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apartment · 449291

Lagoon View

Project page · 99-year lease from 1977

Indicative value range
S$1,833,000 – S$1,940,167
Indicative mid S$1,864,444 · S$1,132 psf

Based on 4 sales in this project, last 6 months. Search did not need to widen. See the comparable sales.

No storey entered, so sales were not adjusted for height

Comparable sales

Each price per area is scaled to Q2 2026 by the published index for the quarter it sold in.

SoldWhereFloorSizePricePer sqftIndex ×Adjusted
Sept 2026Lagoon View16-201,647 sqftS$1,818,000S$1,104 psf×1.000S$1,104 psf
Jul 2026Lagoon View21-251,647 sqftS$2,088,000S$1,268 psf×1.000S$1,268 psf
May 2026Lagoon View16-201,647 sqftS$1,838,000S$1,116 psf×1.000S$1,116 psf
May 2026Lagoon View01-051,647 sqftS$1,890,888S$1,148 psf×1.000S$1,148 psf

How accurate is this estimate for Lagoon View?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 6 sales in Lagoon View since.

Median error
5.8%

Half the estimates came closer than this to what the home actually fetched, half missed by more.

A thin test: 6 sales, so read the figure as a hint, not a verdict.

What the rent says

What this home earns against what it costs, set beside what homes like it earn.

3.35% gross yield

S$62,400 of rent a year against the estimate above · 0.09 points below flats like it

Leases signed here within a quarter of this size run about S$5,200 a month, the middle of 62 of them.

In outside the central region, leasehold flats yield 3.44%, from 291 projects. Too few share this home's remaining lease to measure that separately.

A yield above the mark means the flat rents well for what it costs, which can point to a keen rental patch or a price the sales alone have not caught up with. Below it, buyers are paying for something a tenant will not, such as the address itself.

Recent leases signed here

SignedSizeBedsTypeRent a month
Q3 20261600-1700 sqft—Non-landed PropertiesS$6,000
Q3 20261600-1700 sqft—Non-landed PropertiesS$6,000
Q3 20261600-1700 sqft—Non-landed PropertiesS$6,000
Q3 20261600-1700 sqft—Non-landed PropertiesS$5,800
Q3 20261600-1700 sqft—Non-landed PropertiesS$5,700
Q3 20261600-1700 sqft—Non-landed PropertiesS$5,600
Q3 20261600-1700 sqft—Non-landed PropertiesS$5,600
Q3 20261600-1700 sqft—Non-landed PropertiesS$5,400

median of 62 URA rental contracts at Lagoon View within a quarter of 153 sqm, since 2025Q4.

Buying or selling at S$1,864,444?

Buying: Stamp duty on S$1,864,444 · Cash and CPF needed on S$1,864,444 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$1,864,444.

Each opens with this figure filled in; change anything there.

Primary schools near 5000j Marine Parade Road

Measured from each school's land to this address's own point, the way MOE bands P1 priority. MOE measures to the building's outline, so near 1 km or 2 km check OneMap's School Query.

