CGrade

Resale Project Scorecard

The Lanai

D23 · Bukit Batok, Bukit Panjang, Choa Chu Kang · 999-year leasehold · completed 2014 · 214 units

Grade C, 5.28 out of 10, the 59th highest score among 70 resale condos in District 23.

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 →

Tenure: 999-year
Resales, 12 months to Oct 2026: 15
To Hume MRT: 780 m

3D model: block outlines © OpenStreetMap contributors, roof heights from OneMap 3D (SLA)

The Lanai Score

C
Grade
Score out of 10: 5.28
Highest score among 70 resale condos in District 23: 59th

Below-average project with notable weaknesses. Standout strengths: tenure, project size. Key weaknesses: rental yield, future transformation.

Project's Historical Performance25%4/10

Avg Ann. of +0.84% — below-median performance vs same-vintage peers (35th percentile of 2014-era cohort).

The district median is 6/10.

Primary School Effect20%3/10

1 primary school within 1km (Lianhua Primary School, 0.75km away), and it is undersubscribed. Limited school draw for families prioritising Primary 1 registration.

The district median is 7/10.

Lianhua 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%8/10

214 units — good project size supporting active resale market and adequate facilities.

The district median is 8/10.

MRT Proximity13%7/10

780 m from Hume MRT (DT4) — short walk to MRT, good transport convenience.

The district median is 8/10.

Rental Yield10%3/10

Rental yield of 2.55% — below-average income return.

The district median is 5/10.

Tenure10%10/10

999-year tenure — effectively freehold from a valuation standpoint.

The district median is 8.5/10.

Future Transformation6%3/10

Limited future-catalyst exposure — nearest is Toh Guan MRT (JE4, JRL2) at 2.65km, far enough that the impact on this project is modest.

The district median is 3.5/10.

Scores updated October 2026. On the map →

Why The Lanai scores 5.28

The Lanai scores 5.28 out of 10 on the TRIBE Resale Project Scorecard, Grade C, ranking 1806th of 2,350 resale condos scored in Singapore and 59th of 70 in District 23 (Bukit Batok, Bukit Panjang, Choa Chu Kang). Its strongest factors are Tenure (10/10) and Project Size (8/10); its weakest is Future Transformation (3/10).

Factor	This condoThe Lanai	DistrictDistrict median	EffectEffect on score	Scores above
Project's Historical Performance25%	4/10	6/10	−0.50	13% of district
Primary School Effect20%	3/10	7/10	−0.80	6% of district
Project Size16%	8/10	8/10	±0.00	38% of district
MRT Proximity13%	7/10	8/10	−0.13	32% of district
Rental Yield10%	3/10	5/10	−0.20	13% of district
Tenure10%	10/10	8.5/10	+0.15	57% of district
Future Transformation6%	3/10	3.5/10	−0.03	28% of district

Medians are across the 70 scored resale projects in District 23 (Bukit Batok, Bukit Panjang, Choa Chu Kang). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between The Lanai and a median-profile project (6.78). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.

The Lanai Prices

By unit type at The Lanai

Unit type	Size	Sold for	Median PSF	Sales
2-bedroom958 sq ft	958 sq ft	$1.47M to $1.51M	$1,566 psf	3
3-bedroom1,184 sq ft	1,184 sq ft	$1.70M to $2.30M	$1,735 psf	10
4-bedroom1,459 sq ft	1,459 sq ft	$2.35M	$1,626 psf	2

Past transactions at The Lanai

Unit

15 resales, Nov 2025 to Oct 2026 · median $1,689 psf · $1,470,000 to $2,400,000 · all 15 sold at a profit

