Resale Project Scorecard
Lakeview Estate
D20 · Ang Mo Kio, Bishan, Thomson · 99-year leasehold · completed 1977 · 240 units
Grade D, 4.40 out of 10, the 44th highest score among 44 resale condos in District 20.
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
- 50 yrs
- Resales, 12 months to Oct 2026
- 12
- To Marymount MRT
- 450 m
Photo: ProjectManhattan, CC BY-SA 3.0 (Wikimedia Commons)
Lakeview Estate Score
- D
- Grade
- Score out of 10
- 4.40
- Highest score among 44 resale condos in District 20
- 44th
Weak project — significant gaps in multiple factors. Standout strengths: MRT access, project size. Key weaknesses: future transformation, schools.
Project's Historical Performance25%4/10
Avg Ann. of +2.71% — below-median performance vs same-vintage peers (37th percentile of 1977-era cohort).
The district median is 7/10.
Primary School Effect20%1/10
School proximity could not be measured — address geocoding incomplete for this development.
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%8/10
240 units — good project size supporting active resale market and adequate facilities.
The district median is 7.5/10.
MRT Proximity13%8/10
0.45km from Marymount MRT (CC16) — short walk to MRT, good transport convenience.
The district median is 9/10.
Rental Yield10%3/10
Rental yield of 2.65% — below-average income return.
The district median is 3/10.
Tenure10%4/10
99YR tenure — about 50 years remaining; lease decay is starting to impact bank valuations and CPF usage.
The district median is 8/10.
Future Transformation6%3/10
No usable coordinates for this project — Future Transformation defaulted to a neutral 3/10 pending geocode fix.
The district median is 4/10.
Scores updated October 2026.
Why Lakeview Estate scores 4.40
Lakeview Estate scores 4.40 out of 10 on the TRIBE Resale Project Scorecard, Grade D, ranking 2216th of 2,350 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).
| Factor | This condoLakeview Estate | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 4/10 | 7/10 | −0.75 | 2% of district |
| Primary School Effect20% | 1/10 | 9/10 | −1.60 | 0% of district |
| Project Size16% | 8/10 | 7.5/10 | +0.08 | 51% of district |
| MRT Proximity13% | 8/10 | 9/10 | −0.13 | 14% of district |
| Rental Yield10% | 3/10 | 3/10 | ±0.00 | 28% of district |
| Tenure10% | 4/10 | 8/10 | −0.40 | 5% of district |
| Future Transformation6% | 3/10 | 4/10 | −0.06 | 0% of district |
Medians are across the 44 scored resale projects in District 20 (Ang Mo Kio, Bishan, Thomson). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between Lakeview Estate and a median-profile project (7.26). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
Lakeview Estate Prices
By unit type at Lakeview Estate
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 3-bedroom1,615 sq ft | 1,615 sq ft | $1.60M to $1.98M | $1,049 psf | 12 |
Past transactions at Lakeview Estate
12 resales, Nov 2025 to Oct 2026 · median $1,049 psf · $1,600,000 to $1,980,000 · 4 of the 4 with a purchase on record sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 21 Sep 2026 | Blk 97B | 21 | #21-06063BR · Blk 97B | 3BR | 1,615 | $1,226 | $1,980,000 | Resale |
| 29 Jul 2026 | Blk 97C | 16 | #16-09093BR · Blk 97C | 3BR | 1,615 | $1,053 | $1,700,000 | Resale |
| 28 Jul 2026 | Blk 97C | 4 | #04-12123BR · Blk 97C | 3BR | 1,615 | $1,028 | $1,660,000 | Resale |
| 12 May 2026 | Blk 97C | 21 | #21-11113BR · Blk 97C | 3BR | 1,615 | $1,146 | $1,850,000 | Resale |
| 14 Apr 2026 | Blk 97A | 4 | #04-01013BR · Blk 97A | 3BR | 1,615 | $1,009 | $1,628,888 | Resale |
| 27 Mar 2026 | Blk 97A | 16 | #16-04043BR · Blk 97A | 3BR | 1,615 | $1,022 | $1,650,000 | Resale |
| 19 Mar 2026 | Blk 97A | 21 | #21-02023BR · Blk 97A | 3BR | 1,615 | $1,070 | $1,728,000 | Resale |
| 11 Mar 2026 | Blk 97C | 2 | #02-11113BR · Blk 97C | 3BR | 1,615 | $991 | $1,600,000 | Resale |
| 3 Mar 2026 | Blk 97B | 17 | #17-07073BR · Blk 97B | 3BR | 1,615 | $1,127 | $1,820,000 | Resale |
| 13 Feb 2026 | Blk 97B | 12 | #12-06063BR · Blk 97B | 3BR | 1,615 | $1,045 | $1,688,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D20 |
|---|---|---|---|
| Nov 2025 | — | — | $2,115 psf |
| Dec 2025 | — | — | $1,961 psf |
| Jan 2026 | 1 | — | $2,048 psf |
| Feb 2026 | 2 | $1,049 psf | $1,986 psf |
| Mar 2026 | 4 | $1,046 psf | $1,893 psf |
| Apr 2026 | 1 | — | $1,889 psf |
| May 2026 | 1 | — | $2,019 psf |
| Jun 2026 | — | — | $2,084 psf |
| Jul 2026 | 2 | $1,041 psf | $1,960 psf |
| Aug 2026 | — | — | $1,987 psf |
| Sep 2026 | 1 | — | $1,933 psf |
| Oct 2026 | — | — | — |
A month 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 →
Lakeview Estate By stack
- Highest, stack 02
- $1,098 psf
- Lowest, stack 11
- $991 psf
- Stacks with 2+ resales
- 10
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 01 | $1,009 psf | 1,615 sq ft | Levels 3 to 12 | 5 |
| 02 | $1,098 psf | 1,615 sq ft | Levels 5 to 21 | 5 |
| 04 | $1,022 psf | 1,615 sq ft | Levels 8 to 16 | 3 |
| 05 | $1,050 psf | 1,615 sq ft | Levels 12 to 17 | 2 |
| 06 | $1,084 psf | 1,615 sq ft | Levels 12 to 21 | 3 |
| 07 | $1,084 psf | 1,615 sq ft | Levels 3 to 17 | 4 |
| 08 | $1,053 psf | 1,615 sq ft | Levels 3 to 17 | 3 |
| 10 | $1,049 psf | 1,615 sq ft | Levels 3 to 17 | 2 |
Show the other 2 stacks
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 11 | $991 psf | 1,615 sq ft | Levels 2 to 21 | 5 |
| 12 | $1,056 psf | 1,615 sq ft | Levels 4 to 18 | 4 |
URA REALIS resale caveats, 2022 to Oct 2026.
Lakeview Estate Notes
How these numbers are worked out
- Grade D places Lakeview Estate 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: $1,049 psf at Lakeview Estate against $1,990 psf across District 20, 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 $1,131 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.
- 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 (2 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 12 resale caveats at Lakeview Estate ranged from $991 psf to $1,226 psf: that spread is unit-level variation the score cannot see.
- Historical Performance is a percentile among projects of similar vintage (completed around 1977, 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 Marymount MRT (CC16), 450 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.