Lakeview Estate
UPPER THOMSON ROAD · D20
Median PSF · 12m
S$1,045
Median price · 12m
S$1.69M
Latest sale
S$1.70M
Jul 2026
1-year change
-7.6%
Sales · 12m
11
41 all time
Gross yield
3.18%
15 leases
Price history
How this development has traded
Median transacted price and price per square foot by quarter, from every sale on record here.
- Change over window
- +8.4%
- Annualised
- +1.8%
- Transactions
- 41
- 1 year
- -7.6%
- 3 years p.a.
- +0.2%
- 5 years p.a.
- +1.7%
- Median size
- 1,615 sqft
Against the neighbourhood
How it compares within D20
Bishan, Ang Mo Kio, Thomson. All figures are medians over the last 12 months for private homes in this district.
| Measure | Lakeview Estate | D20 median | Difference |
|---|---|---|---|
| Median PSF | S$1,045 | S$1,955 | -46.5% |
| Median price | S$1.69M | S$1.93M | -12.5% |
| Gross rental yield | 3.18% | 3.44% | -0.3 pts |
| 1-year price change | -7.6% | +6.0% | -13.6 pts |
This development trades about 47% below the D20 median price per square foot.
Rental
Rent and yield
From URA private residential rental contracts.
Median monthly rent
S$4,500
Contracts · 12m
15
Implied annual rent
S$54K
Gross yield
3.18%
| Unit type | Contracts | Median rent |
|---|---|---|
| All units | 15 | S$4,500 |
Investment analysis
Investment score 61 / 100
Each component is a percentile rank against every other private development in the database. This is an analytical indicator, not financial advice.
61/100
100% of the scoring weight measurable
Every bar is a percentile rank, so 70 means this development sits above roughly 70% of its peers on that factor. Factors we cannot measure are excluded and the remaining weights are rebalanced, rather than scored as zero.
- Valuationweight 22%97
How its median price per square foot compares with its own district.
- Liquidityweight 15%92
Transactions in the last 12 months — how easily it trades.
- Supply riskweight 10%81
Upcoming units recorded in the same district. Higher score means less competing supply.
- Rental yieldweight 20%52
Gross yield against every other development in its segment.
- Locationweight 15%23
Distance to the nearest rail station, plus schools within 1 km. Nearest is Mayflower MRT at 920 m.
- Price momentumweight 18%23
Three-year annualised change in median PSF, or one year where three is unavailable.
The investment score is an analytical indicator computed from transaction and location data. It is not a recommendation, a forecast, or financial advice.
Location
Nearby amenities
Rail stations
- Mayflower MRT920 m
- Bright Hill MRT1.2 km
- Bright Hill Interchange MRT1.3 km
- Lentor MRT1.6 km
Schools within 2 km
- Chij St. Nicholas Girls' Schoolmixed level (p1-s4)640 m
- Peirce Secondary Schoolsecondary (s1-s5)700 m
- Mayflower Secondary Schoolsecondary (s1-s5)910 m
- Ang Mo Kio Primary Schoolprimary1.3 km
- Ai Tong Schoolprimary1.4 km
- Yio Chu Kang Secondary Schoolsecondary (s1-s5)1.6 km
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
No upcoming supply is recorded nearby. URA pipeline data requires an API key, which is not configured, so this section may be incomplete.
The record
Transactions at this development
| Month | Type | Price | Size | PSF | Floor | Lease left |
|---|---|---|---|---|---|---|
| Jul 2026 | Apartment | S$1,700,000 | 1,615 sqft | S$1,053 | 16-20 | 49 yr 6 mo |
| Jul 2026 | Apartment | S$1,660,000 | 1,615 sqft | S$1,028 | 01-05 | 49 yr 6 mo |
| May 2026 | Apartment | S$1,850,000 | 1,615 sqft | S$1,146 | 21-25 | 49 yr 8 mo |
| Apr 2026 | Apartment | S$1,628,888 | 1,615 sqft | S$1,009 | 01-05 | 49 yr 9 mo |
| Mar 2026 | Apartment | S$1,820,000 | 1,615 sqft | S$1,127 | 16-20 | 49 yr 10 mo |
