Resale Project Scorecard
Laguna 88
D16 · Bedok, Upper East Coast · 99-year leasehold · completed 2000 · 88 units
Grade C, 5.41 out of 10, the 46th highest score among 67 resale condos in District 16.
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
- 68 yrs
- Resales, 12 months to Oct 2026
- 2
- To Expo MRT
- 1.5 km
3D model: block outlines © OpenStreetMap contributors, roof heights from OneMap 3D (SLA)
Laguna 88 Score
- C
- Grade
- Score out of 10
- 5.41
- Highest score among 67 resale condos in District 16
- 46th
Below-average project with notable weaknesses. Standout strengths: capital appreciation, MRT access. Key weaknesses: project size, schools.
Project's Historical Performance25%9/10
Avg Ann. of +4.58% — top-quartile performance within its 2000-era cohort (85th percentile).
The district median is 6/10.
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 9/10.
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%3/10
88 units — very small project; niche product with thin resale market.
The district median is 5/10.
MRT Proximity13%9/10
1.5 km from Expo MRT (CG1 / DT35) — direct, walk-in MRT access. Strong commuter appeal.
The district median is 9/10.
Rental Yield10%4/10
Rental yield of 2.91% — below-average income return.
The district median is 4/10.
Tenure10%5/10
99YR tenure — about 68 years remaining; some long-term decay exposure but not imminent.
The district median is 10/10.
Future Transformation6%4/10
Limited future-catalyst exposure — nearest is Bayshore precinct (Bedok East) at 1.74km, far enough that the impact on this project is modest.
The district median is 7/10.
Scores updated October 2026. On the map →
Why Laguna 88 scores 5.41
Laguna 88 scores 5.41 out of 10 on the TRIBE Resale Project Scorecard, Grade C, ranking 1703rd of 2,350 resale condos scored in Singapore and 46th of 67 in District 16 (Bedok, Upper East Coast). Its strongest factors are Project's Historical Performance (9/10) and MRT Proximity (9/10); its weakest is Primary School Effect (2/10).
| Factor | This condoLaguna 88 | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 9/10 | 6/10 | +0.75 | 92% of district |
| Primary School Effect20% | 2/10 | 9/10 | −1.40 | 9% of district |
| Project Size16% | 3/10 | 5/10 | −0.32 | 0% of district |
| MRT Proximity13% | 9/10 | 9/10 | ±0.00 | 30% of district |
| Rental Yield10% | 4/10 | 4/10 | ±0.00 | 36% of district |
| Tenure10% | 5/10 | 10/10 | −0.50 | 3% of district |
| Future Transformation6% | 4/10 | 7/10 | −0.18 | 23% of district |
Medians are across the 67 scored resale projects in District 16 (Bedok, Upper East Coast). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between Laguna 88 and a median-profile project (7.09). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
Laguna 88 Prices
By unit type at Laguna 88
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 3-bedroom1,776 sq ft | 1,776 sq ft | $2.34M | $1,316 psf | 2 |
Past transactions at Laguna 88
13 resales, Nov 2021 to Oct 2026 · median $1,152 psf · $1,328,000 to $2,888,000 · all 13 sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 16 Jun 2026 | 46 Eastwood Road | 2 | #02-12123BR | 3BR | 1,389 | $1,296 | $1,800,000 | Resale |
| 27 Mar 2026 | 46 Eastwood Road | 4 | #04-14143BR | 3BR | 2,164 | $1,335 | $2,888,000 | Resale |
| 26 Dec 2024 | 46 Eastwood Road | 4 | #04-03033BR | 3BR | 2,034 | $1,121 | $2,280,000 | Resale |
| 25 Nov 2024 | 46 Eastwood Road | 1 | #01-01013BR | 3BR | 1,120 | $1,295 | $1,450,000 | Resale |
| 14 Aug 2024 | 46 Eastwood Road | 1 | #01-19193BR | 3BR | 1,572 | $1,114 | $1,750,000 | Resale |