								Sale
4 Sep 2026	144 Hillview Avenue	2	#02-21213BR · Blk 144	3BR	1,076	$1,644	$1,770,000	Resale
17 Jul 2026	144 Hillview Avenue	8	#08-22223BR · Blk 144	3BR	1,184	$1,730	$2,048,000	Resale
6 Jul 2026	144 Hillview Avenue	7	#07-20203BR · Blk 144	3BR	1,044	$1,763	$1,841,000	Resale
23 Mar 2026	140 Hillview Avenue	3	#03-02023BR · Blk 140	3BR	1,184	$1,739	$2,058,888	Resale
23 Mar 2026	140 Hillview Avenue	6	#06-02023BR · Blk 140	3BR	1,184	$1,740	$2,060,000	Resale
23 Mar 2026	140 Hillview Avenue	5	#05-06062BR · Blk 140	2BR	958	$1,566	$1,500,000	Resale
10 Mar 2026	140 Hillview Avenue	1	#01-15154BR · Blk 140	4BR	1,615	$1,486	$2,400,000	Resale
9 Mar 2026	140 Hillview Avenue	6	#06-04042BR · Blk 140	2BR	958	$1,576	$1,510,000	Resale
25 Feb 2026	140 Hillview Avenue	8	#08-11113BR · Blk 140	3BR	1,302	$1,766	$2,300,000	Resale
12 Feb 2026	140 Hillview Avenue	2	#02-08084BR · Blk 140	4BR	1,302	$1,766	$2,300,000	Resale

Median PSF by month

The LanaiD23, all resale condos

Show as a table

Period	Sales	Median PSF	D23
Nov 2025	2	$1,607 psf	$1,517 psf
Dec 2025	3	$1,689 psf	$1,542 psf
Jan 2026	—	—	$1,437 psf
Feb 2026	2	$1,766 psf	$1,466 psf
Mar 2026	5	$1,576 psf	$1,501 psf
Apr 2026	—	—	$1,482 psf
May 2026	—	—	$1,523 psf
Jun 2026	—	—	$1,514 psf
Jul 2026	2	$1,747 psf	$1,506 psf
Aug 2026	—	—	$1,444 psf
Sep 2026	1	—	$1,506 psf
Oct 2026	—	—	—

A month is plotted from two sales up; the district line from ten.

Resales by month

Sellers here made a median +1.3% a year, ranked 46 of 50 in D23 and 612 of 715 condos. See the most profitable condos in D23 →

URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →

The Lanai Rent

Median rent a month: $3,900 to $5,500
Gross yield: 2.6% to 3.1%
Rental contracts: 64

Unit type	Median rent	Most rents	Gross yield	LetsContracts
2-bedroom	$3,900	$3,900 to $4,000	3.1%	28
3-bedroom	$4,500	$4,430 to $5,000	2.6%	31
4-bedroom	$5,500	$5,500 to $5,600	2.8%	5

Rental contracts at The Lanai

64 contracts, Sep 2025 to Aug 2026 · median $4,400 a month · $3,800 to $5,800

Month	Type	Size	Rent a month
Aug 2026	2BR	900 to 1,000 sq ft	$3,800
Aug 2026	2BR	900 to 1,000 sq ft	$3,800
Aug 2026	2BR	900 to 1,000 sq ft	$4,000
Aug 2026	2BR	900 to 1,000 sq ft	$4,000
Aug 2026	3BR	1,000 to 1,100 sq ft	$4,400
Aug 2026	3BR	1,100 to 1,200 sq ft	$4,800
Aug 2026	3BR	1,100 to 1,200 sq ft	$5,000
Jul 2026	2BR	900 to 1,000 sq ft	$3,900
Jul 2026	2BR	900 to 1,000 sq ft	$3,950
Jul 2026	3BR	1,000 to 1,100 sq ft	$4,200

URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.

