Lucerne Grand Price Analysis 2026: Launch Prices, PSF & What Buyers Chose

Lucerne Grand launched from $1.498 million for a 624 sqft 2-bedroom, but that was not actually the number that caught my attention.

The more interesting entry was the 883 sqft 3-bedroom from $1.988 million. That worked out to only $2,251 psf, versus $2,401 psf for the cheapest 2-bedroom.

I went through the full 3 October price matrix together with the launch sales board, and the pricing story is more interesting than the headline “from $1.498m” suggests. Some stacks were almost completely taken up. Others still had availability running through several floors.

That tells us buyers were not simply buying whatever they could get. They were already differentiating between quantum, layout, stack and relative value.

How NLR Research analysed the launch

For this analysis, I reviewed the official 3 October 2026 unit-by-unit price matrix, the Lucerne Grand unit mix and project information, the site and stack configuration, and an actual launch sales-board photograph. The price matrix lets us compare quantum and PSF across individual stacks and floors. The sales board is useful for something different: it shows where buyers actually committed.

Any sold-unit observations below are therefore based on the photographed board and should be treated as a snapshot rather than an official developer sales figure. That distinction is important.

Lucerne Grand at a glance

Lucerne Grand is a 570-unit, 99-year leasehold development across five 17-storey residential blocks at 30 to 38 Lakeside Drive. The project is developed by CDL Polaris Properties, a wholly owned subsidiary of City Developments Limited. It also includes the ground-floor Lucerne Galleria, with supermarket, shops and restaurants.

The residential mix is quite family-oriented. About 39% of the project is made up of 2-bedroom and 2-bedroom + study homes, around 44% is 3-bedroom and 3-bedroom premium + study, while about 17% comprises the different 4-bedroom formats. So unlike projects heavily weighted toward compact investment units, most of Lucerne Grand’s homes are three bedrooms and above.

Lucerne Grand launch prices at a glance

The official 3 October price matrix shows quite a wide spread in entry PSF depending on unit type.

• 2BR: 624 sqft — from $1.498m ($2,401 psf).
• 2BR + Study: 667 sqft — from $1.598m ($2,396 psf).
• 2BR + Study: 710 sqft — from $1.758m ($2,476 psf).
• 3BR: 883 sqft — from $1.988m ($2,251 psf).
• 3BR Premium + Study: 1,001 sqft — from $2.328m ($2,326 psf).
• 4BR Premium: 1,152 sqft — from $2.788m ($2,420 psf).
• 4BR Premium + Study: 1,345 sqft — from $3.228m ($2,400 psf).
• 4BR Premium + Entertainment: 1,432 sqft — from $3.407m ($2,379 psf).

The cheapest 624 sqft 2-bedroom was #02-27 at $1.498 million, equivalent to $2,401 psf. The 667 sqft 2-bedroom + study started from $1.598 million. The lowest-priced 883 sqft 3-bedroom was #02-24 at $1.988 million, or $2,251 psf. Meanwhile, the 4-bedroom premium started at $2.788 million for 1,152 sqft.

The 2-bedroom was the headline price — but not the cheapest on PSF

The $1.498 million 2-bedroom is naturally the headline number. It gives buyers the lowest absolute entry point into the project. But this is where looking only at quantum can be misleading.

The cheapest 2-bedroom came in at: 624 sqft $1.498m $2,401 psf The cheapest 3-bedroom came in at: 883 sqft $1.988m $2,251 psf That is roughly a $150 psf difference.

So while the 2-bedroom wins on affordability, it was not the cheapest product on a per-square-foot basis.

My read

The 2-bedroom was the entry-price product. The 3-bedroom was arguably the more interesting relative-value product. Those are two different things.

The sub-$2m 3-bedroom stood out to me

This was probably the most interesting point in the whole price matrix. A buyer moving from: $1.498m / 624 sqft to: $1.988m / 883 sqft paid around $490,000 more, but received another 259 sqft, or roughly 41% more floor area.

