RPS · Resale Project Scorecard
Lakeholmz — Grade S
RPS score 7.92/10 · D22 · Boon Lay, Jurong, Tuas · 369 units · scored across 7 weighted factors — methodology published.
99YR · MCL Land · TOP 2005
Top-tier project across nearly every dimension. Standout strengths: schools, future transformation.
Factor breakdown
- Project's Historical Performance25% weight
- 7/10
- Primary School Effect20% weight
- 10/10
- Project Size16% weight
- 8/10
- MRT Proximity13% weight
- 8/10
- Rental Yield10% weight
- 6/10
- Tenure10% weight
- 7/10
- Future Transformation6% weight
- 9/10
Avg Ann. of +4.09% — near-median performance within its 2005-era cohort (68th percentile).
4 primary schools within 1km (nearest: BOON LAY GARDEN PRIMARY SCHOOL at 0.35km). Exceptional school catchment — strong appeal for families with young children.
369 units — good project size supporting active resale market and adequate facilities.
0.58km from Lakeside Mrt Stn (EW26) — short walk to MRT, good transport convenience.
Rental yield of 3.50% — above-average income return.
99YR tenure — about 74 years remaining; some long-term decay exposure but not imminent.
Exceptional future-catalyst exposure — closest driver: Corporation MRT (JS5, JRL1) at 0.95km. Sits directly within a URA Masterplan zone or new MRT catchment; significant urban-uplift tailwind as the pipeline opens.
Primary schools within 1km: BOON LAY Garden Primary School, Lakeside Primary School, Rulang Primary School, Shuqun Primary School.
The verdict· Scores updated September 2026
Lakeholmz scores 7.92 out of 10 on the TRIBE Resale Project Scorecard, Grade S, ranking 99th of 2,357 resale condos scored in Singapore and 7th of 22 in District 22 (Boon Lay, Jurong, Tuas). Its strongest factors are Primary School Effect (10/10) and Future Transformation (9/10); its weakest is Rental Yield (6/10). Top-tier project across nearly every dimension. Standout strengths: schools, future transformation.
See all 22 scored condos in District 22 (Boon Lay, Jurong, Tuas) →
RPS · Resale Project Scorecard
Recent resale transactions at Lakeholmz
12 months to September 2026 (Oct 2025 – Sep 2026): 7 resale transactions, median $1,305 psf, median price $1.71M. Median PSF is up 1.9% on the previous 12 months (Oct 2024 – Sep 2025, $1,281 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 2 | $1,271 psf | $1.30M |
| Jan–Mar 2026 | — | — | — |
| Apr–Jun 2026 | 4 | $1,328 psf | $1.88M |
| Jul–Sep 2026 | 1 | $1,359 psf | $2.05M |
| 12-month total | 7 | $1,305 psf | $1.71M |
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.
Lakeholmz: frequently asked questions
Answers generated from the scorecard data — RPS rank 99th of 2,357, scores updated September 2026.
- Is Lakeholmz a good buy in 2026?
- Lakeholmz scores 7.92/10 on the TRIBE Resale Project Scorecard (Grade S), which places it 99th of 2,357 Singapore resale condos and 7th of 22 in District 22 (Boon Lay, Jurong, Tuas). Top-tier project across nearly every dimension. Standout strengths: schools, future transformation. 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 Lakeholmz?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 7 resale transactions at Lakeholmz, at a median of $1,305 psf and a median price of $1.71M (range $1,271 psf to $1,389 psf). The median PSF is up 1.9% on the previous 12 months (Oct 2024 – Sep 2025, $1,281 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Lakeholmz from the nearest MRT station?
- Lakeholmz is about 580m from Lakeside MRT (EW26), scoring 8/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does Lakeholmz compare with Westwood Residences?
- Westwood Residences is the project scored next to Lakeholmz on the District 22 ranking: 8.00 (Grade S) against Lakeholmz's 7.92 (Grade S). Lakeholmz scores higher on Primary School Effect (10 vs 7) and MRT Proximity (8 vs 6); Westwood Residences scores higher on Project's Historical Performance (7 vs 10) and Rental Yield (6 vs 8).
- Which primary schools are within 1km of Lakeholmz?
- 4 primary schools are within 1km of Lakeholmz: BOON LAY Garden Primary School, Lakeside Primary School, Rulang Primary School, Shuqun Primary School. 4 primary schools within 1km (nearest: BOON LAY GARDEN PRIMARY SCHOOL at 0.35km). Exceptional school catchment — strong appeal for families with young children. Lakeholmz scores 10/10 on the Primary School Effect factor (20% of the RPS score), which weights each school by its recent P1 ballot demand.
- What is the tenure of Lakeholmz, and how big is the project?
- Lakeholmz is 99-year leasehold, completed in 2005, has 369 units, developed by MCL Land. 99YR tenure — about 74 years remaining; some long-term decay exposure but not imminent. 369 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 Lakeholmz in Boon Lay, Jurong, Tuas
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
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