The Lanai By stack

Highest, stack 11: $1,766 psf
Lowest, stack 18: $1,548 psf
Stacks with 2+ resales: 12

Stack	Median PSF	Size	Sold on	Sales
01	$1,614 psf	1,044 sq ft	Levels 8 to 10	2
02	$1,672 psf	1,184 sq ft	Levels 2 to 9	8
06	$1,566 psf	958 sq ft	Levels 5 to 8	2
11	$1,766 psf	1,302 sq ft	Levels 6 to 8	2
13	$1,610 psf	947 sq ft	Levels 2 to 7	3
14	$1,558 psf	958 sq ft	Levels 2 to 8	4
17	$1,628 psf	1,216 sq ft	Levels 2 to 9	2
18	$1,548 psf	1,227 sq ft	Levels 3 to 7	3

Show the other 4 stacks

Stack	Median PSF	Size	Sold on	Sales
19	$1,692 psf	1,109 sq ft	Levels 6 to 7	2
20	$1,595 psf	1,044 sq ft	Levels 3 to 10	6
21	$1,602 psf	1,044 sq ft	Levels 2 to 10	6
22	$1,605 psf	1,184 sq ft	Levels 5 to 10	5

URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →

The Lanai Notes

How these numbers are worked out

Grade C places The Lanai 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: $1,689 psf at The Lanai against $1,495 psf across District 23, 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 $1,613 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 (8 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 15 resale caveats at The Lanai ranged from $1,486 psf to $1,766 psf: that spread is unit-level variation the score cannot see.
Historical Performance is a percentile among projects of similar vintage (completed around 2014, 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 Hume MRT (DT4), 780 m in a straight line. The walking route is usually longer, and bus links are not scored.
Primary School Effect counts the one primary school 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 The Lanai for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.

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The Lanai Key facts

District: D23, Bukit Batok, Bukit Panjang, Choa Chu Kang
Tenure: 999-year leasehold
Completed: 2014
Total units: 214

The Lanai Nearby

MRT and LRT (5)

Hume (DT4)780 m
Hillview (DT3)870 m
Bukit Gombak (NS3)1.1 km
Bukit Batok (NS2)1.4 km
Cashew (DT2)1.5 km

Primary schools within 1 km (1)

Lianhua Primary SchoolWithin 1 km (OneMap, all 3 blocks) · 2 Bukit Batok Street 52750 m

Bus stops (5)

Opp Hillview AptsHillview AveBuses 173, 176, 177, 653, 963, 97030 m
Hillview AptsHillview AveBuses 173, 176, 177, 653, 963, 97050 m
Mont Botanik ResidenceJln RemajaBuses 173120 m
Opp HillbrooksHillview AveBuses 176, 177, 653, 963, 970170 m
Aft Jln RemajaJln Batu NilamBuses 173180 m

Secondary schools (5)

Hillgrove Secondary School10 Bukit Batok Street 52990 m
Assumption English School622 Upper Bukit Timah Road1.4 km
Bukit View Secondary School16 Bukit Batok Street 211.5 km
Swiss Cottage Secondary School3 Bukit Batok Street 341.5 km
Assumption Pathway School30 Cashew Road1.6 km

Childcare (5)

Maplebear Prep School63 Hillview Avenue, #02-08, Lam Soon Industrial Building160 m
Aaytozee Learning Cove21 Chu Lin Road, Bamboo Grove Park210 m
Loveshine Montessori Schoolhouse8 Chu Lin Road, Bamboo Grove Park250 m
Aaytozee @ Hillview2 Jalan Dermawan280 m
Starshine Montessori Childcare Center2 Hillview Way330 m

Straight-line distances from the nearest block of The Lanai, stations to their nearest exit; the walk is longer. Only primary schools within 1 km are listed: OneMap School Query's answer for each block of The Lanai, the measure MOE uses for Primary 1; the figure beside a school is our straight line from the nearest block to the school's land boundary. Living within 1 km does not guarantee a Primary 1 place. Check your block on OneMap → Data: LTA, MOE, ECDA and URA, under the Singapore Open Data Licence.

The Lanai Similar condos

All 70 in District 23 →

Live on PropertyGuruSee The Lanai listings for sale Ask TRIBE on WhatsApp

The Lanai Questions

What does The Lanai's RPS grade say — and not say — in 2026?