At the same time, their PSF actually came down. And importantly, the entry price remained just below $2 million. That psychological price point matters.

For a family buyer who already has the borrowing capacity, the question becomes: Do I save approximately $490k and stay with the 2-bedroom, or take materially more usable space and a lower PSF with the 3-bedroom? That is a much more meaningful comparison than simply asking whether $1.498 million is “cheap”.

The 710 sqft 2+Study sat in a difficult middle ground

This is another part of the pricing that stood out. The 710 sqft 2-bedroom + study started around $1.758 million. From there, the cheapest 883 sqft 3-bedroom was only another: around $230,000 away.

That additional amount moved the buyer from a 710 sqft 2+Study into a proper 883 sqft 3-bedroom.

My read

Once the buyer reaches the high-$1.7 million range, the 3-bedroom starts becoming increasingly difficult to ignore. That can create internal competition within the project itself. It may also help explain why certain larger 2+Study stacks appeared to retain more availability on the photographed board.

This does not mean the 710 sqft layout is a bad unit. It means its relative position in the price ladder is less straightforward.

Floor premiums were not excessive

Stack 27 is useful as an example. The 624 sqft B1 started at: #02-27 — $1.498m / $2,401 psf while the same stack reached approximately: #17-27 — $1.594m / $2,554 psf.

So moving roughly 15 floors higher cost only around: $96,000 or about 6.4% more than the second-floor entry price.

That is not an enormous difference in absolute quantum. Which leads to another interesting question: If higher floors were relatively affordable, did buyers simply choose the highest unit they could get?

The sales board suggests not always. Stack preference still mattered.

What the Lucerne Grand sales board actually tells us

The sales board is where the price analysis becomes more interesting. Some stacks were almost completely covered in sold stickers, while other stacks retained availability across multiple floors. In other words, buyers were not simply taking the cheapest remaining unit.

They were making distinctions between stacks. That is useful because the board gives us a first look at revealed buyer preference. Price lists show what the developer offered.

The sales board shows what buyers actually preferred.

Block 30 appeared to attract particularly strong demand

Looking at the board, Block 30 was immediately noticeable. A large proportion of its stacks were heavily taken up. By contrast, Block 34 still showed noticeably more available inventory across several vertical stacks.

I would not turn this into an official percentage-sold claim unless we preserve a formal unit-by-unit count against a timestamped board. The stronger and safer conclusion is: Demand was visibly uneven across blocks and stacks.

That in itself is useful. Because if price were the only factor, absorption would normally look much more uniform.

Buyers were differentiating between stacks, not just floors

This is probably the strongest conclusion from the board. In several places you can see one vertical stack heavily sold while a neighbouring stack retains units across multiple floors. That suggests buyers were assessing more than: “What is the cheapest unit left?”

They were considering things such as layout, orientation, facing, stack position, unit type and whether the price premium made sense for that particular unit. That matters for anyone looking at remaining units after launch. A remaining unit is not automatically a bargain simply because the project sold well overall.

You still have to understand why that particular stack remains available.

Larger homes were not necessarily expensive on PSF

This is another pricing quirk worth highlighting. The 1,345 sqft 4-bedroom Premium + Study started from: $3.228 million / $2,400 psf.

The 1,432 sqft 4-bedroom Premium + Entertainment started from: $3.407 million / $2,379 psf. Both entry PSFs were around or below the smallest 624 sqft 2-bedroom.

Again, the issue is not PSF. The issue is absolute affordability. A $3.4 million apartment can be relatively attractive on PSF while naturally having a much smaller buyer pool.

That is why PSF should never be read without quantum.

How does Lucerne Grand compare with recent District 22 launches?

The ERA research deck compares Lucerne Grand with nearby and newer District 22 launches including SORA, LakeGarden Residences and J’den. Its analysis shows that higher PSFs have already been transacted in D22, including selected transactions above Lucerne Grand’s lowest launch PSFs. I would be careful with the conclusion here.