| Mar 2026 | Apartment | S$1,728,000 | 1,615 sqft | S$1,070 | 21-25 | 49 yr 10 mo |
| Mar 2026 | Apartment | S$1,650,000 | 1,615 sqft | S$1,022 | 16-20 | 49 yr 10 mo |
| Mar 2026 | Apartment | S$1,600,000 | 1,615 sqft | S$991 | 01-05 | 49 yr 10 mo |
| Feb 2026 | Apartment | S$1,700,000 | 1,615 sqft | S$1,053 | 11-15 | 49 yr 11 mo |
| Feb 2026 | Apartment | S$1,688,000 | 1,615 sqft | S$1,045 | 11-15 | 49 yr 11 mo |
| Jan 2026 | Apartment | S$1,635,888 | 1,615 sqft | S$1,013 | 01-05 | 50 yrs |
| Sep 2025 | Apartment | S$1,615,000 | 1,615 sqft | S$1,000 | 01-05 | 50 yr 4 mo |
| Jul 2025 | Apartment | S$1,880,000 | 1,615 sqft | S$1,164 | 16-20 | 50 yr 6 mo |
| May 2025 | Apartment | S$1,880,000 | 1,615 sqft | S$1,164 | 16-20 | 50 yr 8 mo |
| Apr 2025 | Apartment | S$1,773,000 | 1,615 sqft | S$1,098 | 11-15 | 50 yr 9 mo |
| Jul 2024 | Apartment | S$1,740,000 | 1,615 sqft | S$1,078 | 16-20 | 51 yr 6 mo |
| Apr 2024 | Apartment | S$1,500,000 | 1,615 sqft | S$929 | 01-05 | 51 yr 9 mo |
| Mar 2024 | Apartment | S$1,790,000 | 1,615 sqft | S$1,109 | 01-05 | 51 yr 10 mo |
| Feb 2024 | Apartment | S$1,580,000 | 1,615 sqft | S$979 | 06-10 | 51 yr 11 mo |
| Jan 2024 | Apartment | S$1,738,000 | 1,615 sqft | S$1,076 | 16-20 | 52 yrs |
| Nov 2023 | Apartment | S$1,538,000 | 1,615 sqft | S$953 | 01-05 | 52 yr 2 mo |
| Aug 2023 | Apartment | S$1,690,000 | 1,615 sqft | S$1,047 | 11-15 | 52 yr 5 mo |
| Aug 2023 | Apartment | S$1,650,000 | 1,615 sqft | S$1,022 | 11-15 | 52 yr 5 mo |
| Jul 2023 | Apartment | S$1,720,000 | 1,615 sqft | S$1,065 | 16-20 | 52 yr 6 mo |
| Jul 2023 | Apartment | S$1,680,000 | 1,615 sqft | S$1,041 | 11-15 | 52 yr 6 mo |
| May 2023 | Apartment | S$1,700,000 | 1,615 sqft | S$1,053 | 16-20 | 52 yr 8 mo |
| Mar 2023 | Apartment | S$1,800,000 | 1,615 sqft | S$1,115 | 11-15 | 52 yr 10 mo |
| Mar 2023 | Apartment | S$1,650,000 | 1,615 sqft | S$1,022 | 11-15 | 52 yr 10 mo |
| Jan 2023 | Apartment | S$1,750,000 | 1,615 sqft | S$1,084 | 21-25 | 53 yrs |
| Dec 2022 | Apartment | S$1,580,000 | 1,615 sqft | S$979 | 06-10 | 53 yr 1 mo |
| Dec 2022 | Apartment | S$1,510,000 | 1,615 sqft | S$935 | 01-05 | 53 yr 1 mo |
| Dec 2022 | Apartment | S$1,500,000 | 1,615 sqft | S$929 | 16-20 | 53 yr 1 mo |
| Sep 2022 | Apartment | S$1,510,000 | 1,615 sqft | S$935 | 01-05 | 53 yr 4 mo |
| Jun 2022 | Apartment | S$1,750,000 | 1,615 sqft | S$1,084 | 16-20 | 53 yr 7 mo |
| Jun 2022 | Apartment | S$1,750,000 | 1,615 sqft | S$1,084 | 16-20 | 53 yr 7 mo |
| Jun 2022 | Apartment | S$1,630,000 | 1,615 sqft | S$1,010 | 06-10 | 53 yr 7 mo |
| Feb 2022 | Apartment | S$1,650,000 | 1,615 sqft | S$1,022 | 16-20 | 53 yr 11 mo |
| Dec 2021 | Apartment | S$1,630,888 | 1,615 sqft | S$1,010 | 11-15 | 54 yr 1 mo |
| Nov 2021 | Apartment | S$1,625,000 | 1,615 sqft | S$1,006 | 01-05 | 54 yr 2 mo |
| Nov 2021 | Apartment | S$1,550,000 | 1,615 sqft | S$960 | 16-20 | 54 yr 2 mo |
Showing the 40 most recent of 41 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Peirce View
S$1,493
+5.6%1 sales3.1% yield
183 Longhaus
S$1,954
+0.9%1 sales2.3% yield
Thomson Imperial Court
S$1,513
+17.5%1 sales3.1% yield
Three 11
S$2,169
+12.4%6 sales2.9% yield
Landed Housing Development
S$1,949
+7.5%1 sales2.3% yield
Springleaf Residence
S$2,228
—42 sales
Meadows @ Peirce
S$1,738
+3.3%16 sales3.4% yield
Residential Apartments
S$1,147
—1 sales
Important
Property values shown are estimates generated from available transaction and market data and are not official valuations. Actual transaction prices may differ. Data availability and accuracy depend on the underlying source datasets. Users should conduct their own due diligence and seek professional advice where appropriate.