LAGUNA PARK 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 516 units and is an established secondary-market project.
This profile draws on 75 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.
Lease decay is the dominant variable for any buyer evaluating Laguna Park in 2026. With roughly 50 years of lease remaining, the project is now bumping against the thresholds that materially affect financing and CPF usage. CPF rules apply graduated restrictions once the remaining lease at the end of the buyer's intended stay falls below certain bands — full CPF usage is preserved only when the remaining lease covers the youngest borrower to age 95. For a 35-year-old buyer planning a 30-year hold, the lease would expire when they are 85, and CPF withdrawal limits begin to bite.
The Monetary Authority of Singapore's Total Debt Servicing Ratio (TDSR) framework compounds the issue: banks shorten maximum loan tenures as remaining lease shrinks, which raises monthly instalments and reduces the loan-to-value pool of qualified buyers. Practically, this means the natural buyer base for Laguna Park is contracting year by year — younger owner-occupiers are pushed toward higher cash outlays or shorter loans, and the resale exit pool tilts increasingly toward cash-rich, late-career buyers betting on en-bloc rather than long-term occupation.
We track 75 sales and 380 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the LAGUNA PARK dashboard.
- Average sale price: $1,981,222 across 75 transactions
- Estimated gross rental yield: 2.6%
- District 15 PSF ranking: Value tier (top 92%)
- 99 yrs lease commencing from 1977 · OCR · D15 · 516 units
About LAGUNA PARK
LAGUNA PARK 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 516 residential units.
Unit Mix Distribution
Transaction data breakdown by bedroom type at LAGUNA PARK:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 4 BR | 68 | $1,195 psf | $1,865,539 |
| 5+ BR | 7 | $1,002 psf | $3,105,000 |
Sales Market Overview
LAGUNA PARK has recorded 75 sale transactions with an average transaction price of $1,981,222, ranging from $1,560,888 to $3,650,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 1 | $1,071 psf | $1,730,000 | — |
| 2022 | 12 | $1,150 psf | $1,909,907 | ↑ 7.3% |
| 2023 | 18 | $1,191 psf | $1,974,222 | ↑ 3.5% |
| 2024 | 19 | $1,176 psf | $2,014,263 | ↓ 1.3% |
| 2025 | 22 | $1,192 psf | $1,971,172 | ↑ 1.4% |
| 2026 | 3 | $1,129 psf | $2,256,667 | ↓ 5.3% |
LAGUNA PARK ranks in the top 92% of condos in District 15 by average PSF.
Compared to the OCR average of $1,550 psf, LAGUNA PARK trades 24.1% below the segment benchmark.
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Rental Market Overview
LAGUNA PARK has recorded 380 rental transactions with monthly rents averaging $4,327/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 380 | $4,327/mo | $1,400/mo | $8,500/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 61 | $3,324/mo |
| 2022 | 78 | $3,670/mo |
| 2023 | 70 | $4,650/mo |
| 2024 | 77 | $4,786/mo |
| 2025 | 63 | $4,918/mo |
| 2026 | 31 | $4,879/mo |
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Investment Analysis
Based on average rents and sale prices, LAGUNA PARK delivers an estimated gross rental yield of 2.6%. 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 LAGUNA PARK (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- LAGUNA PARK
- Siglap MRT
- Bayshore MRT
- Global Indian International School (GIIS East Coast)
- East Coast Primary School
- Victoria School
Nearby MRT Stations
LAGUNA PARK is 490m from Siglap MRT (Thomson-East Coast Line), with 2 stations within 1.5 km.
Nearby Schools
There are 11 schools within 2 km of LAGUNA PARK, including 5 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Global Indian International School (GIIS East Coast) | International | 610m |
| East Coast Primary School | Primary | 620m |
| Victoria School | Secondary | 650m |
| Victoria Junior College | Jc | 650m |
| Chung Cheng High School (Main) | Secondary | 880m |
| Dunman High School | Secondary | 1.2 km |
| Dunman High School (JC) | Jc | 1.2 km |
| Temasek Junior College | Jc | 1.5 km |
| Temasek Primary School | Primary | 1.7 km |
| Opera Estate Primary School | Primary | 1.8 km |
| Telok Kurau Primary School | Primary | 1.8 km |
Laguna Park has been a long-running fixture on Singapore's collective-sale watch list, and the underlying logic is straightforward. The site is large, the unit count of 516 gives developers meaningful scale on redevelopment, and the location — fronting Marine Parade Road within walking distance of the new Marine Parade MRT station on the Thomson-East Coast Line — is among the most strategically valuable east-coast residential parcels still held under a single strata title structure.
