Resale Project Scorecard
Lagoon View
D15 · East Coast, Marine Parade · 99-year leasehold · completed 1977 · 480 units
Grade B, 6.10 out of 10, the 235th highest score among 434 resale condos in District 15.
How to read this grade. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation.
TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Read the evidence →
- Lease left, about
- 50 yrs
- Resales, 12 months to Oct 2026
- 6
- To Siglap MRT
- 120 m
3D model: block outlines © OpenStreetMap contributors, roof heights from OneMap 3D (SLA)
Lagoon View Score
- B
- Grade
- Score out of 10
- 6.10
- Highest score among 434 resale condos in District 15
- 235th
Solid, middle-of-the-pack project. Standout strengths: MRT access, capital appreciation. Key weaknesses: rental yield, schools.
Project's Historical Performance25%8/10
Avg Ann. of +4.16% — top-quartile performance within its 1977-era cohort (73rd percentile).
The district median is 6.5/10.
Primary School Effect20%2/10
No primary schools within 1km — school access is limited, particularly for parents prioritising Primary 1 registration.
The district median is 8/10.
Within 1km on OneMap's School Query for at least one block, the measure MOE uses for Primary 1. Check your block's postal code on OneMap School Query →
Project Size16%8/10
480 units — good project size supporting active resale market and adequate facilities.
The district median is 3/10.
MRT Proximity13%10/10
120 m from Siglap MRT (TE28) — direct, walk-in MRT access. Strong commuter appeal.
The district median is 8/10.
Rental Yield10%3/10
Rental yield of 2.73% — below-average income return.
The district median is 4/10.
Tenure10%4/10
99YR tenure — about 50 years remaining; lease decay is starting to impact bank valuations and CPF usage.
The district median is 10/10.
Future Transformation6%7/10
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 district median is 1/10.
Scores updated October 2026. On the map →
Why Lagoon View scores 6.10
Lagoon View scores 6.10 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 1113th of 2,350 resale condos scored in Singapore and 235th of 434 in District 15 (East Coast, Marine Parade). Its strongest factors are MRT Proximity (10/10) and Project's Historical Performance (8/10); its weakest is Primary School Effect (2/10).
| Factor | This condoLagoon View | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 8/10 | 6.5/10 | +0.38 | 74% of district |
| Primary School Effect20% | 2/10 | 8/10 | −1.20 | 5% of district |
| Project Size16% | 8/10 | 3/10 | +0.80 | 93% of district |
| MRT Proximity13% | 10/10 | 8/10 | +0.26 | 85% of district |
| Rental Yield10% | 3/10 | 4/10 | −0.10 | 23% of district |
| Tenure10% | 4/10 | 10/10 | −0.60 | 0% of district |
| Future Transformation6% | 7/10 | 1/10 | +0.36 | 99% of district |
Medians are across the 434 scored resale projects in District 15 (East Coast, Marine Parade). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between Lagoon View and a median-profile project (6.21). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
Lagoon View Prices
By unit type at Lagoon View
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 3-bedroom1,647 sq ft | 1,647 sq ft | $1.82M to $2.09M | $1,174 psf | 6 |
Past transactions at Lagoon View
37 resales, Nov 2021 to Oct 2026 · median $1,148 psf · $1,700,000 to $2,088,000 · 16 of the 17 with a purchase on record sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 1 Sep 2026 | 5000N Marine Parade Road | 16 | #16-57573BR · Blk 5000N | 3BR | 1,647 | $1,104 | $1,818,000 | Resale |
| 9 Jul 2026 | 5000L Marine Parade Road | 22 | #22-50503BR · Blk 5000L | 3BR | 1,647 | $1,268 | $2,088,000 | Resale |
| 19 May 2026 | 5000J Marine Parade Road | 4 | #04-43433BR · Blk 5000J | 3BR | 1,647 | $1,148 | $1,890,888 | Resale |
| 18 May 2026 | 5000M Marine Parade Road | 18 | #18-56563BR · Blk 5000M | 3BR | 1,647 | $1,116 | $1,838,000 | Resale |
| 23 Mar 2026 | 5000L Marine Parade Road | 21 | #21-52523BR · Blk 5000L | 3BR | 1,647 | $1,227 | $2,020,000 | Resale |
| 12 Dec 2025 | 5000K Marine Parade Road | 16 | #16-46463BR · Blk 5000K | 3BR | 1,647 | $1,199 | $1,975,000 | Resale |
| 26 May 2025 | 5000M Marine Parade Road | 9 | #09-55553BR · Blk 5000M | 3BR | 1,647 | $1,142 | $1,880,000 | Resale |
| 2 Apr 2025 | 5000J Marine Parade Road | 14 | #14-41413BR · Blk 5000J | 3BR | 1,647 | $1,032 | $1,700,000 | Resale |
| 21 Mar 2025 | 5000K Marine Parade Road | 21 | #21-46463BR · Blk 5000K | 3BR | 1,647 | $1,196 | $1,970,000 | Resale |
| 2 Jan 2025 | 5000N Marine Parade Road | 15 | #15-57573BR · Blk 5000N | 3BR | 1,647 | $1,032 | $1,700,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D15 |
|---|---|---|---|
| Nov 2021 – Jan 2022 | 4 | $1,105 psf | $1,480 psf |
