Resale Project Scorecard
Laguna Green
D16 · Bedok, Upper East Coast · 99-year leasehold · completed 1998 · 121 units
Grade C, 5.31 out of 10, the 50th 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
- 7
- To Siglap MRT
- 470 m
3D model: block outlines © OpenStreetMap contributors, roof heights from OneMap 3D (SLA)
Laguna Green Score
- C
- Grade
- Score out of 10
- 5.31
- Highest score among 67 resale condos in District 16
- 50th
Below-average project with notable weaknesses. Standout strengths: MRT access. Key weaknesses: rental yield, schools.
Project's Historical Performance25%7/10
Avg Ann. of +3.57% — near-median performance within its 1998-era cohort (63rd 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%5/10
121 units — boutique development. Lower transaction frequency and limited shared facilities.
The district median is 5/10.
MRT Proximity13%8/10
470 m from Siglap MRT (TE28) — short walk to MRT, good transport convenience.
The district median is 9/10.
Rental Yield10%4/10
Rental yield of 3.16% — 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%7/10
Strong future-catalyst exposure — closest driver: Bedok South MRT (TE30, TEL5) at 0.25km. Well positioned for the URA DMP2025 / LTA upcoming-MRT pipeline; expect tangible neighbourhood-level upside.
The district median is 7/10.
Scores updated October 2026. On the map →
Why Laguna Green scores 5.31
Laguna Green scores 5.31 out of 10 on the TRIBE Resale Project Scorecard, Grade C, ranking 1784th of 2,350 resale condos scored in Singapore and 50th of 67 in District 16 (Bedok, Upper East Coast). Its strongest factors are MRT Proximity (8/10) and Project's Historical Performance (7/10); its weakest is Primary School Effect (2/10).
| Factor | This condoLaguna Green | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 7/10 | 6/10 | +0.25 | 59% of district |
| Primary School Effect20% | 2/10 | 9/10 | −1.40 | 9% of district |
| Project Size16% | 5/10 | 5/10 | ±0.00 | 44% of district |
| MRT Proximity13% | 8/10 | 9/10 | −0.13 | 5% 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% | 7/10 | 7/10 | ±0.00 | 47% 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 Green 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 Green Prices
By unit type at Laguna Green
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 2-bedroom1,119 sq ft | 1,119 sq ft | $1.55M to $1.63M | $1,421 psf | 4 |
| 3-bedroom1,442 sq ft | 1,442 sq ft | $1.82M to $1.88M | $1,281 psf | 3 |
Past transactions at Laguna Green
21 resales, Nov 2021 to Oct 2026 · median $1,386 psf · $1,384,000 to $2,400,000 · all 21 sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 20 Aug 2026 | 20 Jalan Hajijah | 2 | #02-29292BR | 2BR | 1,184 | $1,326 | $1,570,000 | Resale |
| 26 Jun 2026 | 20 Jalan Hajijah | 1 | #01-30303BR | 3BR | 1,518 | $1,239 | $1,880,000 | Resale |
| 25 May 2026 | 20 Jalan Hajijah | 3 | #03-15152BR | 2BR | 1,055 | $1,517 | $1,600,000 | Resale |
| 20 May 2026 | 20 Jalan Hajijah | 2 | #02-30303BR | 3BR | 1,313 | $1,386 | $1,820,000 | Resale |
| 19 Mar 2026 | 20 Jalan Hajijah | 3 | #03-25252BR | 2BR | 1,023 | $1,516 | $1,550,000 | Resale |
| 9 Mar 2026 | 20 Jalan Hajijah | 4 | #04-04043BR | 3BR | 1,442 | $1,281 | $1,848,000 | Resale |
| 19 Jan 2026 | 20 Jalan Hajijah | 1 | #01-29292BR | 2BR | 1,399 | $1,163 | $1,628,000 | Resale |
| 8 Aug 2025 | 20 Jalan Hajijah | 4 | #04-31313BR | 3BR | 1,270 | $1,527 | $1,940,000 | Resale |
| 11 Jun 2025 | 20 Jalan Hajijah | 1 | #01-08082BR | 2BR | 1,173 | $1,449 | $1,700,000 | Resale |
| 3 Jun 2025 | 20 Jalan Hajijah | 2 | #02-28282BR | 2BR | 1,066 | $1,492 | $1,590,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D16 |