The Lanai scores 5.28/10 on the TRIBE Resale Project Scorecard (Grade C), which places it 1806th of 2,350 Singapore resale condos and 59th of 70 in District 23 (Bukit Batok, Bukit Panjang, Choa Chu Kang). Below-average project with notable weaknesses. Standout strengths: tenure, project size. Key weaknesses: rental yield, future transformation. 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. It does not assess a specific unit or its asking price; the price, stack, floor, facing and condition still decide the outcome.

Why does The Lanai score Grade C, and what would move it?

A District 23 (Bukit Batok, Bukit Panjang, Choa Chu Kang) project sitting at the district median on all seven factors would score 6.78; The Lanai scores 5.28, 1.50 points below it. It gains most from Tenure (10/10 against a median of 8.5, +0.15). It gives up most on Primary School Effect (3/10 against a median of 7, −0.80), Project's Historical Performance (4/10 against a median of 6, −0.50) and Rental Yield (3/10 against a median of 5, −0.20). The grade is a percentile split of the score across all scored condos, targeting roughly 10% S, 20% A, 40% B, 20% C and 10% D — published shares land close to that rather than exactly on it, because condos on the same score always take the same grade. The letter moves only when the score crosses a cut that shifts with each refresh.

What is the average PSF at The Lanai?

In the 12 months to October 2026 (Nov 2025 – Oct 2026), URA REALIS records 15 resale transactions at The Lanai, at a median of $1,689 psf and a median price of $2.05M (range $1,486 psf to $1,766 psf). The median PSF is up 4.7% on the previous 12 months (Nov 2024 – Oct 2025, $1,613 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.

How much does a unit at The Lanai cost?

In the 12 months to October 2026 (Nov 2025 – Oct 2026), 2-bedroom units of about 958 sq ft sold for $1.47M to $1.51M (3 sales), 3-bedroom units of about 1,184 sq ft sold for $1.70M to $2.30M (10 sales) and 4-bedroom units of about 1,459 sq ft sold at a median of $2.35M (2 sales) at The Lanai. These are URA REALIS resale caveats, grouped by bedroom count; within a type, floor, facing and condition move the price.

How much is the rent at The Lanai, and what is the rental yield?

In the 12 months to August 2026 (Sep 2025 – Aug 2026), 2-bedroom units let at a median of $3,900 a month (28 contracts, about 3.1% gross yield), 3-bedroom units let at a median of $4,500 a month (31 contracts, about 2.6% gross yield) and 4-bedroom units let at a median of $5,500 a month (5 contracts, about 2.8% gross yield) at The Lanai, from URA rental contracts. Gross yield is a year of the median rent over the median resale price of the same unit type in the 12 months to October 2026, before maintenance fees, property tax, agent fees, vacancy and mortgage interest.

How far is The Lanai from the nearest MRT station?

The Lanai is about 780 m from Hume MRT (DT4), scoring 7/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.

How does The Lanai compare with Hillvista?

Hillvista is the project scored next to The Lanai on the District 23 ranking: 5.37 (Grade C) against The Lanai's 5.28 (Grade C). The Lanai scores higher on Project Size (8 vs 5) and Future Transformation (3 vs 2); Hillvista scores higher on Project's Historical Performance (6 vs 4) and MRT Proximity (8 vs 7).

Which primary schools are within 1km of The Lanai?

One primary school is within 1km of The Lanai on OneMap's School Query, measured from the development's nearest block: Lianhua Primary School. The list follows OneMap's School Query, which measures from the school's land boundary to each block's building outline the way MOE does for Primary 1 registration. A school is listed when any block of the development is within 1km, so blocks at the far end can fall outside it. For your own block, check its postal code on OneMap's School Query at https://www.onemap.gov.sg/school. The Lanai scores 3/10 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 The Lanai, and how big is the project?

The Lanai is 999-year leasehold, was completed in 2014 and has 214 units. 999-year tenure — effectively freehold from a valuation standpoint. 214 units — good project size supporting active resale market and adequate facilities. Tenure carries 10% of the RPS score and Project Size 16%.