homequant
condo · 486355

Laguna 88

Project page · 99-year lease from 1995

Indicative value range
S$1,573,883 – S$1,841,632
Indicative mid S$1,758,241 · S$1,276 psf

Based on 13 sales in projects within 1 km, last 24 months. Search widened 3 of 4 steps to find enough comparable sales. 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
Jun 2026Fairmount Condominium · 311 m01-051,539 sqftS$1,700,000S$1,104 psf×1.000S$1,104 psf
Jun 2026Laguna 8801-051,389 sqftS$1,800,000S$1,296 psf×1.000S$1,296 psf
May 2026Eastwood Green · 431 m01-05980 sqftS$1,250,000S$1,276 psf×1.000S$1,276 psf
Mar 2026Fairmount Condominium · 311 m01-051,227 sqftS$1,580,000S$1,288 psf×0.999S$1,286 psf
Mar 2026Fairmount Condominium · 311 m01-051,442 sqftS$1,700,000S$1,179 psf×0.999S$1,177 psf
Jan 2026Eastwood Green · 431 m01-051,173 sqftS$1,570,000S$1,338 psf×0.999S$1,337 psf
Dec 2025Eastwood Centre · 352 m01-051,001 sqftS$1,208,000S$1,207 psf×1.021S$1,232 psf
Oct 2025Eastwood Centre · 352 m01-051,399 sqftS$1,550,000S$1,108 psf×1.021S$1,131 psf
Aug 2025Eastwood Green · 431 m01-051,173 sqftS$1,655,000S$1,411 psf×1.031S$1,454 psf
May 2025Eastwood Green · 431 m01-051,173 sqftS$1,620,000S$1,381 psf×1.039S$1,435 psf
Feb 2025Eastwood Centre · 352 m01-051,507 sqftS$1,638,888S$1,088 psf×1.050S$1,142 psf
Nov 2024Eastwood Centre · 352 m01-051,507 sqftS$1,600,000S$1,062 psf×1.054S$1,119 psf
Nov 2024Laguna 8801-051,119 sqftS$1,450,000S$1,295 psf×1.054S$1,365 psf

How accurate is this estimate for Laguna 88?

Too few sales since Q4 2025 to score the estimate here. Three are the minimum, and this project has not had them.

What the rent says

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

3.55% gross yield

S$62,400 of rent a year against the estimate above

Leases signed here within a quarter of this size run about S$5,200 a month, the middle of 7 of them.

In outside the central region, leasehold flats with 60 to 69 years of lease left yield 3.55%, from 67 projects.

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 20261500-1600 sqft3Non-landed PropertiesS$5,700
Q3 20262000-2100 sqft3Non-landed PropertiesS$5,700
Q3 20261500-1600 sqft3Non-landed PropertiesS$5,700
Q3 20261200-1300 sqft3Non-landed PropertiesS$5,200
Q3 20261200-1300 sqft3Non-landed PropertiesS$5,200
Q3 20261100-1200 sqft3Non-landed PropertiesS$4,100
Q3 20261100-1200 sqft3Non-landed PropertiesS$4,100
Q2 20261300-1400 sqft3Non-landed PropertiesS$4,900

median of 7 URA rental contracts at Laguna 88 within a quarter of 128 sqm, since 2025Q4.

Buying or selling at S$1,758,241?

Buying: Stamp duty on S$1,758,241 · Cash and CPF needed on S$1,758,241 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$1,758,241.

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

Primary schools near 44 Eastwood 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
Jun 2026
Laguna 88 · 01-05 · Condominium · 68 years left
1,389 sqftS$1,800,000S$1,296 psf
Mar 2026
Laguna 88 · 01-05 · Condominium · 68 years left
2,164 sqftS$2,888,000S$1,335 psf
Dec 2024
Laguna 88 · 01-05 · Condominium · 69 years left
2,034 sqftS$2,280,000S$1,121 psf
Nov 2024
Laguna 88 · 01-05 · Condominium · 69 years left
1,119 sqftS$1,450,000S$1,295 psf
Aug 2024
Laguna 88 · 01-05 · Condominium · 69 years left
1,206 sqftS$1,500,000S$1,244 psf
Aug 2024
Laguna 88 · 01-05 · Condominium · 69 years left
1,572 sqftS$1,750,000S$1,114 psf
Aug 2024
Laguna 88 · 01-05 · Condominium · 69 years left
1,367 sqftS$1,600,000S$1,170 psf
Nov 2023
Laguna 88 · 01-05 · Condominium · 70 years left
1,206 sqftS$1,520,000S$1,261 psf
Sept 2023
Laguna 88 · 01-05 · Condominium · 70 years left
1,335 sqftS$1,538,000S$1,152 psf
Apr 2023
Laguna 88 · 01-05 · Condominium · 71 years left
1,518 sqftS$1,638,888S$1,080 psf
May 2022
Laguna 88 · 01-05 · Condominium · 72 years left
1,259 sqftS$1,328,000S$1,054 psf
May 2022
Laguna 88 · 01-05 · Condominium · 72 years left
2,024 sqftS$1,988,000S$982 psf
Nov 2021
Laguna 88 · 01-05 · Condominium · 72 years left
2,357 sqftS$2,000,000S$848 psf
Oct 2021
Laguna 88 · 01-05 · Condominium · 72 years left
1,281 sqftS$1,300,000S$1,015 psf

Sale prices as filed in caveats.

Where the lease takes this

About 67 years of the 99-year lease remain. Every figure below lets the lease run down on the decay measured from private resales in this market, then applies the price path in that column. The paths are scenarios to choose between, not forecasts.

From nowLease leftPrices flatPrices 2% a yearPrices 4% a yearThis market's record, 4.58% a yearmeasured
5 years62 yearsS$1,682,116S$1,857,193S$2,046,552S$2,104,259
10 years57 yearsS$1,585,104S$1,932,233S$2,346,341S$2,480,528
20 years47 yearsS$1,407,991S$2,092,200S$3,085,081S$3,448,042

On a flat market the lease alone costs 20% over 20 years. Prices would need to rise about 1.12% a year to cancel that out.

The measured column repeats what this market did between Q1 2015 and Q2 2026, which was 4.58% a year. Past growth is not a promise of future growth.

Horizons we have not measured are left out rather than guessed at, so a short lease shows fewer rows.

Indicative estimate from comparable caveats. Not a formal valuation.