Resale Project Scorecard
Lakeside Tower
D22 · Boon Lay, Jurong, Tuas · 99-year leasehold · completed 1981 · 144 units
Grade B, 6.23 out of 10, the 19th highest score among 22 resale condos in District 22.
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
- 48 yrs
- Resales, 12 months to Oct 2026
- 0
- To Lakeside MRT
- 810 m
3D model: block outlines © OpenStreetMap contributors, roof heights from OneMap 3D (SLA)
Lakeside Tower Score
- B
- Grade
- Score out of 10
- 6.23
- Highest score among 22 resale condos in District 22
- 19th
Solid, middle-of-the-pack project. Standout strengths: schools. Key weaknesses: tenure.
Project's Historical Performance25%7/10
Avg Ann. of +4.58% — near-median performance within its 1981-era cohort (67th percentile).
The district median is 7/10.
Primary School Effect20%9/10
2 primary schools within 1km (nearest: Lakeside Primary School at 0.71km). Exceptional school catchment — strong appeal for families with young children.
The district median is 10/10.
- Lakeside Primary School
- Shuqun Primary School
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
144 units — boutique development. Lower transaction frequency and limited shared facilities.
The district median is 8/10.
MRT Proximity13%6/10
810 m from Lakeside MRT (EW26) — moderate MRT proximity; walkable but not doorstep.
The district median is 8/10.
Rental Yield10%5/10
Rental yield of 3.42% — above-average income return.
The district median is 5.5/10.
Tenure10%2/10
99YR tenure — about 48 years remaining; severe lease decay meaningfully constrains financing, resale pool, and long-term value retention.
The district median is 7/10.
Future Transformation6%7/10
Strong future-catalyst exposure — closest driver: Corporation MRT (JS5, JRL1) at 1.94km. Well positioned for the URA DMP2025 / LTA upcoming-MRT pipeline; expect tangible neighbourhood-level upside.
The district median is 7.5/10.
Scores updated October 2026. On the map →
Why Lakeside Tower scores 6.23
Lakeside Tower scores 6.23 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 987th of 2,350 resale condos scored in Singapore and 19th of 22 in District 22 (Boon Lay, Jurong, Tuas). Its strongest factors are Primary School Effect (9/10) and Project's Historical Performance (7/10); its weakest is Tenure (2/10).
| Factor | This condoLakeside Tower | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 7/10 | 7/10 | ±0.00 | 29% of district |
| Primary School Effect20% | 9/10 | 10/10 | −0.20 | 43% of district |
| Project Size16% | 5/10 | 8/10 | −0.48 | 5% of district |
| MRT Proximity13% | 6/10 | 8/10 | −0.26 | 24% of district |
| Rental Yield10% | 5/10 | 5.5/10 | −0.05 | 10% of district |
| Tenure10% | 2/10 | 7/10 | −0.50 | 0% of district |
| Future Transformation6% | 7/10 | 7.5/10 | −0.03 | 33% of district |
Medians are across the 22 scored resale projects in District 22 (Boon Lay, Jurong, Tuas). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between Lakeside Tower and a median-profile project (7.77). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
Lakeside Tower Prices
No resale at Lakeside Tower in the 12 months to October 2026.
Past transactions at Lakeside Tower
4 resales, Nov 2021 to Oct 2026 · median $767 psf · $1,450,000 to $2,150,000 · 3 of the 3 with a purchase on record sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 19 Nov 2024 | 9G Yuan Ching Road | 14 | #14-70702BR | 2BR | 1,970 | $802 | $1,580,000 | Resale |
| 14 Aug 2024 | 9G Yuan Ching Road | 3 | #03-70702BR | 2BR | 1,970 | $812 | $1,600,000 | Resale |
| 18 Jan 2022 | 9G Yuan Ching Road | 11 | #11-76764BR | 4BR | 1,981 | $732 | $1,450,000 | Resale |
| 17 Jan 2022 | 9G Yuan Ching Road | 19 | #19-76764BR | 4BR | 3,875 | $555 | $2,150,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D22 |
|---|---|---|---|
| Nov 2021 – Jan 2022 | 2 | $644 psf | $1,180 psf |
| Feb–Apr 2022 | — | — | $1,163 psf |
| May–Jul 2022 | — | — | $1,179 psf |
| Aug–Oct 2022 | — | — | $1,230 psf |
| Nov 2022 – Jan 2023 | — | — | $1,205 psf |
| Feb–Apr 2023 | — | — | $1,240 psf |
| May–Jul 2023 | — | — | $1,265 psf |
| Aug–Oct 2023 | — | — | $1,258 psf |
| Nov 2023 – Jan 2024 | — | — | $1,308 psf |
| Feb–Apr 2024 | — | — | $1,358 psf |
| May–Jul 2024 | — | — | $1,389 psf |
| Aug–Oct 2024 | 1 | — | $1,351 psf |
| Nov 2024 – Jan 2025 | 1 | — | $1,447 psf |
| Feb–Apr 2025 | — | — | $1,395 psf |
| May–Jul 2025 | — | — | $1,414 psf |
| Aug–Oct 2025 | — | — | $1,433 psf |
| Nov 2025 – Jan 2026 | — | — | $1,510 psf |
| Feb–Apr 2026 | — | — | $1,483 psf |
| May–Jul 2026 | — | — | $1,548 psf |
| Aug–Oct 2026 | — | — | $1,355 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 →
Lakeside Tower Notes
How these numbers are worked out
- Grade B places Lakeside Tower 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.
- 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. A specific unit's value depends on floor, size, facing and condition.
- 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.
- 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.
- Recent price evidence is thin: no resale caveats in the 12 months to October 2026. The Historical Performance factor (7/10) rests on the 10-year record, not on this window.
- Historical Performance is a percentile among projects of similar vintage (completed around 1981, 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 Lakeside MRT (EW26), 810 m in a straight line. The walking route is usually longer, and bus links are not scored.
- Primary School Effect counts the 2 primary schools within 1 km on OneMap's School Query (the school's land boundary to the block's building outline, the measure MOE uses for P1), weighted by recent P1 ballot demand. A school counts when any block is within 1 km, so confirm your own block's postal code before relying on it.
- 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 Lakeside Tower for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.