RPS · Resale Project Scorecard
Lagoon View — Grade B
RPS score 5.97/10 · D15 · East Coast, Marine Parade · 480 units · scored across 7 weighted factors — methodology published.
99YR · Unknown · TOP 1977
Solid, middle-of-the-pack project. Standout strengths: MRT access, capital appreciation. Key weaknesses: total returns, schools.
Factor breakdown
- Project's Historical Performance25% weight
- 8/10
- Primary School Effect20% weight
- 2/10
- Project Size16% weight
- 8/10
- MRT Proximity13% weight
- 9/10
- Rental Yield10% weight
- 3/10
- Tenure10% weight
- 4/10
- Future Transformation6% weight
- 7/10
Avg Ann. of +4.16% — top-quartile performance within its 1977-era cohort (73th percentile).
No primary schools within 1km — school access is limited, particularly for parents prioritising Primary 1 registration.
480 units — good project size supporting active resale market and adequate facilities.
240m from Siglap Mrt Stn (TE28) — direct, walk-in MRT access. Strong commuter appeal.
Rental yield of 2.73% — below-average income return.
99YR tenure — about 50 years remaining; lease decay is starting to impact bank valuations and CPF usage.
Strong future-catalyst exposure — closest driver: Bedok South MRT (TE30, TEL5) at 0.52km. Well positioned for the URA DMP2025 / LTA upcoming-MRT pipeline; expect tangible neighbourhood-level upside.
The verdict· Scores updated September 2026
Lagoon View scores 5.97 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 1115th of 2,357 resale condos scored in Singapore and 218th of 436 in District 15 (East Coast, Marine Parade). Its strongest factors are MRT Proximity (9/10) and Project's Historical Performance (8/10); its weakest is Primary School Effect (2/10). Solid, middle-of-the-pack project. Standout strengths: MRT access, capital appreciation. Key weaknesses: total returns, schools.
See all 436 scored condos in District 15 (East Coast, Marine Parade) →
RPS · Resale Project Scorecard
Recent resale transactions at Lagoon View
12 months to September 2026 (Oct 2025 – Sep 2026): 5 resale transactions, median $1,199 psf, median price $1.98M. Median PSF is up 10.3% on the previous 12 months (Oct 2024 – Sep 2025, $1,087 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 1 | $1,199 psf | $1.98M |
| Jan–Mar 2026 | 1 | $1,227 psf | $2.02M |
| Apr–Jun 2026 | 2 | $1,132 psf | $1.86M |
| Jul–Sep 2026 | 1 | $1,268 psf | $2.09M |
| 12-month total | 5 | $1,199 psf | $1.98M |
Aggregates of URA REALIS resale caveats (data to September 2026). A specific unit's value depends on floor, size, facing and condition — for a unit-level read, use the Resale Price Check.
Lagoon View: frequently asked questions
Answers generated from the scorecard data — RPS rank 1115th of 2,357, scores updated September 2026.
- Is Lagoon View a good buy in 2026?
- Lagoon View scores 5.97/10 on the TRIBE Resale Project Scorecard (Grade B), which places it 1115th of 2,357 Singapore resale condos and 218th of 436 in District 15 (East Coast, Marine Parade). Solid, middle-of-the-pack project. Standout strengths: MRT access, capital appreciation. Key weaknesses: total returns, schools. RPS scores project-level demand fundamentals — not a specific unit or its asking price — so read the grade as a screen: it tells you whether the drivers of resale demand are present, and the price you pay still decides the outcome.
- What is the average PSF at Lagoon View?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 5 resale transactions at Lagoon View, at a median of $1,199 psf and a median price of $1.98M (range $1,116 psf to $1,268 psf). The median PSF is up 10.3% on the previous 12 months (Oct 2024 – Sep 2025, $1,087 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Lagoon View from the nearest MRT station?
- Lagoon View is about 240m from Siglap MRT (TE28), scoring 9/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does Lagoon View compare with Bella Casita?
- Bella Casita is the project scored next to Lagoon View on the District 15 ranking: 5.98 (Grade B) against Lagoon View's 5.97 (Grade B). Lagoon View scores higher on Project Size (8 vs 3) and Future Transformation (7 vs 2); Bella Casita scores higher on Primary School Effect (2 vs 10) and Tenure (4 vs 10).
- What is the tenure of Lagoon View, and how big is the project?
- Lagoon View is 99-year leasehold, completed in 1977, has 480 units, developed by Unknown. 99YR tenure — about 50 years remaining; lease decay is starting to impact bank valuations and CPF usage. 480 units — good project size supporting active resale market and adequate facilities. Tenure carries 10% of the RPS score and Project Size 16%.
Scored either side of Lagoon View in East Coast, Marine Parade
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
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