Multiple collective-sale attempts have been reported over the years, and each cycle of rising en-bloc activity in Singapore renews speculation that Laguna Park could finally cross the line. The Land Titles (Strata) Act requires 80% owner consent (by share value and floor area) for developments older than ten years, and historically Laguna Park has struggled to consistently clear that bar across reserve-price expectations. Each failed or aborted attempt resets the clock and consumes lease — an under-appreciated cost. For deeper context on how collective sales work and what reserve prices typically look like, see D15 transaction history for benchmark land rates.
The Thomson-East Coast Line (TEL) Stage 4 opening in mid-2024 is the single biggest external change to Laguna Park's value equation in decades. Marine Parade MRT (TE26) sits within easy walking distance, putting the development inside the sub-10-minute MRT-walk threshold that LTA uses as a planning benchmark. From Marine Parade, residents reach Orchard in roughly 18–20 minutes, Marina Bay in around 13, and Shenton Way under 15 — no transfers needed.
For an aging 99-year leasehold, MRT proximity is a double-edged factor. It absolutely supports the en-bloc thesis — developers price MRT-adjacent land at a premium, and a TEL-served Marine Parade frontage is among the strongest land-bank arguments in the east. But it also boosts the rental floor in the meantime, which can keep individual owners reluctant to vote yes on a collective sale if their personal yield is acceptable. The MRT cuts both ways: it adds redevelopment value while simultaneously making the do-nothing scenario more comfortable for existing owners.
Laguna Park makes sense for a narrow set of buyers in 2026. Yield-focused short-to-medium-hold investors with a clear-eyed view of lease decay can buy on entry PSFs that price in the remaining lease, capture rental income supported by the new TEL station and East Coast lifestyle, and exit before the lease becomes a financing barrier. En-bloc speculators with patience and risk appetite may find the optionality attractive — but only at sizing where the underlying yield supports holding indefinitely without a deal.
It is poorly suited to young owner-occupiers looking to use full CPF on a long-tenure home, and to capital-appreciation-led investors betting on freehold-style multi-decade compounding — the math simply does not work on a 50-year remaining lease. Before committing, work the numbers carefully: buy-to-let yield workings, loan eligibility under TDSR, and D15 transaction history together build the realistic picture. Laguna Park is one of D15's most strategically located older estates — but the lease clock is the variable that disciplines every other line in the spreadsheet, and no en-bloc narrative changes that arithmetic until a deal actually closes.
At 516 units, Laguna Park is a large estate by Singapore standards, and historically that scale has supported a relatively active secondary market. Transaction data shows approximately 75 caveats logged across the project's history visible in current records, with activity concentrated in spurts tied to broader market cycles and collective-sale speculation. Large estates typically generate more resale flow than boutique developments, but lease decay introduces a structural drag: as the lease shortens, the buyer pool shrinks, and time-on-market lengthens.
For owners considering an exit, the practical implication is that pricing discipline matters far more than in a freehold or longer-leasehold project. Aspirational pricing on a 50-year-remaining unit risks months of inactivity. Realistic pricing aligned to recent transacted PSFs — not the en-bloc fantasy reserve price — is what moves units. Buyers should run the total transaction cost calculator and the gross yield workings against a realistic five-year hold, and explicitly model a scenario where no en-bloc materialises.
FAQ
What is the average price for LAGUNA PARK?
What is the rental yield for LAGUNA PARK?
Is LAGUNA PARK 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: 75 transactions analysed
- Rental data: 380 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 LAGUNA PARK
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.
Best suited for
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 LAGUNA PARK against staying public? These HDB towns sit within walking or short-drive distance:
- Marine Parade — 4-room average $648,065 (1.3 km away), an upgrader gap of about $1,350,000
- Bedok — 4-room average $659,895 (1.3 km away), an upgrader gap of about $1,300,000
- Geylang — 4-room average $761,443 (1.5 km away), an upgrader gap of about $1,200,000