VILLAS LAGUNA is a freehold development along UPPER EAST COAST ROAD in District 16 (Bedok / Upper East Coast), part of the OCR segment of Singapore's private residential market. The project comprises 31 units and is TOP 1993.
This profile draws on 4 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 16 (Bedok / Upper East Coast), the immediate context for VILLAS LAGUNA 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 4 sales and 34 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the VILLAS LAGUNA dashboard.
- Average sale price: $2,387,500 across 4 transactions
- Estimated gross rental yield: 2.1%
- District 16 PSF ranking: Mid-range (top 59%)
- Freehold tenure · OCR · D16 · 31 units
About VILLAS LAGUNA
VILLAS LAGUNA is a freehold condominium, located at UPPER EAST COAST ROAD in District 16 (Bedok, Upper East Coast, Eastwood, Kew Drive) (Outside Central Region), developed by SINCERE PROPERTIES PTE LTD (FAR EAST ORGANIZATION), comprising 31 residential units, completed in 1993.
As a freehold property, VILLAS LAGUNA does not face lease decay concerns.
Unit Mix Distribution
Transaction data breakdown by bedroom type at VILLAS LAGUNA:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 4 BR | 2 | $1,415 psf | $2,325,000 |
| 5+ BR | 2 | $1,244 psf | $2,450,000 |
Sales Market Overview
VILLAS LAGUNA has recorded 4 sale transactions with an average transaction price of $2,387,500, ranging from $2,300,000 to $2,500,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2022 | 2 | $1,244 psf | $2,450,000 | — |
| 2023 | 1 | $1,356 psf | $2,350,000 | ↑ 9.0% |
| 2025 | 1 | $1,474 psf | $2,300,000 | ↑ 8.7% |
VILLAS LAGUNA ranks in the top 59% of condos in District 16 by average PSF.
Compared to the OCR average of $1,550 psf, VILLAS LAGUNA trades 14.2% below the segment benchmark.
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Rental Market Overview
VILLAS LAGUNA has recorded 34 rental transactions with monthly rents averaging $4,157/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 3 BR | 34 | $4,157/mo | $2,650/mo | $5,200/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 7 | $3,250/mo |
| 2022 | 5 | $4,080/mo |
| 2023 | 8 | $4,475/mo |
| 2024 | 5 | $4,480/mo |
| 2025 | 6 | $4,483/mo |
| 2026 | 3 | $4,367/mo |
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Investment Analysis
Based on average rents and sale prices, VILLAS LAGUNA delivers an estimated gross rental yield of 2.1%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
Competing Condos in District 16
Side-by-side comparison against the most actively traded condos in District 16 (Bedok, Upper East Coast, Eastwood, Kew Drive):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| PINERY RESIDENCES | 99 years leasehold | — | $2,550 psf | 549 |
| VELA BAY | 99 years leasehold | — | $2,869 psf | 371 |
| SCENECA RESIDENCE | 99 yrs lease commencing from 2021 | 268 | $2,084 psf | 269 |
| THE BAYSHORE | 99-year leasehold | 1038 | $1,232 psf | 245 |
| THE GLADES | 99 yrs lease commencing from 2013 | 726 | $1,613 psf | 226 |
Location Map
Map shows VILLAS LAGUNA (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- VILLAS LAGUNA
- Bayshore MRT
- Bedok South MRT
- Siglap MRT
- Bedok MRT
- Dunman High School
- Dunman High School (JC)
- Opera Estate Primary School
Nearby MRT Stations
VILLAS LAGUNA is 140m from Bayshore MRT (Thomson-East Coast Line), with 4 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Bayshore | TE29 | Thomson-East Coast Line | 140m |
| Bedok South | TE30 | Thomson-East Coast Line | 930m |
| Siglap | TE28 | Thomson-East Coast Line | 1.4 km |
| Bedok | EW5 | East-West Line | 1.5 km |
Nearby Schools
There are 16 schools within 2 km of VILLAS LAGUNA, including 4 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Dunman High School | Secondary | 460m |
| Dunman High School (JC) | Jc | 460m |
| Opera Estate Primary School | Primary | 880m |
| Bedok South Secondary School | Secondary | 920m |
| Yu Neng Primary School | Primary | 1.2 km |
| Victoria School | Secondary | 1.4 km |
| Victoria Junior College | Jc | 1.4 km |
| Temasek Junior College | Jc | 1.5 km |
| Bedok North Secondary School | Secondary | 1.5 km |
| Temasek Primary School | Primary | 1.5 km |
| Bedok Green Primary School | Primary | 1.5 km |
| Global Indian International School (GIIS East Coast) | International | 1.6 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.
Genuine walk-to-MRT access. Bayshore sits about 0.14km away — true walking distance, not the elastic 800m claim that some listings stretch. For tenants and commuter-owners, this anchors rental demand and supports a steady capital-value floor across cycles.
Boutique character. With 31 units, VILLAS LAGUNA 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. Dunman High School sits about 0.46km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Thin transaction history. With only 4 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": "green",
"reason": "Walking-distance MRT supports daily commute"
},
{
"persona": "Rental investor (yield-focused)",
"fit_color": "red",
"reason": "Thin transaction history makes underwriting fragile"
},
{
"persona": "Foreign professional (expat)",
"fit_color": "amber",
"reason": "MRT plus mid-size facility suite typically meets expat-tenant criteria"
},
{
"persona": "Long-term hold (10+ yr)",
"fit_color": "green",
"reason": "Tenure supports CPF + buyer-pool through hold"
}
]
Composite assessment: VILLAS LAGUNA combines walking-distance MRT with long-tenure leasehold (or freehold) — a solid structural foundation. The district position dictates whether capital appreciation outpaces or tracks the broader market. 4 transactions in URA REALIS provide the data foundation for this view.
Suggested holding period for most buyer profiles: 6-10 years to ride out one full macro cycle. 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 VILLAS LAGUNA?
What is the rental yield for VILLAS LAGUNA?
Is VILLAS LAGUNA freehold or leasehold?
How far is the nearest MRT from VILLAS LAGUNA?
What is the tenure of VILLAS LAGUNA?
How does VILLAS LAGUNA compare to other projects in the district?
What stamp duty applies for a foreign buyer of VILLAS LAGUNA?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 4 transactions analysed
- Rental data: 34 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 VILLAS LAGUNA
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.