---|
| 2 Bedroom | 624 sq ft | $2,401 psf | $1.498M |
| 2 Bedroom + Study | 667 sq ft | $2,396 psf | $1.598M |
| 3 Bedroom | 883 sq ft | $2,251 psf | $1.988M |
| 3 Bedroom Premium + Study | 1,001 sq ft | $2,326 psf | $2.328M |
| 4 Bedroom Premium | 1,152 sq ft | $2,420 psf | $2.788M |
| 4 Bedroom Premium + Study | 1,345 sq ft | $2,400 psf | $3.228M |
| 4 Bedroom Premium + Entertainment | 1,432 sq ft | $2,373 psf | $3.398M |
CDL’s public announcement confirms starting prices of $1.498M for the 2-bedroom, $1.988M for the 3-bedroom and $2.788M for the 4-bedroom Premium, while the wider indicative guide provides additional reference points across the remaining configurations.
NLR Quick Take
The most important pricing observation is not that Lucerne Grand starts from $1.498 million.
It is the variation in PSF between unit categories.
At the indicative entry level:
- 2BR: $2,401 psf
- 2BR + Study: $2,396 psf
- 3BR: $2,251 psf
- 3BR Premium + Study: $2,326 psf
- 4BR Premium: $2,420 psf
- 4BR Premium + Study: $2,400 psf
- 4BR Premium + Entertainment: $2,373 psf
The standard 3-bedroom therefore enters at the lowest indicated PSF.
That does not automatically make it the best buy.
But it does mean buyers should avoid assuming that smaller units are always the cheapest on a price-per-square-foot basis.
The pricing structure appears designed to protect the absolute entry quantum of smaller units while allowing larger family units to carry relatively lower PSF in selected categories.
For many upgrader households, quantum may matter more than PSF.
Why the $2,251 PSF Headline Needs Context
The lowest indicated PSF — approximately $2,251 psf — applies to the 883 sq ft 3-bedroom starting at $1.988 million.
That is an attractive marketing number because it sits materially below the indicative PSF of the smaller 2-bedroom units.
But buyers should be careful about interpreting it as Lucerne Grand’s general selling price.
It is better understood as an entry reference for a particular unit category.
Actual units can differ depending on:
- floor;
- stack;
- facing;
- view;
- proximity to MRT or road exposure;
- internal facilities;
- size variation within the category.
So the right question is not:
“Lucerne Grand is $2,251 psf — is that cheap?”
It is:
“What specific unit can I actually buy at or near that PSF, and what compromises come with it?”
That distinction becomes critical once the full unit-by-unit price list is released.
2-Bedroom Pricing
624 sq ft — From $1.498M / Approx. $2,401 psf
The 2-bedroom is Lucerne Grand’s lowest-quantum entry point.
At approximately $1.498 million, it crosses an important psychological threshold by remaining below $1.5 million at the indicative starting level.
This is likely to appeal to:
- couples;
- first-time private-property buyers;
- smaller households;
- investors prioritising MRT access;
- buyers who want the lowest possible Lucerne Grand entry quantum.
But this category also carries one of the higher indicated PSFs.
That means buyers are paying more per square foot to keep the total purchase price lower.
This is common in new launches.
Smaller units often attract stronger PSF because the absolute quantum remains accessible to a larger buyer pool.
NLR view
The 2BR proposition is not necessarily about buying Lucerne Grand cheaply.
It is about buying into Lucerne Grand at the lowest absolute capital commitment.
For an investor or couple who genuinely needs only two bedrooms, that may be reasonable.
For owner-occupiers expecting to need more space, the 2+Study and 3BR should be compared carefully before choosing the cheapest headline price.
2-Bedroom + Study Pricing
667 sq ft — From $1.598M / Approx. $2,396 psf
The indicative jump from the standard 2BR to the 2+Study is approximately:
+$100,000
That is an important comparison.
For roughly $100,000 more at the indicative entry level, the buyer moves from:
624 sq ft → 667 sq ft
and gains the added flexibility of a study.
The PSF barely changes:
$2,401 psf → $2,396 psf
This means the decision is primarily about absolute budget and functionality, not PSF.
For a buyer who regularly works from home or expects a child, the additional $100,000 could be easier to justify than moving directly to a full 3-bedroom.
The key question
Is a study enough?
If the buyer ultimately needs three proper bedrooms, paying $1.598M for the 2+Study may simply delay an eventual move.