|---|---|---|---|
| Nov 2021 – Jan 2022 | — | — | $1,203 psf |
| Feb–Apr 2022 | — | — | $1,244 psf |
| May–Jul 2022 | — | — | $1,327 psf |
| Aug–Oct 2022 | 1 | — | $1,347 psf |
| Nov 2022 – Jan 2023 | 1 | — | $1,351 psf |
| Feb–Apr 2023 | — | — | $1,353 psf |
| May–Jul 2023 | 1 | — | $1,437 psf |
| Aug–Oct 2023 | 1 | — | $1,432 psf |
| Nov 2023 – Jan 2024 | 1 | — | $1,462 psf |
| Feb–Apr 2024 | 1 | — | $1,476 psf |
| May–Jul 2024 | 1 | — | $1,476 psf |
| Aug–Oct 2024 | 2 | $1,464 psf | $1,469 psf |
| Nov 2024 – Jan 2025 | — | — | $1,551 psf |
| Feb–Apr 2025 | 2 | $1,444 psf | $1,549 psf |
| May–Jul 2025 | 2 | $1,471 psf | $1,494 psf |
| Aug–Oct 2025 | 1 | — | $1,556 psf |
| Nov 2025 – Jan 2026 | 1 | — | $1,484 psf |
| Feb–Apr 2026 | 2 | $1,399 psf | $1,543 psf |
| May–Jul 2026 | 3 | $1,386 psf | $1,525 psf |
| Aug–Oct 2026 | 1 | — | $1,599 psf |
A quarter is plotted from two sales up; the district line from ten.
Sellers here made a median +5.1% a year, ranked 6 of 34 in D16 and 91 of 715 condos. See the most profitable condos in D16 →
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
Laguna Green Rent
- Median rent a month
- $4,600
- Gross yield
- 3.5%
- Rental contracts
- 27
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 2-bedroom | $4,600 | $4,000 to $6,300 | 3.5% | 27 |
Rental contracts at Laguna Green
29 contracts, Sep 2025 to Aug 2026 · median $4,700 a month · $3,700 to $7,300
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 2BR | 1,000 to 1,100 sq ft | $4,000 |
| Aug 2026 | 2BR | 1,000 to 1,100 sq ft | $4,100 |
| Aug 2026 | 2BR | 1,000 to 1,100 sq ft | $4,600 |
| Jul 2026 | 2BR | 1,000 to 1,100 sq ft | $4,600 |
| Jul 2026 | 2BR | 1,100 to 1,200 sq ft | $6,400 |
| Jul 2026 | 2BR | 1,100 to 1,200 sq ft | $6,670 |
| May 2026 | 2BR | 1,100 to 1,200 sq ft | $4,700 |
| May 2026 | 2BR | 1,100 to 1,200 sq ft | $6,400 |
| May 2026 | 2BR | 2,200 to 2,300 sq ft | $6,800 |
| Apr 2026 | 2BR | 1,000 to 1,100 sq ft | $3,900 |
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 Green By stack
- Highest, stack 18
- $1,400 psf
- Lowest, stack 30
- $1,239 psf
- Stacks with 2+ resales
- 5
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 04 | $1,279 psf | 1,426 sq ft | Levels 3 to 4 | 2 |
| 08 | $1,374 psf | 1,119 sq ft | Levels 1 to 3 | 2 |
| 18 | $1,400 psf | 1,679 sq ft | Levels 1 to 3 | 2 |
| 29 | $1,245 psf | 1,292 sq ft | Levels 1 to 2 | 2 |
| 30 | $1,239 psf | 1,313 sq ft | Levels 1 to 3 | 3 |
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
Laguna Green Notes
How these numbers are worked out
- Grade C places Laguna Green 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: $1,326 psf at Laguna Green 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; the year before is Nov 2024 – Oct 2025, median $1,476 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.
- 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. "Most rents" is the middle half of contracts, shown from five up. 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.
- 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 (10 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 7 resale caveats at Laguna Green ranged from $1,163 psf to $1,517 psf: that spread is unit-level variation the score cannot see.
- Historical Performance is a percentile among projects of similar vintage (completed around 1998, 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), 470 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 Laguna Green for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.