| Feb–Apr 2022 | — | — | $1,516 psf |
| May–Jul 2022 | 3 | $1,105 psf | $1,588 psf |
| Aug–Oct 2022 | 3 | $1,142 psf | $1,554 psf |
| Nov 2022 – Jan 2023 | 2 | $1,148 psf | $1,558 psf |
| Feb–Apr 2023 | 2 | $1,184 psf | $1,677 psf |
| May–Jul 2023 | 1 | — | $1,646 psf |
| Aug–Oct 2023 | 2 | $1,087 psf | $1,750 psf |
| Nov 2023 – Jan 2024 | 2 | $1,175 psf | $1,632 psf |
| Feb–Apr 2024 | 4 | $1,123 psf | $1,717 psf |
| May–Jul 2024 | 1 | — | $1,742 psf |
| Aug–Oct 2024 | 1 | — | $1,829 psf |
| Nov 2024 – Jan 2025 | 3 | $1,032 psf | $1,753 psf |
| Feb–Apr 2025 | 2 | $1,114 psf | $1,827 psf |
| May–Jul 2025 | 1 | — | $1,767 psf |
| Aug–Oct 2025 | — | — | $1,868 psf |
| Nov 2025 – Jan 2026 | 1 | — | $1,826 psf |
| Feb–Apr 2026 | 1 | — | $1,840 psf |
| May–Jul 2026 | 3 | $1,148 psf | $1,872 psf |
| Aug–Oct 2026 | 1 | — | $1,906 psf |
A quarter is plotted from two sales up; the district line from ten.
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
Lagoon View By stack
- Highest, stack 46
- $1,196 psf
- Lowest, stack 49
- $1,075 psf
- Stacks with 2+ resales
- 9
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 41 | $1,093 psf | 1,647 sq ft | Levels 14 to 23 | 2 |
| 43 | $1,109 psf | 1,647 sq ft | Levels 4 to 6 | 2 |
| 45 | $1,138 psf | 1,647 sq ft | Levels 11 to 23 | 4 |
| 46 | $1,196 psf | 1,647 sq ft | Levels 7 to 21 | 3 |
| 49 | $1,075 psf | 1,647 sq ft | Levels 3 to 15 | 3 |
| 50 | $1,154 psf | 1,647 sq ft | Levels 13 to 22 | 3 |
| 53 | $1,108 psf | 1,647 sq ft | Levels 16 to 21 | 2 |
| 55 | $1,178 psf | 1,647 sq ft | Levels 9 to 20 | 2 |
Show the other 1 stacks
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 57 | $1,099 psf | 1,647 sq ft | Levels 2 to 16 | 4 |
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
Lagoon View Notes
How these numbers are worked out
- Grade B places Lagoon View in a relative band under the current seven-factor formula. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation. TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Two units can still be very different buys: the asking price, stack, floor, facing and condition decide the outcome.
- PSF against the district: $1,174 psf at Lagoon View against $1,852 psf across District 15, medians over 12 months.
- MRT distance is a straight line on the map; the walking route is longer.
- Prices: aggregates of URA REALIS resale caveats, data to October 2026 (Nov 2025 – Oct 2026; the year before is Nov 2024 – Oct 2025, median $1,087 psf). A specific unit's value depends on floor, size, facing and condition.
- By unit type: a price range is shown from three sales up; with two, the figure is the median.
- Past transactions: every resale and sub-sale caveat lodged with URA from Nov 2021 to Oct 2026, newest first; a unit is its storey and stack (#07-18). Typing a unit or a stack lists its sales across the whole span. Profit is the sale price less the seller's own purchase price as the caveats pair them, before stamp duties, fees and loan interest; the gain a year is compounded and shown from one year held. The trend line is the median from two sales up per month, quarter or half-year, the district line from ten. 10Y appears once the dataset runs that far back.
- By stack: resales from 2022 to Oct 2026, medians per stack. A stack is the last two digits of the unit number, so #05-37 and #08-37 are both stack 37. Stacks with one sale (9 here) are left out, and prices moved over the period, so read a gap between two stacks as a lead to check, not a rule.
- Factor bars: the black mark on each bar is the district median.
- Score: seven weighted factors. Methodology published.
What the score cannot tell you
- RPS scores the project, not a unit. Floor, stack, facing, renovation and the asking price are outside the score. In the 12 months to October 2026, the 6 resale caveats at Lagoon View ranged from $1,104 psf to $1,268 psf: that spread is unit-level variation the score cannot see.
- Historical Performance is a percentile among projects of similar vintage (completed around 1977, within a year or so, widened when the cohort is small). A high score is strong for its age group, not against the whole market.
- The nearest MRT is Siglap MRT (TE28), 120 m in a straight line. The walking route is usually longer, and bus links are not scored.
- OneMap's School Query lists no primary school within 1 km of any block, so none counts toward the Primary School Effect; a school just outside the 1 km line would not appear.
- Scores updated October 2026; transactions to October 2026. Nothing on this page is a valuation or advice on a specific unit.
- Facing decides a unit's morning or afternoon sun, and it varies stack by stack. See the sun path at Lagoon View for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.