LAKEVIEW ESTATE is a 99 yrs lease commencing from 1977 development along UPPER THOMSON ROAD in District 20 (Ang Mo Kio / Bishan), part of the RCR segment of Singapore's private residential market. The project comprises 240 units and is an established secondary-market project.
This profile draws on 39 recorded transactions from URA REALIS 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 20 (Ang Mo Kio / Bishan), the immediate context for LAKEVIEW ESTATE 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 39 sales and 103 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the LAKEVIEW ESTATE dashboard.
- Average sale price: $1,661,812 across 39 transactions
- Estimated gross rental yield: 2.8%
- District 20 PSF ranking: Value tier (top 92%)
- 99 yrs lease commencing from 1977 · RCR · D20 · 240 units
About LAKEVIEW ESTATE
LAKEVIEW ESTATE is a 99 yrs lease commencing from 1977 condominium, located at UPPER THOMSON ROAD in District 20 (Ang Mo Kio, Bishan) (Rest of Central Region), comprising 240 residential units.
Sales Market Overview
LAKEVIEW ESTATE has recorded 39 sale transactions with an average transaction price of $1,661,812, ranging from $1,450,000 to $1,880,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 5 | $967 psf | $1,561,178 | — |
| 2022 | 8 | $997 psf | $1,610,000 | ↑ 3.1% |
| 2023 | 9 | $1,045 psf | $1,686,444 | ↑ 4.7% |
| 2024 | 5 | $1,034 psf | $1,669,600 | ↓ 1.0% |
| 2025 | 4 | $1,107 psf | $1,787,000 | ↑ 7.0% |
| 2026 | 8 | $1,041 psf | $1,681,347 | ↓ 5.9% |
LAKEVIEW ESTATE ranks in the top 92% of condos in District 20 by average PSF.
Compared to the RCR average of $2,047 psf, LAKEVIEW ESTATE trades 49.7% below the segment benchmark.
Loading chart data...
Rental Market Overview
LAKEVIEW ESTATE has recorded 103 rental transactions with monthly rents averaging $3,904/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 103 | $3,904/mo | $2,400/mo | $6,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 25 | $2,916/mo |
| 2022 | 22 | $3,680/mo |
| 2023 | 16 | $4,264/mo |
| 2024 | 17 | $4,462/mo |
| 2025 | 21 | $4,529/mo |
| 2026 | 2 | $4,550/mo |
Loading chart data...
Investment Analysis
Based on average rents and sale prices, LAKEVIEW ESTATE delivers an estimated gross rental yield of 2.8%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
Competing Condos in District 20
Side-by-side comparison against the most actively traded condos in District 20 (Ang Mo Kio, Bishan):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| AMO RESIDENCE | 99 yrs lease commencing from 2021 | 372 | $2,139 psf | 394 |
| JADESCAPE | 99 yrs lease commencing from 2018 | 1206 | $2,101 psf | 377 |
| THE PANORAMA | 99 yrs lease commencing from 2013 | 698 | $1,835 psf | 214 |
| SKY VUE | 99-year leasehold | 694 | $1,970 psf | 169 |
| SEMBAWANG HILLS ESTATE | Freehold | 34 | $1,941 psf | 168 |
Solid facilities scale. 240 units is large enough to support pool, gym, function rooms, and BBQ pavilions without the booking-pressure issues that smaller boutique developments face. Per-unit maintenance is in a manageable band.
Mature streetscape and amenity coverage. The immediate neighbourhood has the daily-living amenity profile of an established residential precinct — hawker centres, supermarkets, clinics, parks within a short walk or drive. The convenience compounds over a hold, even if no single amenity is a headline feature.
Unverified MRT proximity. The MRT distance is not recorded in our reference data. Before underwriting any MRT premium in your valuation, do a manual walking-time check on OneMap or Google Maps — listing summaries routinely conflate driving distance with walking distance.
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.
[
{
"persona": "Young couple, first home",
"fit_color": "amber",
"reason": "Lease horizon constrains long-hold optionality"
},
{
"persona": "Family with school-age kids",
"fit_color": "amber",
"reason": "Verify exact 1km/2km school-finder boundaries"
},
{
"persona": "CBD commuter",
"fit_color": "amber",
"reason": "Bus or own-vehicle commute likely required"
},
{
"persona": "Rental investor (yield-focused)",
"fit_color": "red",
"reason": "Thin transaction history makes underwriting fragile"
},
{
"persona": "Foreign professional (expat)",
"fit_color": "amber",
"reason": "Verify tenant-pool depth in immediate catchment"
},
{
"persona": "Long-term hold (10+ yr)",
"fit_color": "amber",
"reason": "Plan exit timing around lease-decay thresholds"
}
]
Composite assessment: LAKEVIEW ESTATE sits in an off-MRT-spine pocket where own-vehicle commuting and a narrower tenant pool define the economics. Suits owner-occupiers who prioritise the specific neighbourhood and lifestyle fit over capital-market efficiency. 39 transactions in URA REALIS provide the data foundation for this view.
Suggested holding period for most buyer profiles: 7-12 years with realistic vacancy and re-let cost assumptions. 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 LAKEVIEW ESTATE?
What is the rental yield for LAKEVIEW ESTATE?
Is LAKEVIEW ESTATE freehold or leasehold?
How accessible is public transport from LAKEVIEW ESTATE?
What is the tenure of LAKEVIEW ESTATE?
How does LAKEVIEW ESTATE compare to other projects in the district?
What stamp duty applies for a foreign buyer of LAKEVIEW ESTATE?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 39 transactions analysed
- Rental data: 103 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 LAKEVIEW ESTATE
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.