If the study solves the household’s actual space requirement, the category may offer a useful balance.
3-Bedroom Pricing
883 sq ft — From $1.988M / Approx. $2,251 psf
This is where Lucerne Grand’s indicative pricing becomes particularly interesting.
The standard 3-bedroom:
- remains below $2 million at the indicative entry level;
- offers 883 sq ft;
- carries the lowest indicated PSF among the seven categories.
The jump from the 667 sq ft 2+Study is approximately:
$390,000
For that additional capital, the buyer gains a true third bedroom and around 216 sq ft more area.
That is a much larger financial jump than the movement from 2BR to 2+Study.
But it also moves the household into a substantially broader family category.
Why this may matter for resale
A sub-$2 million starting quantum for a new 3-bedroom immediately beside an MRT station may attract substantial attention from West-side upgrader households.
That does not guarantee investment performance.
But from a future liquidity perspective, a true 3-bedroom can potentially serve a broader owner-occupier audience than a compact 2-bedroom.
The main caveat is supply.
Lucerne Grand contains 253 units across its standard and Premium + Study 3-bedroom categories, so internal resale competition will eventually matter.
The strongest unit may therefore be the 3-bedroom that combines:
reasonable entry price + efficient floor plan + preferable stack
rather than simply whichever unit has the lowest PSF.
Not Sure Which Lucerne Grand Price Point Makes Sense for Your Budget?
If you are comparing the 2BR, 2+Study or 3BR, I can help you work through the actual quantum difference, layout trade-offs and suitable stacks before you shortlist.
3-Bedroom Premium + Study Pricing
1,001 sq ft — From $2.328M / Approx. $2,326 psf
The indicative jump from the standard 3BR to the Premium + Study is approximately:
$340,000
The buyer moves from:
883 sq ft / $1.988M
to:
1,001 sq ft / $2.328M
That adds roughly 118 sq ft plus the additional study/flexibility associated with the Premium configuration.
Interestingly, the PSF increases only moderately from approximately $2,251 to $2,326.
The real issue is therefore quantum.
A $340,000 increase is substantial.
The buyer needs to determine whether the additional floor area and study materially improve everyday family life.
For households where both parents work from home, children need dedicated study areas or the property is intended as a long-term own stay, that additional space may have genuine value.
For buyers primarily trying to secure three bedrooms beside Lakeside MRT, the standard 3BR may remain the more capital-efficient route.
4-Bedroom Premium Pricing
1,152 sq ft — From $2.788M / Approx. $2,420 psf
The 4-bedroom Premium introduces a significant change in buyer profile.
At approximately $2.788 million, this is no longer primarily a mass-upgrader quantum.
It is aimed at households that genuinely require more rooms or have substantially greater purchasing capacity.
It also carries the highest indicated entry PSF among the listed configurations at around $2,420 psf.
That may appear surprising because larger units often have lower PSF.
But individual indicative entry prices are affected by the specific unit used for the guide, its stack, floor and configuration.
So I would not conclude that every 4BR Premium will trade at a higher PSF than every smaller unit.
What matters is the eventual price list.
Quantum progression
The jump from the 3BR Premium + Study to 4BR Premium is approximately:
$460,000
That is meaningful.
The fourth bedroom therefore needs to solve a genuine household requirement rather than simply being seen as an upgrade in status.
4-Bedroom Premium + Study Pricing
1,345 sq ft — From $3.228M / Approx. $2,400 psf
Moving into the 4BR Premium + Study pushes the entry quantum above $3.2 million.
The additional space is substantial:
1,152 sq ft → 1,345 sq ft
compared with the smaller 4BR Premium reference.
The price increase is approximately:
$440,000
while the indicated PSF actually falls slightly.
This is an excellent example of why buyers should not use PSF as the sole decision metric.
At $2,400 psf, the larger unit appears cheaper on a square-foot basis than the 4BR Premium at $2,420 psf.
But the buyer still needs roughly $440,000 more capital.
PSF tells you how the space is priced.
Quantum tells you whether you can comfortably own it.
Both matter.
4-Bedroom Premium + Entertainment Pricing
1,432 sq ft — From $3.398M / Approx. $2,373 psf
Lucerne Grand’s largest configuration starts indicatively at approximately $3.398 million.
Interestingly, despite being the largest unit category, its indicative PSF is lower than both 4BR Premium references.
