LAGOON VIEW is a 99 yrs lease commencing from 1977 development along MARINE PARADE ROAD in District 15 (Katong / Joo Chiat), part of the OCR segment of Singapore's private residential market. The project comprises 480 units and is an established secondary-market project.
This profile draws on 41 recorded transactions from URA to frame the project's character: who actually lives here, who buys here, and where the pricing sits relative to immediate alternatives. For the broader district context, see the Singapore price-heatmap map.
The project is in its mature or late-resale phase, where lease tenure (for leasehold stock), redevelopment optionality, and en-bloc potential all start to weigh more on the investment thesis than current rental yield.
Within District 15 (Katong / Joo Chiat), the immediate context for LAGOON VIEW is shaped by the broader URA Master Plan zoning for the area, ongoing or planned infrastructure (MRT extensions, expressway changes, school relocations), and the supply pipeline of nearby launches. See the URA Master Plan 2019 for the precinct-specific land-use overlay before underwriting medium-term capital appreciation.
We track 42 sales and 276 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the LAGOON VIEW dashboard.
- Average sale price: $1,848,357 across 42 transactions
- Estimated gross rental yield: 2.8%
- District 15 PSF ranking: Value tier (top 94%)
- 99 yrs lease commencing from 1977 · OCR · D15 · 480 units
About LAGOON VIEW
LAGOON VIEW is a 99 yrs lease commencing from 1977 condominium, located at MARINE PARADE ROAD in District 15 (Joo Chiat, Amber Road, Katong) (Outside Central Region), comprising 480 residential units.
Sales Market Overview
LAGOON VIEW has recorded 42 sale transactions with an average transaction price of $1,848,357, ranging from $1,650,000 to $2,080,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 12 | $1,075 psf | $1,769,833 | — |
| 2022 | 9 | $1,129 psf | $1,858,889 | ↑ 5.0% |
| 2023 | 6 | $1,151 psf | $1,895,000 | ↑ 1.9% |
| 2024 | 9 | $1,150 psf | $1,894,222 | ↓ 0.0% |
| 2025 | 5 | $1,120 psf | $1,845,000 | ↓ 2.6% |
| 2026 | 1 | $1,227 psf | $2,020,000 | ↑ 9.5% |
LAGOON VIEW ranks in the top 94% of condos in District 15 by average PSF.
Compared to the OCR average of $1,550 psf, LAGOON VIEW trades 27.6% below the segment benchmark.
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Rental Market Overview
LAGOON VIEW has recorded 276 rental transactions with monthly rents averaging $4,364/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 276 | $4,364/mo | $1,100/mo | $7,200/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 52 | $3,154/mo |
| 2022 | 57 | $3,880/mo |
| 2023 | 57 | $4,850/mo |
| 2024 | 48 | $4,745/mo |
| 2025 | 48 | $5,072/mo |
| 2026 | 14 | $5,125/mo |
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Investment Analysis
Based on average rents and sale prices, LAGOON VIEW delivers an estimated gross rental yield of 2.8%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
Competing Condos in District 15
Side-by-side comparison against the most actively traded condos in District 15 (Joo Chiat, Amber Road, Katong):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| GRAND DUNMAN | 99 yrs lease commencing from 2022 | 1008 | $2,536 psf | 911 |
| EMERALD OF KATONG | 99 yrs lease commencing from 2023 | 846 | $2,640 psf | 844 |
| THE CONTINUUM | Freehold | 816 | $2,790 psf | 766 |
| TEMBUSU GRAND | 99 yrs lease commencing from 2022 | 638 | $2,466 psf | 641 |
| AMBER PARK | Freehold | 592 | $2,546 psf | 394 |
Location Map
Map shows LAGOON VIEW (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- LAGOON VIEW
- Bayshore MRT
- Siglap MRT
- Dunman High School
- Dunman High School (JC)
- Victoria School
Nearby MRT Stations
LAGOON VIEW is 780m from Bayshore MRT (Thomson-East Coast Line), with 2 stations within 1.5 km.