I would not say: Other projects reached higher PSFs, therefore Lucerne Grand will definitely appreciate. That is too simplistic.

The more defensible conclusion is: Lucerne Grand’s entry pricing was not obviously outside price levels that buyers had already accepted in newer District 22 projects. That gives context.

It does not guarantee an exit price. And that difference matters.

Why buyers may accept a premium for Lucerne Grand

Lucerne Grand has several characteristics that make a direct PSF comparison with older Lakeside resale projects imperfect. It is new, next to Lakeside MRT, mixed-use, and includes Lucerne Galleria with supermarket, F&B and retail uses. The project information also identifies four primary schools and one international school within 1km, with Rulang Primary described as approximately a five-minute sheltered walk away.

The ERA material also describes Lucerne Grand as the first new launch in Lakeside in roughly ten years following Lake Grande’s 2016 launch. Those features can justify a premium. But they still do not make every stack equally good.

And the launch sales board is already showing that distinction.

So which unit type looked most interesting at launch?

If I look only at the launch pricing — before considering an individual buyer’s own needs — I would separate the market into three groups. The $1.498m 2-bedroom clearly wins if the priority is simply entering Lucerne Grand at the lowest possible total price. The $1.988m 883 sqft 3-bedroom is the one that stands out most to me. It stayed below $2 million while offering more usable space, lower PSF and a much wider family-use case.

That does not automatically make every 3-bedroom stack a good buy. But purely from the launch price matrix, it was arguably the strongest value point. The larger premium units could also enter at similar or lower PSFs than the smaller apartments, but once the quantum moves above $3 million, affordability becomes the dominant constraint.

What I would watch after launch

Launch weekend gives us the first signal. The next few weeks tell us whether the initial demand has depth. I would watch whether the remaining 2+Study inventory continues clearing without additional pricing incentives, whether stacks with weaker initial absorption begin selling once buyers have fewer alternatives, whether subsequent price revisions move upward while sales continue, and whether the initial 3-bedroom value gap closes as the cheapest units disappear.

This is where NLR should keep updating the same project rather than treating launch weekend as the end of the story.

NLR Research view

The easiest story to tell about Lucerne Grand is: “2-bedroom from $1.498 million beside Lakeside MRT.” That is true.

But it is not the most interesting story. After going through the pricing and the sales board, my view is that the launch showed three things. One: entry quantum mattered enormously.

Two: the cheapest unit was not necessarily the best relative value. Three: buyers were selective enough that certain stacks moved much faster than others. For me, the most interesting pricing point was the 883 sqft 3-bedroom at $1.988 million / $2,251 psf.

It showed how differently the same development can be priced once you move beyond the headline “from” price. And the sales board reinforces another point I think buyers sometimes overlook: Choosing the right project is only half the decision. Choosing the right unit within that project can matter just as much.

Bottom line

The 2-bedroom gave Lucerne Grand its attractive headline quantum. The 3-bedroom arguably offered the more compelling combination of space, total price and PSF. The large premium units showed that lower PSF does not necessarily mean easier affordability.

And the launch board suggests the market was already distinguishing between individual stacks rather than treating all 570 homes equally. So if I were assessing a remaining Lucerne Grand unit now, I would not ask only: “Is Lucerne Grand a good project?”

I would ask: “Why is this particular unit still available, and does its price adequately compensate me for the difference?” That is the more useful question.

Data note

Prices in this analysis are based on the Lucerne Grand agent price list dated 3 October 2026 and were stated as subject to change without notice. Project details and unit mix are based on project materials available at the time of analysis.

Related Lucerne Grand information

For current project details, unit mix, floor plans, location information and future updates:

View Lucerne Grand on New Launch Radar: https://newlaunchradar.sg/projects/lucerne-grand