RPS · Resale Project Scorecard
Lakeview Estate — Grade D
RPS score 4.40/10 · D20 · Ang Mo Kio, Bishan, Thomson · 240 units · scored across 7 weighted factors — methodology published.
99YR · Housing and Urban Development Company (HUDC) · TOP 1977
Weak project — significant gaps in multiple factors. Standout strengths: MRT access, project size. Key weaknesses: future transformation, schools.
Factor breakdown
- Project's Historical Performance25% weight
- 4/10
- Primary School Effect20% weight
- 1/10
- Project Size16% weight
- 8/10
- MRT Proximity13% weight
- 8/10
- Rental Yield10% weight
- 3/10
- Tenure10% weight
- 4/10
- Future Transformation6% weight
- 3/10
Avg Ann. of +2.71% — below-median performance vs same-vintage peers (37th percentile of 1977-era cohort).
School proximity could not be measured — address geocoding incomplete for this development.
240 units — good project size supporting active resale market and adequate facilities.
0.45km from Marymount Mrt Stn (CC16) — short walk to MRT, good transport convenience.
Rental yield of 2.65% — below-average income return.
99YR tenure — about 50 years remaining; lease decay is starting to impact bank valuations and CPF usage.
No usable coordinates for this project — Future Transformation defaulted to a neutral 3/10 pending geocode fix.
See live Lakeview Estate listings for sale on PropertyGuru →
The verdict· Scores updated September 2026
Lakeview Estate scores 4.40 out of 10 on the TRIBE Resale Project Scorecard, Grade D, ranking 2206th of 2,357 resale condos scored in Singapore and 44th of 44 in District 20 (Ang Mo Kio, Bishan, Thomson). Its strongest factors are Project Size (8/10) and MRT Proximity (8/10); its weakest is Primary School Effect (1/10). Weak project — significant gaps in multiple factors. Standout strengths: MRT access, project size. Key weaknesses: future transformation, schools.
See all 44 scored condos in District 20 (Ang Mo Kio, Bishan, Thomson) →
RPS · Resale Project Scorecard
Recent resale transactions at Lakeview Estate
12 months to September 2026 (Oct 2025 – Sep 2026): 11 resale transactions, median $1,045 psf, median price $1.69M. Median PSF is down 7.6% on the previous 12 months (Oct 2024 – Sep 2025, $1,131 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | — | — | — |
| Jan–Mar 2026 | 7 | $1,045 psf | $1.69M |
| Apr–Jun 2026 | 2 | $1,078 psf | $1.74M |
| Jul–Sep 2026 | 2 | $1,041 psf | $1.68M |
| 12-month total | 11 | $1,045 psf | $1.69M |
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.
Lakeview Estate: frequently asked questions
Answers generated from the scorecard data — RPS rank 2206th of 2,357, scores updated September 2026.
- Is Lakeview Estate a good buy in 2026?
- Lakeview Estate scores 4.40/10 on the TRIBE Resale Project Scorecard (Grade D), which places it 2206th of 2,357 Singapore resale condos and 44th of 44 in District 20 (Ang Mo Kio, Bishan, Thomson). Weak project — significant gaps in multiple factors. Standout strengths: MRT access, project size. Key weaknesses: future transformation, schools. 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 Lakeview Estate?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 11 resale transactions at Lakeview Estate, at a median of $1,045 psf and a median price of $1.69M (range $991 psf to $1,146 psf). The median PSF is down 7.6% on the previous 12 months (Oct 2024 – Sep 2025, $1,131 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Lakeview Estate from the nearest MRT station?
- Lakeview Estate is about 450m from Marymount MRT (CC16), 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 Lakeview Estate compare with Flora View?
- Flora View is the project scored next to Lakeview Estate on the District 20 ranking: 4.58 (Grade D) against Lakeview Estate's 4.40 (Grade D). Lakeview Estate scores higher on Project Size (8 vs 3) and MRT Proximity (8 vs 4); Flora View scores higher on Tenure (4 vs 10) and Rental Yield (3 vs 7).
- What is the tenure of Lakeview Estate, and how big is the project?
- Lakeview Estate is 99-year leasehold, completed in 1977, has 240 units, developed by Housing and Urban Development Company (HUDC). 99YR tenure — about 50 years remaining; lease decay is starting to impact bank valuations and CPF usage. 240 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 Lakeview Estate in Ang Mo Kio, Bishan, Thomson
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
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