Nearby Schools
There are 12 schools within 2 km of LAGOON VIEW, including 4 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Dunman High School | Secondary | 750m |
| Dunman High School (JC) | Jc | 750m |
| Victoria School | Secondary | 850m |
| Victoria Junior College | Jc | 850m |
| Global Indian International School (GIIS East Coast) | International | 1.1 km |
| East Coast Primary School | Primary | 1.1 km |
| Chung Cheng High School (Main) | Secondary | 1.3 km |
| Opera Estate Primary School | Primary | 1.4 km |
| Temasek Junior College | Jc | 1.5 km |
| Bedok South Secondary School | Secondary | 1.6 km |
| Temasek Primary School | Primary | 1.6 km |
| Yu Neng Primary School | Primary | 1.8 km |
Walking-distance MRT. Bayshore is about 0.78km — within the conventional 10-minute walk threshold most tenants accept. The project benefits from the public-transport premium without the price compression that <500m flagship stations command.
Resort-scale facilities. At 480 units, LAGOON VIEW typically supports a deep facilities suite: 50m pool, multiple gym zones, function rooms, tennis or BBQ pavilions, and often a clubhouse. The maintenance fee is shared across a wide base, keeping per-unit cost manageable.
School-belt proximity. Dunman High School sits about 0.75km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
District supply pipeline. Non-prime districts are more sensitive to GLS pipeline additions; check the URA Master Plan 2019 confirmed and provisional land sales schedule for the immediate 5-year window. New launches at 10-20% lower PSF can compress secondary-market resale velocity for 18-24 months around their launch dates.
Cycle-sensitivity. Like all Singapore private residential, the project's capital appreciation and rental yields move with broader macro factors — mortgage rate environment, MAS macroprudential stance (TDSR, ABSD), and the supply-pipeline tempo. Build a 5pp rate buffer into your stress test.
- ⚠️ Young couple, first home: Lease horizon constrains long-hold optionality
- ✅ Family with school-age kids: Nearby schools support MOE registration priority
- ✅ CBD commuter: Walking-distance MRT supports daily commute
- ❌ Rental investor (yield-focused): Thin transaction history makes underwriting fragile
- ✅ Foreign professional (expat): MRT plus mid-size facility suite typically meets expat-tenant criteria
- ⚠️ Long-term hold (10+ yr): Plan exit timing around lease-decay thresholds
Composite assessment: LAGOON VIEW benefits from MRT proximity but the lease horizon or district position requires careful exit-timing planning. Active management of the hold matters more than passive accumulation. 41 transactions in URA provide the data foundation for this view.
Suggested holding period for most buyer profiles: 5-8 years with monitored exit windows. Cross-reference per-bedroom net yield against district comparables via the compare-tool, model monthly cash-flow with the mortgage calculator, and confirm your effective BSD+ABSD cost using the stamp-duty calculator before finalising. This profile is informational; not a personal investment recommendation.
FAQ
What is the average price for LAGOON VIEW?
What is the rental yield for LAGOON VIEW?
Is LAGOON VIEW freehold or leasehold?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA.
- Sales data: 42 transactions analysed
- Rental data: 276 lease records analysed
- Gross yield = (avg monthly rent × 12) / avg sale price
Median values used to minimise outlier impact. PSF = price per square foot.
View Live Data for LAGOON VIEW
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.
New Sale vs Resale Mix
Of the 1,640 condo transactions recorded in District 15 over the last 12 months, 64% resale, 34% new sale, 2% sub sale. A resale-heavy mix points to an established market trading on fundamentals; a new-sale-heavy mix means developer launches are setting the price benchmarks.
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Price Index Check
The ShiokNest Price Index for District 15 reads 117.7 as of June 2026 — down 9.0% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
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Upcoming Supply Pipeline
1 active Government Land Sales site in District 15 could add roughly 500 new units to local supply. Incoming supply of this scale tends to cap short-term price growth in the immediate area but also signals planning confidence in the location.
| Site | Street | Est. units | List | Status |
|---|---|---|---|---|
| Jalan Tembusu | — | ~500 | Confirmed | Awarded |
HDB Alternatives Nearby
Weighing LAGOON VIEW against staying public? These HDB towns sit within walking or short-drive distance:
- Bedok — 4-room average $659,895 (1 km away), an upgrader gap of about $1,200,000
- Geylang — 4-room average $761,443 (1.6 km away), an upgrader gap of about $1,100,000
- Marine Parade — 4-room average $648,065 (1.8 km away), an upgrader gap of about $1,200,000