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LAGOON VIEW

Marine Parade Road (and 1 others) · D15 Bedok
Apartment99-year
$1,148 psf
median $psf
$3.03
median rent · psf/mo
~3.1%
gross rental yield
25
highest floor
480
total units
—
TOP / completion
Median $psf excludes ground & top-floor units · basis: last 12 months. Median rent from 49 URA rental contracts (last 12 mo).
47
/ 100
HomeVestor Investor Score
Best for: Capital growth
Watch out for: Short remaining lease, Thin transactions
Data confidence: Medium · overall risk: Moderate
Yield44
Cashflow—
Liquidity55
Growth66
Family25
How is this worked out? — this project’s 4 sub-scores, from its own data
Each sub-score is 0–100 (higher = better), built from this project’s actual figures — here are the exact drivers behind each one.
Capital growth · 66
Nearest growth node: Bayshore — ~2.0 km away (under construction) → 69 · Nearest MRT ~314 m (Siglap) → 89 · Recent price momentum -2% (last 6 mo vs prior year) → 39  =  average
Rental yield · 44
Gross rental yield 3.1% on a 2.0–4.5% band → 44
Exit liquidity · 55
480 units → 56 · 4 sales in 12 mo → 9 · 49 rental contracts → 100  =  average
Family demand · 25
No primary school within 1 km → 25
Overall · 47
The average of the 4 sub-scores above.
Risk flags
Short remaining lease — ~50 yrs left, so steeper future lease decay · Thin transactions — 4 sales in 12 months, so the price signal is noisy
Note: risk flags are screening signals from the data — not confirmed defects; check each against the actual unit, title & MCST.
A screening heuristic — not financial advice; verify every figure and your own budget before transacting.
Investor verdict

Lagoon View is a 50-yr remaining leasehold project in D15 Bedok with 3.1% gross yield, modest liquidity. It sits ~2.0 km from the Bayshore growth node (under construction).

Best suited for
  • Capital growth buyers
Less suited for
  • pure rental-yield investors
  • buyers seeking a fresh/long lease
Key due-diligence
  • Confirm the exact unit stack, facing and floor — our figures are project medians.
  • Stress-test cashflow at +1–2% interest in the calculator below.
  • Factor lease decay into your exit horizon.

Investment report

A plain-language read on Lagoon View — genuine strengths, honest risks, an independent fair-value range and a Buy / Watch / Avoid position, all from the data above.

Growth-corridorLiquidity-thinLease-sensitivesignals — how they're defined
Why this may work
  • In the Bayshore URA growth precinct — a corridor earmarked for new jobs, transport and amenities.
  • Active rental market — 49 recent lease contracts at a healthy ~3.1% gross yield.
  • Well-sized 480-unit project — larger developments trade at firmer $psf and resell faster.
  • Siglap MRT Station MRT within ~314 m — walkable transit underpins rent and resale.
Why this may fail / what to watch
  • Short remaining lease (~50 yrs) — faster lease decay, plus CPF-usage and financing curbs as it nears 60 yrs.
  • Thin liquidity (4 sales/12 mo) — a slower, choppier exit and a softer price signal.
  • Check nearby new-launch & upcoming TOP supply — a fresh project within walking distance can cap rents and resale for a few years.
Signals screened from the data — strengths and risks, not confirmed facts. For educational purposes only — not financial advice.

Fair-value range

Several independent value bases — more informative than a single median. The combined range weights the project-specific bases most.

Recent project median $psfexcludes ground & top-floor units$1,148 psf
Same-size, recent compsfloor of ±25% size band, recency-weighted$1,148 psf
Nearby projectsmedian $psf of projects within ~2.0 km$1,566 psf
Rental-yield-supportedrent $psf × 12 ÷ 3.4% target gross yield$1,069 psf
HomeVestor fair range$1,060–$1,376 psf
≈ $1,745,820–$2,266,272 for a ~1,647 sqft unit

See the D15 comparables behind that district base on the map below — switch on “District condos by $psf” in the layers (this project vs cheaper/pricier neighbours).

How is this worked out? — the value bases & combined range
Project median
Recency-filtered median $psf of this project’s own resale caveats (ground & top-floor units excluded).
Same-size comps
Recency-weighted median $psf of caveats within ±25% of the typical unit size (6-mo full, 6–12-mo 70%, 12–24-mo 40%) — the comparable-sales method used in our Valuation tool.
District-comparable
Median $psf across all projects in the same district — a market-level sanity check (a genuinely superior project can sit above it).
Yield-supported
The $psf at which today’s median rent would return a 3.4% target gross yield for a RCR project — anchors price to rental fundamentals.
Combined range
A weighted blend (comps 28%, yield 28%, project median 22%, district 22%); the band width (±5–13%) reflects how far the independent bases disagree, so a genuinely over- or under-priced project sits outside it.
Note: a project-level estimate — a specific unit’s floor, facing and size shift its fair value. Check a specific unit’s price ›
For educational purposes only — not financial advice.

Buy · Watch · Avoid

Where the project’s current median $psf sits against its fair range, overlaid with the risk signals. An educational classification — not a recommendation.

BUY — below fair
WATCH — around fair
AVOID — above fair
Watch zoneCurrent median $1,148 psf is around fair value — whether it’s a good buy comes down to the specific unit and price.
Pressure-test one unit before you decide: check if it’s fairly priced ›  ·  work out what to offer ›  ·  download a one-page memo ›
Compares project medians to a computed fair range — individual units vary. For educational purposes only — not financial advice.

Price trend

6-month rolling median $psf · excludes ground & top floor

Long-run trend — project vs. market

Indexed to 100 at 2021 · 2021–2026

Long-run line = URA Private Residential Property Price Index (indexed market trend, not unit prices). Markers = actual transactions, past 5 years. Source: URA via data.gov.sg, SODL v1.0.

Zeroing in on one unit? Check if it’s fairly priced ›  ·  Work out what to offer ›

Popular schools nearby

Proximity to an oversubscribed primary school is a major driver of family demand. Being within 1 km gives the top P1 balloting priority; 1–2 km is next.

1 – 2 km
#21 Temasek Primary School 1719 m

Location & neighbourhood

Tap any label below the map to show or hide that layer, or use Show / hide all. On by default: primary schools, MRT stations within 2 km (nearest highlighted), and hawker / malls / supermarkets. Off by default (tap to switch on): Secondary / JC / Poly, international schools, bus stops, healthcare and childcare.

Nearest MRT: Siglap MRT Station · ~314 m. Amenities © OpenStreetMap contributors (ODbL), tiles © CARTO.

About this project

Project NameLAGOON VIEW
Street NameMarine Parade Road (and 1 others)
Property TypeApartment
Tenure99 yrs from 1977 · ~50 yrs left
District / Planning AreaD15 / Bedok
Completion—
Number of units480 units
Highest floor in the project25
Developer—
Land Area (sqm)62,197
Master Plan Plot Ratio2.8

All transactions (51)

Newest first. Click any column heading to sort. Ground & top-floor units are excluded from the median above.

e.g. 20-07 · 20- = storey 20 · -07 = stack 07
–both optional
Date ↕Address ↕Size
(sqft) ↕		$psf ↕Price ↕
Show

Rental transactions (257)

Individual private-residential lease contracts, newest first — official URA Data Service. Size is URA’s banded floor area (sqft); the unit number and floor are not disclosed. Click any column heading to sort.

6-month rolling median $psf/month · from individual URA rental contracts

URA records the size band & bedroom count, not the unit number.
Lease date ↕Size
(sqft) ↕		Beds ↕Monthly rent ↕$psf/mo ↕
Show
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