| 12 Aug 2024 | 46 Eastwood Road | 3 | #03-02023BR | 3BR | 1,206 | $1,244 | $1,500,000 | Resale |
| 8 Aug 2024 | 46 Eastwood Road | 3 | #03-18183BR | 3BR | 1,367 | $1,170 | $1,600,000 | Resale |
| 13 Nov 2023 | 46 Eastwood Road | 3 | #03-05053BR | 3BR | 1,206 | $1,261 | $1,520,000 | Resale |
| 22 Sep 2023 | 46 Eastwood Road | 3 | #03-16163BR | 3BR | 1,335 | $1,152 | $1,538,000 | Resale |
| 26 Apr 2023 | 46 Eastwood Road | 1 | #01-13133BR | 3BR | 1,518 | $1,080 | $1,638,888 | Resale |
Show as a table
| Period | Sales | Median PSF | D16 |
|---|---|---|---|
| Nov 2021 – Jan 2022 | 1 | — | $1,203 psf |
| Feb–Apr 2022 | — | — | $1,244 psf |
| May–Jul 2022 | 2 | $1,018 psf | $1,327 psf |
| Aug–Oct 2022 | — | — | $1,347 psf |
| Nov 2022 – Jan 2023 | — | — | $1,351 psf |
| Feb–Apr 2023 | 1 | — | $1,353 psf |
| May–Jul 2023 | — | — | $1,437 psf |
| Aug–Oct 2023 | 1 | — | $1,432 psf |
| Nov 2023 – Jan 2024 | 1 | — | $1,462 psf |
| Feb–Apr 2024 | — | — | $1,476 psf |
| May–Jul 2024 | — | — | $1,476 psf |
| Aug–Oct 2024 | 3 | $1,170 psf | $1,469 psf |
| Nov 2024 – Jan 2025 | 2 | $1,208 psf | $1,551 psf |
| Feb–Apr 2025 | — | — | $1,549 psf |
| May–Jul 2025 | — | — | $1,494 psf |
| Aug–Oct 2025 | — | — | $1,556 psf |
| Nov 2025 – Jan 2026 | — | — | $1,484 psf |
| Feb–Apr 2026 | 1 | — | $1,543 psf |
| May–Jul 2026 | 1 | — | $1,525 psf |
| Aug–Oct 2026 | — | — | $1,599 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 →
Laguna 88 Rent
- Median rent a month
- $5,050
- Gross yield
- 2.6%
- Rental contracts
- 4
| Unit type | Median rent | Gross yield | LetsContracts |
|---|---|---|---|
| 3-bedroom | $5,050 | 2.6% | 4 |
Rental contracts at Laguna 88
4 contracts, Sep 2025 to Aug 2026 · median $5,050 a month · $4,100 to $5,700
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Jul 2026 | 3BR | 1,100 to 1,200 sq ft | $4,100 |
| Jul 2026 | 3BR | 1,200 to 1,300 sq ft | $5,200 |
| Jul 2026 | 3BR | 1,500 to 1,600 sq ft | $5,700 |
| May 2026 | 3BR | 1,300 to 1,400 sq ft | $4,900 |
URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.
Laguna 88 Notes
How these numbers are worked out
- Grade C places Laguna 88 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: $1,316 psf at Laguna 88 against $1,532 psf across District 16, 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). 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.
- Rent: aggregates of URA rental contracts, Sep 2025 – Aug 2026, for unit types with three contracts or more; the contract list under the table carries every letting on file, including those with no bedroom count, and URA publishes no unit number for a letting. Gross yield is a year of the median rent over the median resale price of the same unit type (12 months to October 2026, two sales or more), before maintenance fees, property tax, agent fees, vacancy and mortgage interest.
- 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 2 resale caveats at Laguna 88 ranged from $1,296 psf to $1,335 psf: that spread is unit-level variation the score cannot see.
- Recent price evidence is thin: 2 resale caveats in the 12 months to October 2026. The Historical Performance factor (9/10) rests on the 10-year record, not on this window.
- Historical Performance is a percentile among projects of similar vintage (completed around 2000, 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 Expo MRT (CG1 / DT35), 1.5 km 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 Laguna 88 for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.