Lakeview Estate
Upper Thomson Road · District 20 · Rest of Central Region (RCR) · 99 yrs lease commencing from 1977
Lakeview Estate is an apartment development in District 20 (RCR). Based on 39 URA-recorded transactions from 2021–2026, its median price is $1,650,000, with prices moving about 1.2%/yr.
The verdict · for an investor
Lakeview Estate · Apartment · District 20 · Leasehold
For Lakeview Estate, the headwinds outweigh — tread carefully.
A soft record and thin fundamentals — this one needs a specific reason to buy, not just a keen price.
Why it's pushing up
What matters most for you
- Convenient — MRT about 9 min on foot; 3 supermarkets, 2 food & retail spots nearby.
- Rentable — steady rental demand; transport nearby keep tenants coming.
And what makes it better
- Every unit type has risen — 5-bed +6.3% since 2021.
What's holding it back
- Leasehold, ~50 years left — the lease clock weighs on price and financing the older it gets.
- No Primary-1 priority school within 1km.
- The market's near the top of its cycle — mind your entry price.
Should I buy?
Only with a specific reason, not just a keen price.
Rental yield
no rent record yet
Priced vs nearby
priced under the walkable neighbours.
Independent research, not advice. A fair price still isn’t automatically a good buy — the call is always yours.
Pick your exact unit — then check your price
Your unit’s exact size
Every real size that has sold here (URA caveats). Pick yours — or the closest.
What 1,615 sqft (5-bed) units go for here
The price they’re asking
Type the price they’re quoting — we’ll judge it against what this exact size really sold for. No opinion until you do.
Recent 1,615 sqft sales
What it rents for — and if that works
The rent you’d get
The price to fight for — and the endgame
No agent, no listing, no one paying us — so we’ll say it plainly, whichever side of the table you’re on, for the size you picked.
If you’re buying
≤ $1.69M
Aim at the middle or below. A patient buyer has been getting closer to $1.63M.
If you’re selling
~$1.76M
List at the top of fair; realistic close is $1.69M–$1.71M unless it’s a high floor.
Why no rush either way: Seller’s Stamp Duty means a buyer can’t sell penalty-free for ~4 years — so you’re holding regardless. That’s your leverage to negotiate down now, not overpay.
The reality check — does the gain even make sense?
Our blunt read: ~$214k over 10 years at this project’s own pace. It works — but forward from a cycle top, treat it as a maybe, not a promise. This is our own POV, not a forecast — the pace is the project’s own (~1.2%/yr), and past pace never promises the future.
Built from URA transactions for Lakeview Estate — an opinion to decide and negotiate with, never a valuation and never financial advice.
If you’re buying — the outlook
Lakeview Estate
Rest of Central Region (RCR) · District 20 · ~$1,045 psf
Prices are near the top of the cycle, and the government is still cooling it — but cheap loans and steady immigration are holding them up. For Lakeview Estate, its own prices have been flat lately. Over a 4-year hold, expect sideways-to-modest — not a big jump.
On balance, the wind is roughly even.
What it means for you: At ~$1,045 psf, Lakeview Estate is priced below similar new projects nearby — good value against its peers. But its own prices have gone flat (~1.2%/yr over ~5 years). You'd also be buying near the top of the cycle, so entry price matters. So — push hard on price — this is a buyer's situation. If the seller won't move, walk; there's no rush.
The signals behind it
Dots show how much weight each one carries.
Holds prices back
Prices are near the top — up 33% in 5 years, well above the 4.6%/year long-run pace. Less room left to climb.
Holds prices back
Lakeview Estate's own prices have softened — about -8% in the latest year.
About neutral
The city fringe (RCR) sits in the middle of the three areas on long-run growth.
Holds prices back
The government is still cooling the market — the latest was SSD back to 4 years at 16/12/8/4% (2025). That caps how fast prices can run.
Supports prices
Loan rates are cheap right now (~1.08%) and falling. Easy to carry — which supports prices, but also means more buyers competing with you.
Supports prices
Against salaries, prices aren't expensive by past standards — people can still afford to buy.
Supports prices
Lots of new people keep moving to Singapore (non-residents up ~16% over 5 years) — steady demand for homes and rentals.