That reinforces the pattern:
larger Lucerne Grand units do not necessarily mean higher PSF, but they do mean significantly higher capital commitment.
The jump from 4BR Premium + Study to Premium + Entertainment is approximately:
$170,000
for an increase from 1,345 to 1,432 sq ft.
For households already comfortable above the $3.2 million level, this incremental difference may be worth examining closely.
The Floor Plan Analysis shows why: the DP1E is designed around a larger kitchen, dining storage/display, his-and-hers master wardrobe and flexible Entertainment Room.
The right question is therefore not whether $3.398M is “cheap”.
It is whether the additional functionality justifies the price relative to the smaller 4-bedroom configurations.
Price Quantum vs PSF: Lucerne Grand Is a Good Example
Lucerne Grand demonstrates why buyers can misunderstand a project when they focus exclusively on PSF.
Consider:
| Category | Indicative PSF | Indicative Quantum |
|---|---|---|
| 2BR | $2,401 | $1.498M |
| 3BR | $2,251 | $1.988M |
| 4BR Premium + Entertainment | $2,373 | $3.398M |
The 3BR has the lowest indicated PSF.
The 2BR requires the least capital.
The largest 4BR has a lower PSF than the smallest 2BR but requires more than double the purchase price.
None of those statements contradict one another.
They simply measure different things.
For most HDB upgraders, total quantum and financing comfort usually matter more than winning the lowest PSF.
For investors, rental quantum and eventual resale liquidity become equally important.
How Does Lucerne Grand Compare With District 22 Alternatives?
Price comparisons need context.
Two relevant projects are Sora and The LakeGarden Residences, both of which compete for buyers considering the broader Jurong/Lakeside area.
Recent developer new-sale data compiled from URA records shows Sora with an all-time median new-sale PSF of about $2,246 psf, while The LakeGarden Residences is around $2,149 psf. J’Den, a more directly integrated Jurong East proposition, has recorded a higher median of around $2,482 psf. These are historical project-wide figures rather than direct like-for-like quotations for a Lucerne Grand unit, so they should be treated as market context rather than exact valuation benchmarks.
The LakeGarden Residences has also recorded recent 3-bedroom transactions across a fairly broad range, with June 2026 sales including approximately $2,181 psf and $2,472 psf depending on unit and floor.
This reinforces an important point:
There is no single “Jurong PSF”.
Different projects command different prices based on:
- MRT access;
- project age;
- unit size;
- floor;
- view;
- integrated/commercial convenience;
- remaining inventory;
- launch timing.
Lucerne Grand’s direct Lakeside MRT link and Lucerne Galleria commercial component give it a stronger everyday-convenience proposition than the lake-oriented projects.
The market question is how much premium buyers are willing to pay for that difference.
Does the $1.498M Starting Price Look Attractive?
For buyers who specifically want a new private condominium beside an MRT station, sub-$1.5M creates an accessible headline entry point.
But the 2BR also starts at approximately $2,401 psf.
So its appeal is primarily:
low absolute quantum relative to the rest of Lucerne Grand
rather than:
low PSF.
That distinction matters.
If the buyer genuinely needs only two bedrooms, this may be entirely rational.
If a buyer can comfortably reach the $1.988M 3BR, however, the additional space and lower indicated PSF deserve serious consideration.
The decision should not be made simply because the 2BR is $490,000 cheaper.
The household has to ask what it needs over the intended holding period.
Is the 3-Bedroom the Pricing Sweet Spot?
The standard 3-bedroom deserves particularly close attention.
At an indicative:
$1.988M / 883 sq ft / $2,251 psf
it combines three features:
- true 3-bedroom functionality;
- entry quantum below $2 million;
- lowest indicated PSF among the published guide prices.
That makes it easy to understand why this category could attract upgrader interest.
However, I would stop short of calling it automatically the “best value” before seeing the full unit-level price list.
The starting unit may have characteristics that explain the lower PSF.
Once stack, floor and facing premiums are included, the gap may narrow.
For buyers, the objective should therefore be:
Find the strongest 3BR unit within an acceptable total quantum — not simply the lowest advertised PSF.
What Should Buyers Watch When the Full Price List Is Released?
Once final unit-level pricing becomes available, I would focus on five things.
1. Floor premiums
How much more does each floor cost within the same stack?
A modest premium may be worthwhile.
A large premium needs a clear benefit.
