RPS · Resale Project Scorecard
Villas Laguna — Grade B
RPS score 6.44/10 · D16 · Bedok, Upper East Coast · 31 units · scored across 7 weighted factors — methodology published.
FH · Sincere Properties Pte Ltd · TOP 1993
Solid, middle-of-the-pack project. Standout strengths: tenure, schools. Key weaknesses: project size, total returns.
Factor breakdown
- Project's Historical Performance25% weight
- 6/10
- Primary School Effect20% weight
- 9/10
- Project Size16% weight
- 3/10
- MRT Proximity13% weight
- 8/10
- Rental Yield10% weight
- 2/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 7/10
Avg Ann. of +3.57% — near-median performance within its 1993-era cohort (52th percentile).
2 primary schools within 1km (nearest: TEMASEK PRIMARY SCHOOL at 0.87km). Exceptional school catchment — strong appeal for families with young children.
31 units — very small project; niche product with thin resale market.
0.43km from Bayshore Mrt Stn (TE29) — short walk to MRT, good transport convenience.
Rental yield of 2.37% — weak income return.
Freehold tenure — no lease decay concerns, preserves long-term value.
Strong future-catalyst exposure — closest driver: Bayshore MRT (TE29, TEL5) at 0.16km. Well positioned for the URA DMP2025 / LTA upcoming-MRT pipeline; expect tangible neighbourhood-level upside.
Primary schools within 1km: Temasek Primary School, Bedok Green Primary School.
The verdict· Scores updated September 2026
Villas Laguna scores 6.44 out of 10 on the TRIBE Resale Project Scorecard, Grade B, ranking 702nd of 2,357 resale condos scored in Singapore and 35th of 68 in District 16 (Bedok, Upper East Coast). Its strongest factors are Tenure (10/10) and Primary School Effect (9/10); its weakest is Rental Yield (2/10). Solid, middle-of-the-pack project. Standout strengths: tenure, schools. Key weaknesses: project size, total returns.
See all 68 scored condos in District 16 (Bedok, Upper East Coast) →
RPS · Resale Project Scorecard
Recent resale transactions at Villas Laguna
12 months to September 2026 (Oct 2025 – Sep 2026): 2 resale transactions, median $1,639 psf, median price $2.50M.
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | — | — | — |
| Jan–Mar 2026 | — | — | — |
| Apr–Jun 2026 | 1 | $1,678 psf | $2.51M |
| Jul–Sep 2026 | 1 | $1,599 psf | $2.50M |
| 12-month total | 2 | $1,639 psf | $2.50M |
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.
Villas Laguna: frequently asked questions
Answers generated from the scorecard data — RPS rank 702nd of 2,357, scores updated September 2026.
- Is Villas Laguna a good buy in 2026?
- Villas Laguna scores 6.44/10 on the TRIBE Resale Project Scorecard (Grade B), which places it 702nd of 2,357 Singapore resale condos and 35th of 68 in District 16 (Bedok, Upper East Coast). Solid, middle-of-the-pack project. Standout strengths: tenure, schools. Key weaknesses: project size, total returns. 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 Villas Laguna?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 2 resale transactions at Villas Laguna, at a median of $1,639 psf and a median price of $2.50M (range $1,599 psf to $1,678 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Villas Laguna from the nearest MRT station?
- Villas Laguna is about 430m from Bayshore MRT (TE29), 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 Villas Laguna compare with Lucky Court?
- Lucky Court is the project scored next to Villas Laguna on the District 16 ranking: 6.44 (Grade B) against Villas Laguna's 6.44 (Grade B). The two are level on every factor.
- Which primary schools are within 1km of Villas Laguna?
- 2 primary schools are within 1km of Villas Laguna: Temasek Primary School, Bedok Green Primary School. 2 primary schools within 1km (nearest: TEMASEK PRIMARY SCHOOL at 0.87km). Exceptional school catchment — strong appeal for families with young children. Villas Laguna scores 9/10 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 Villas Laguna, and how big is the project?
- Villas Laguna is freehold, completed in 1993, has 31 units, developed by Sincere Properties Pte Ltd. Freehold tenure — no lease decay concerns, preserves long-term value. 31 units — very small project; niche product with thin resale market. Tenure carries 10% of the RPS score and Project Size 16%.
Scored either side of Villas Laguna in Bedok, Upper East Coast
The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
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