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LAKEVIEW ESTATE

Upper Thomson Road · D20 Bishan
Apartment99-year
$1,045 psf
median $psf
$2.79
median rent · psf/mo
~3.2%
gross rental yield
21
highest floor
240
total units
1977
TOP / completion
Median $psf excludes ground & top-floor units · basis: last 12 months. Median rent from 15 URA rental contracts (last 12 mo).
47
/ 100
HomeVestor Investor Score
Best for: Family demand
Watch out for: Short remaining lease
Data confidence: Medium · overall risk: Low
Yield48
Cashflow—
Liquidity29
Growth37
Family75
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 · 37
Nearest growth node: Ang Mo Kio & Sengkang West — ~2.4 km away (announced) → 83 · Nearest MRT ~952 m (Bright Hill) → 25 · Recent price momentum -8% (last 6 mo vs prior year) → 4  =  average
Rental yield · 48
Gross rental yield 3.2% on a 2.0–4.5% band → 48
Exit liquidity · 29
240 units → 22 · 11 sales in 12 mo → 39 · 15 rental contracts → 25  =  average
Family demand · 75
Oversubscribed school within 1 km (CHIJ St. Nicholas Girls' School (Primary), 1.7× demand) → 75
Overall · 47
The average of the 4 sub-scores above.
Risk flags
Short remaining lease — ~50 yrs left, so steeper future lease decay
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

Lakeview Estate is a 50-yr remaining leasehold project in D20 Bishan with 3.2% gross yield, thin liquidity and strong school demand (CHIJ St. Nicholas Girls' School (Primary) within 1 km). It sits ~2.4 km from the Ang Mo Kio & Sengkang West growth node (announced).

Best suited for
  • Family demand buyers
Less suited for
  • 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.
  • Verify the school 1 km boundary & current MOE rules — priority is not a guarantee.
  • Factor lease decay into your exit horizon.

Investment report

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

Growth-corridorFamily-demandLease-sensitivesignals — how they're defined
Why this may work
  • In the Ang Mo Kio & Sengkang West URA growth precinct — a corridor earmarked for new jobs, transport and amenities.
  • Oversubscribed primary school (CHIJ St. Nicholas Girls' School (Primary)) within 1 km — a durable family-demand anchor.
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.
  • Ageing project (TOP 1977, ~49 yrs) — budget for rising maintenance and possible upgrading levies.
  • 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$1,045 psf
Same-size, recent compsfloor of ±25% size band, recency-weighted$1,053 psf
Nearby projectsmedian $psf of projects within ~2.0 km$1,864 psf
Rental-yield-supportedrent $psf × 12 ÷ 3.4% target gross yield$985 psf
HomeVestor fair range$1,053–$1,368 psf
≈ $1,700,595–$2,209,320 for a ~1,615 sqft unit

See the D20 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 $1,045 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
#29 Ai Tong School 1211 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: Bright Hill MRT Station · ~952 m. Amenities © OpenStreetMap contributors (ODbL), tiles © CARTO.

About this project

Project NameLAKEVIEW ESTATE
Street NameUpper Thomson Road
Property TypeApartment
Tenure99 yrs from 1977 · ~50 yrs left
District / Planning AreaD20 / Bishan
Completion1977
Number of units240 units
Highest floor in the project21
Developer—
Land Area (sqm)—
Master Plan Plot Ratio1.4

All transactions (41)

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 (96)

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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