About neutral
A moderate amount of new supply is coming to this district (~1,268 units, from 2030).
Supports prices
New launches in this district are selling well — 2 recent ones are around 100% sold, so buyer demand here is healthy right now.
Holds prices back · small effect
The government keeps releasing a lot of new land (~9,200 units this half-year) — more future supply that can weigh on prices years down the road.
Holds prices back · small effect
Foreign buyers are almost gone since the 60% tax (~1.4% of buyers) — a small drag on the city fringe.
About neutral
Rents across Singapore have flattened out lately.
Supports prices · small effect
There's more CPF money sitting ready to put toward a home than a few years back — a small support in the background.
Supports prices · small effect
The economy is growing (5% last year) and jobs are steady (1.9% unemployment) — no alarm bells.
Supports prices · small effect
Building costs are high (up ~39% since 2010) and still creeping up — developers can't build cheap, which puts a floor under new-launch prices.
Built from real public data (URA price index back to 1975, plus rates, immigration, rents, the economy). It prepares you — it never promises a price.
How far could it go — and when?
Is the price high? ~$1,045 psf is ~52% below similar nearby projects (~$2,192). good value
(The whole city fringe average is ~$1,830 psf — but that lumps in older stock, so we compare like with like, not against that.)
What’s realistic here? Its own record and its real neighbours — not the market.
Lakeview Estate has grown ~1.2%/yr over ~5 years. Similar nearby: Jadescape 3.7%, Sky Vue 4.4%, Braddell View 2.5%, Thomson Three 4.6%, The Gardens At Bishan 7.8% — a 2.5–7.8%/yr spread (most around 4.4%).
You can’t sell for ~4 years without a penalty. Seller’s Stamp Duty is 16/12/8/4% in years 1–4, then 0% — so the honest question is what happens from year 4 on.
What price per sqft are you hoping to sell at one day?
Our own read, not financial advice. We don’t predict a price — we show what your target would need, and when, against what this project and its real neighbours have actually done.
Median price
$1,650,000
2021–2026 (URA)
Appreciation
1.2%/yr
median trend
Gross yield
—
rental n/a
Lease
~50 yrs left
leasehold
Lease watch: ~50 yrs left — below 60, so CPF usage is pro-rated and the loan tenure is capped; factor in lease decay.
Lakeview Estate median price per sqft, by year
Median PSF of actual URA transactions each year, with year-on-year change.
Does Lakeview Estate fit your budget?
GrowKaki models the real take-home — net of stamp duty, agent fee, mortgage interest and CPF — for the exact unit your budget reaches, then hands you to an agent when you’re ready.
Plan your purchase →Units for sale at Lakeview Estate
Questions people ask about Lakeview Estate
Is Lakeview Estate freehold or leasehold?
Lakeview Estate is on a 99-year lease that began in 1977, so about 50 years remain. It sits in District 20 (Rest of Central Region (RCR)).
How much does Lakeview Estate cost per square foot?
Recent transactions at Lakeview Estate are around $1,045 psf. Across its record, transacted prices range from $1,500,000 to $1,880,000.
Which primary schools are near Lakeview Estate?
Within 1–2 km: Marymount Convent School, Ai Tong School, Catholic High School. Distances are straight-line — the basis MOE uses for P1 priority.
Which MRT station is nearest Lakeview Estate?
The nearest MRT is Marymount MRT, about 590 m away (straight-line).
Has Lakeview Estate gone up in value?
Across 39 URA-recorded transactions (2021–2026), prices at Lakeview Estate have moved about 1.2% a year on average. That is a past record, not a forecast.
What condos are comparable to Lakeview Estate?
Within a short walk: Jadescape, Thomson Three, Rafflesia Condominium, Thomson 800. These are the honest yardstick for its price and growth — closer and more alike than any whole-market average.
Is Lakeview Estate a good buy?
Lakeview Estate sits in Rest of Central Region (RCR). Whether it is right for you depends on your budget, purpose and holding period — GrowKaki models the net take-home after stamp duty, agent fee and CPF. This is independent research, not advice, and a fair price is not automatically a good buy.