LATTICE ONE is a freehold development along SERAYA CRESCENT in District 20 (Ang Mo Kio / Bishan), part of the OCR segment of Singapore's private residential market. The project comprises 48 units and is TOP 2021.
This profile draws on 19 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.
At roughly 5 years from TOP, LATTICE ONE is in the early-mature phase: facilities are well-broken-in, strata operations are stable, and pricing has been through one or two market cycles — making comparable-sales analysis meaningful.
Within District 20 (Ang Mo Kio / Bishan), the immediate context for LATTICE ONE 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 19 sales and 26 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the LATTICE ONE dashboard.
- Average sale price: $1,697,712 across 19 transactions
- Estimated gross rental yield: 2.6%
- District 20 PSF ranking: Premium tier (top 25%)
- Freehold tenure · OCR · D20 · 48 units
About LATTICE ONE
LATTICE ONE is a freehold condominium, located at SERAYA CRESCENT in District 20 (Ang Mo Kio, Bishan) (Outside Central Region), comprising 48 residential units, completed in 2021.
As a freehold property, LATTICE ONE does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at LATTICE ONE:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 14 | $1,914 psf | $1,641,894 |
| 3 BR | 5 | $1,810 psf | $1,854,000 |
Sales Market Overview
LATTICE ONE has recorded 19 sale transactions with an average transaction price of $1,697,712, ranging from $1,515,000 to $2,038,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 13 | $1,841 psf | $1,680,686 | — |
| 2022 | 3 | $1,908 psf | $1,601,533 | ↑ 3.6% |
| 2024 | 2 | $2,021 psf | $1,901,500 | ↑ 6.0% |
| 2025 | 1 | $2,144 psf | $1,800,000 | ↑ 6.1% |
LATTICE ONE ranks in the top 25% of condos in District 20 by average PSF.
Compared to the OCR average of $1,550 psf, LATTICE ONE trades 21.7% above the segment benchmark.
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Rental Market Overview
LATTICE ONE has recorded 26 rental transactions with monthly rents averaging $3,740/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 1 | $3,500/mo | $3,500/mo | $3,500/mo |
| 2 BR | 14 | $3,429/mo | $3,200/mo | $3,700/mo |
| 3 BR | 10 | $4,143/mo | $4,000/mo | $4,400/mo |
| 4 BR | 1 | $4,300/mo | $4,300/mo | $4,300/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2023 | 12 | $3,675/mo |
| 2024 | 4 | $3,575/mo |
| 2025 | 9 | $3,837/mo |
| 2026 | 1 | $4,300/mo |
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Investment Analysis
Based on average rents and sale prices, LATTICE ONE delivers an estimated gross rental yield of 2.6%. 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 |
Location Map
Map shows LATTICE ONE (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- LATTICE ONE
- Mayflower MRT
- Bright Hill MRT
- Jing Shan Primary School
- Peirce Secondary School
- Mayflower Primary School
Nearby MRT Stations
LATTICE ONE is 1.1 km from Mayflower MRT (Thomson-East Coast Line), with 2 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Mayflower | TE6 | Thomson-East Coast Line | 1.1 km |
| Bright Hill | TE7 | Thomson-East Coast Line | 1.2 km |
Nearby Schools
There are 9 schools within 2 km of LATTICE ONE, including 3 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Jing Shan Primary School | Primary | 880m |
| Peirce Secondary School | Secondary | 900m |
| Mayflower Primary School | Primary | 990m |
| Singapore American School | International | 1.2 km |
| Ang Mo Kio Secondary School | Secondary | 1.3 km |
| Ang Mo Kio Primary School | Primary | 1.3 km |
| Yio Chu Kang Primary School | Primary | 1.7 km |
| Yio Chu Kang Secondary School | Secondary | 1.7 km |
| Chong Boon Secondary School | Secondary | 2.0 km |
Tenure resilience. Freehold tenure removes the lease-decay headwind that affects 99-year leasehold stock from ~year 60 onward. CPF eligibility, loan-tenure caps, and resale buyer pool are all preserved without the time-decay clock. For long holds (15+ years), this matters meaningfully more than headline PSF.
Boutique character. With 48 units, LATTICE ONE keeps a low-density character — fewer residents per facility, quieter corridors, more curated common spaces. Suits buyers prioritising unit-interior quality and neighbour proximity over deep facilities breadth.
School-belt proximity. Jing Shan Primary School sits about 0.88km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Moderate MRT walk. At 1.05km from the nearest station, the project sits just outside the 800m comfort threshold. Rental tenants notice — yield typically trails truly walkable comparables by 30-50bps in similar segments.
Thin transaction history. With only 19 recorded sales, comparable-sales analysis is fragile — a single outlier transaction can skew the apparent price level by 5-10%. Triangulate with nearby district comparables rather than rely on within-project averages alone.
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": "green",
"reason": "Long balance lease + likely sub-CCR pricing"
},
{
"persona": "Family with school-age kids",
"fit_color": "green",
"reason": "Nearby schools support MOE registration priority"
},
{
"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": "green",
"reason": "Tenure supports CPF + buyer-pool through hold"
}
]
Composite assessment: LATTICE ONE 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. 19 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 LATTICE ONE?
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Is LATTICE ONE freehold or leasehold?
How far is the nearest MRT from LATTICE ONE?
What is the tenure of LATTICE ONE?
How does LATTICE ONE compare to other projects in the district?
What stamp duty applies for a foreign buyer of LATTICE ONE?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 19 transactions analysed
- Rental data: 26 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 LATTICE ONE
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.