2. Stack premiums
Are quieter or more open-facing stacks materially more expensive?
The premium needs to be compared with the actual improvement in living conditions.
3. PSF compression
Sometimes larger units or higher floors offer surprisingly similar PSF to lower-priced units.
That can reveal interesting value pockets.
4. Quantum jumps
A seemingly small difference in PSF can translate into a very large dollar difference.
Always calculate the total purchase price.
5. Exit buyer affordability
Ask whether the unit’s eventual resale quantum remains within reach of the likely future buyer pool.
That matters particularly for the larger 3BR and 4BR categories.
NLR Pricing View
Lucerne Grand’s indicative pricing is more interesting than a simple “from $1.498M” headline suggests.
The 2BR protects entry quantum.
The 2+Study provides flexibility for another $100,000.
The 3BR introduces a notable pricing sweet spot on paper at $1.988M and $2,251 psf.
The Premium + Study and 4BR categories then move progressively into households with greater space requirements and capital capacity.
The key point is this:
Lucerne Grand does not have one price. It has several distinct price propositions for different buyer groups.
For an investor, the 2BR may make sense because of entry quantum and MRT convenience.
For an upgrader family, the 3BR may offer a more balanced relationship between price and space.
For long-term larger-family ownership, the Premium configurations may justify higher quantum if the additional functionality is genuinely used.
I would therefore avoid choosing solely from the marketing table.
The actual decision should come from:
budget → household need → layout → stack → floor → final unit price
in that order.
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Frequently Asked Questions About Lucerne Grand Pricing
What is the indicative starting price for Lucerne Grand?
Lucerne Grand’s indicative starting price is $1.498 million for a 624 sq ft 2-bedroom unit, equivalent to approximately $2,401 psf.
What is the lowest indicative PSF at Lucerne Grand?
The lowest indicated entry PSF in the current guide is approximately $2,251 psf for an 883 sq ft 3-bedroom unit starting from $1.988 million.
How much is the Lucerne Grand 2 Bedroom + Study?
The indicative guide price starts from approximately $1.598 million for a 667 sq ft 2 Bedroom + Study, equivalent to around $2,396 psf.
How much is a 3-bedroom at Lucerne Grand?
A standard 883 sq ft 3-bedroom is indicatively priced from approximately $1.988 million, while the larger 3 Bedroom Premium + Study is indicated from approximately $2.328 million for 1,001 sq ft.
How much are the 4-bedroom units at Lucerne Grand?
The indicative guide starts from approximately $2.788 million for a 1,152 sq ft 4 Bedroom Premium, $3.228 million for a 1,345 sq ft Premium + Study and $3.398 million for the 1,432 sq ft Premium + Entertainment configuration.
Are Lucerne Grand prices final?
No. These are indicative guide prices. Final unit prices can differ according to floor, stack, orientation and the specific unit released for sale.
Why is the Lucerne Grand 3-bedroom PSF lower than the 2-bedroom PSF?
Smaller units often carry higher PSF because developers can maintain a lower overall entry quantum. The standard 3-bedroom’s indicative starting PSF is lower, but its total purchase price remains about $490,000 higher than the 2-bedroom starting quantum.
Is the Lucerne Grand 3-bedroom good value?
On the indicative guide, the 3-bedroom appears noteworthy because it combines an entry price below $2 million with the lowest stated starting PSF. However, a full value assessment should consider the actual stack, floor, layout and final unit-level price.
When does Lucerne Grand preview and booking begin?
CDL has announced that Lucerne Grand will preview from 18 September 2026, with sales bookings scheduled to begin on 3 October 2026.
Should I compare Lucerne Grand by PSF or total price?
Both matter, but they answer different questions. PSF helps compare how space is priced, while total quantum determines affordability, financing requirements and the likely future resale buyer pool.
Continue Your Lucerne Grand Research
Lucerne Grand Review
Read the full project assessment covering Lakeside MRT, Lucerne Galleria, Jurong Lake Gardens, buyer suitability and the project’s main trade-offs.
Lucerne Grand Floor Plan Analysis
Compare the 2BR to 4BR layouts, study configurations, layout efficiency, show units and stack-selection considerations.
Lucerne Grand Showflat Guide
Planning to visit Lucerne Grand? The Lucerne Grand Showflat Guide will cover the sales gallery location, viewing information, confirmed show units and what buyers should inspect before shortlisting a unit.
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