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Sept 2026
Lagoon View · 16-20 · Apartment · 49 years left
1,647 sqftS$1,818,000S$1,104 psf
Jul 2026
Lagoon View · 21-25 · Apartment · 50 years left
1,647 sqftS$2,088,000S$1,268 psf
May 2026
Lagoon View · 16-20 · Apartment · 50 years left
1,647 sqftS$1,838,000S$1,116 psf
May 2026
Lagoon View · 01-05 · Apartment · 50 years left
1,647 sqftS$1,890,888S$1,148 psf
Mar 2026
Lagoon View · 21-25 · Apartment · 50 years left
1,647 sqftS$2,020,000S$1,227 psf
Dec 2025
Lagoon View · 16-20 · Apartment · 50 years left
1,647 sqftS$1,975,000S$1,199 psf
May 2025
Lagoon View · 06-10 · Apartment · 51 years left
1,647 sqftS$1,880,000S$1,142 psf
Apr 2025
Lagoon View · 11-15 · Apartment · 51 years left
1,647 sqftS$1,700,000S$1,032 psf
Mar 2025
Lagoon View · 21-25 · Apartment · 51 years left
1,647 sqftS$1,970,000S$1,196 psf
Jan 2025
Lagoon View · 11-15 · Apartment · 51 years left
1,647 sqftS$1,700,000S$1,032 psf
Dec 2024
Lagoon View · 21-25 · Apartment · 51 years left
1,647 sqftS$1,700,000S$1,032 psf
Nov 2024
Lagoon View · 11-15 · Apartment · 51 years left
1,647 sqftS$2,080,000S$1,263 psf
Aug 2024
Lagoon View · 16-20 · Apartment · 51 years left
1,647 sqftS$2,000,000S$1,214 psf
Jul 2024
Lagoon View · 16-20 · Apartment · 52 years left
1,647 sqftS$1,950,000S$1,184 psf
Apr 2024
Lagoon View · 01-05 · Apartment · 52 years left
excluded: outlier
1,647 sqftS$1,770,000S$1,075 psf
Mar 2024
Lagoon View · 06-10 · Apartment · 52 years left
excluded: outlier
1,647 sqftS$1,760,000S$1,069 psf
Mar 2024
Lagoon View · 11-15 · Apartment · 52 years left
1,647 sqftS$1,928,000S$1,171 psf
Feb 2024
Lagoon View · 06-10 · Apartment · 52 years left
1,647 sqftS$1,960,000S$1,190 psf
Jan 2024
Lagoon View · 11-15 · Apartment · 52 years left
excluded: outlier
1,647 sqftS$1,900,000S$1,154 psf
Dec 2023
Lagoon View · 21-25 · Apartment · 52 years left
excluded: outlier
1,647 sqftS$1,970,000S$1,196 psf
Oct 2023
Lagoon View · 06-10 · Apartment · 52 years left
excluded: outlier
1,647 sqftS$1,760,000S$1,069 psf
Oct 2023
Lagoon View · 11-15 · Apartment · 52 years left
excluded: outlier
1,647 sqftS$1,820,000S$1,105 psf
Jun 2023
Lagoon View · 06-10 · Apartment · 53 years left
1,647 sqftS$1,920,000S$1,166 psf
Apr 2023
Lagoon View · 21-25 · Apartment · 53 years left
1,647 sqftS$1,950,000S$1,184 psf
Mar 2023
Lagoon View · 21-25 · Apartment · 53 years left
1,647 sqftS$1,950,000S$1,184 psf
Dec 2022
Lagoon View · 06-10 · Apartment · 53 years left
1,647 sqftS$1,900,000S$1,154 psf
Nov 2022
Lagoon View · 16-20 · Apartment · 53 years left
1,647 sqftS$1,880,000S$1,142 psf
Sept 2022
Lagoon View · 21-25 · Apartment · 53 years left
1,647 sqftS$1,900,000S$1,154 psf
Sept 2022
Lagoon View · 06-10 · Apartment · 53 years left
1,647 sqftS$1,880,000S$1,142 psf
Aug 2022
Lagoon View · 11-15 · Apartment · 53 years left
1,647 sqftS$1,850,000S$1,123 psf
Jun 2022
Lagoon View · 11-15 · Apartment · 54 years left
1,647 sqftS$1,820,000S$1,105 psf
May 2022
Lagoon View · 21-25 · Apartment · 54 years left
1,647 sqftS$1,800,000S$1,093 psf
May 2022
Lagoon View · 21-25 · Apartment · 54 years left
1,647 sqftS$1,900,000S$1,154 psf
Jan 2022
Lagoon View · 01-05 · Apartment · 54 years left
1,647 sqftS$1,800,000S$1,093 psf
Dec 2021
Lagoon View · 16-20 · Apartment · 54 years left
1,647 sqftS$1,820,000S$1,105 psf
Dec 2021
Lagoon View · 21-25 · Apartment · 54 years left
1,647 sqftS$1,900,000S$1,154 psf
Nov 2021
Lagoon View · 16-20 · Apartment · 54 years left
1,647 sqftS$1,820,000S$1,105 psf
Oct 2021
Lagoon View · 11-15 · Apartment · 54 years left
1,647 sqftS$1,780,000S$1,081 psf
Oct 2021
Lagoon View · 11-15 · Apartment · 54 years left
1,647 sqftS$1,880,000S$1,142 psf

Sale prices as filed in caveats.

Indicative estimate from comparable caveats. Not a formal valuation.