homequant
condo · 649822

Lakeholmz

Project page · 99-year lease from 2001

Indicative value range
S$1,733,185 – S$1,738,514
Indicative mid S$1,736,229 · S$1,355 psf

Based on 3 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 2026Lakeholmz16-201,313 sqftS$1,780,000S$1,355 psf×1.000S$1,355 psf
Sept 2026Lakeholmz11-151,507 sqftS$2,048,000S$1,359 psf×1.000S$1,359 psf
May 2026Lakeholmz06-101,518 sqftS$2,050,000S$1,351 psf×1.000S$1,351 psf

How accurate is this estimate for Lakeholmz?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 7 sales in Lakeholmz since.

Median error
3.9%

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

A thin test: 7 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.

3.42% gross yield

S$59,400 of rent a year against the estimate above · 0.07 points above flats like it

Leases signed here within a quarter of this size run about S$4,950 a month, the middle of 36 of them.

In outside the central region, leasehold flats with 70 to 79 years of lease left yield 3.35%, from 48 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 20262100-2200 sqft4Non-landed PropertiesS$8,500
Q3 20261300-1400 sqft3Non-landed PropertiesS$6,100
Q3 20261500-1600 sqft4Non-landed PropertiesS$6,000
Q3 20261500-1600 sqft4Non-landed PropertiesS$6,000
Q3 20261500-1600 sqft4Non-landed PropertiesS$5,600
Q3 20261200-1300 sqft3Non-landed PropertiesS$5,400
Q3 20261200-1300 sqft3Non-landed PropertiesS$5,250
Q3 20261000-1100 sqft2Non-landed PropertiesS$4,900

median of 36 URA rental contracts at Lakeholmz within a quarter of 119 sqm, since 2025Q4.

Buying or selling at S$1,736,229?

Buying: Stamp duty on S$1,736,229 · Cash and CPF needed on S$1,736,229 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$1,736,229.

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

Primary schools near 86 Corporation 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.

Within about 1 km

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Sept 2026
Lakeholmz · 16-20 · Condominium · 73 years left
1,313 sqftS$1,780,000S$1,355 psf
Sept 2026
Lakeholmz · 11-15 · Condominium · 73 years left
1,507 sqftS$2,048,000S$1,359 psf
May 2026
Lakeholmz · 06-10 · Condominium · 74 years left
1,518 sqftS$2,050,000S$1,351 psf
Apr 2026
Lakeholmz · 11-15 · Condominium · 74 years left
1,313 sqftS$1,710,000S$1,302 psf
Apr 2026
Lakeholmz · 01-05 · Condominium · 74 years left
1,249 sqftS$1,628,888S$1,305 psf
Apr 2026
Lakeholmz · 06-10 · Condominium · 74 years left
1,507 sqftS$2,093,800S$1,389 psf
Oct 2025
Lakeholmz · 11-15 · Condominium · 74 years left
1,023 sqftS$1,300,000S$1,271 psf
Sept 2025
Lakeholmz · 11-15 · Condominium · 74 years left
1,238 sqftS$1,590,000S$1,284 psf
Sept 2025
Lakeholmz · 06-10 · Condominium · 74 years left
1,249 sqftS$1,600,000S$1,281 psf
Aug 2025
Lakeholmz · 11-15 · Condominium · 74 years left
1,313 sqftS$1,700,000S$1,295 psf
Aug 2025
Lakeholmz · 16-20 · Condominium · 74 years left
excluded: outlier
1,507 sqftS$2,100,000S$1,394 psf
Apr 2025
Lakeholmz · 06-10 · Condominium · 75 years left
1,507 sqftS$2,050,000S$1,360 psf
Mar 2025
Lakeholmz · 06-10 · Condominium · 75 years left
1,249 sqftS$1,560,000S$1,249 psf
Mar 2025
Lakeholmz · 01-05 · Condominium · 75 years left
1,249 sqftS$1,560,000S$1,249 psf
Jan 2025
Lakeholmz · 11-15 · Condominium · 75 years left
1,023 sqftS$1,300,000S$1,271 psf
Jan 2025
Lakeholmz · 16-20 · Condominium · 75 years left
2,142 sqftS$2,650,000S$1,237 psf
Nov 2024
Lakeholmz · 16-20 · Condominium · 75 years left
2,142 sqftS$2,500,888S$1,168 psf
Oct 2024
Lakeholmz · 11-15 · Condominium · 75 years left
1,238 sqftS$1,588,000S$1,283 psf
Sept 2024
Lakeholmz · 01-05 · Condominium · 75 years left
1,249 sqftS$1,550,000S$1,241 psf
Sept 2024
Lakeholmz · 11-15 · Condominium · 75 years left
1,238 sqftS$1,540,000S$1,244 psf
Sept 2024
Lakeholmz · 01-05 · Condominium · 75 years left
1,249 sqftS$1,535,000S$1,229 psf
Aug 2024
Lakeholmz · 01-05 · Condominium · 75 years left
1,249 sqftS$1,505,000S$1,205 psf
Jul 2024
Lakeholmz · 06-10 · Condominium · 76 years left
1,249 sqftS$1,610,000S$1,289 psf
Jul 2024
Lakeholmz · 11-15 · Condominium · 76 years left
1,313 sqftS$1,710,000S$1,302 psf
Jun 2024
Lakeholmz · 01-05 · Condominium · 76 years left
1,033 sqftS$1,230,000S$1,190 psf
Jun 2024
Lakeholmz · 16-20 · Condominium · 76 years left
1,238 sqftS$1,550,000S$1,252 psf
Apr 2024
Lakeholmz · 11-15 · Condominium · 76 years left
1,572 sqftS$1,900,000S$1,209 psf
Feb 2024
Lakeholmz · 06-10 · Condominium · 76 years left
1,324 sqftS$1,620,000S$1,224 psf
Dec 2023
Lakeholmz · 06-10 · Condominium · 76 years left
1,249 sqftS$1,468,000S$1,176 psf
Dec 2023
Lakeholmz · 06-10 · Condominium · 76 years left
1,507 sqftS$1,810,000S$1,201 psf
Oct 2023
Lakeholmz · 01-05 · Condominium · 76 years left
1,507 sqftS$1,720,888S$1,142 psf
Oct 2023
Lakeholmz · 11-15 · Condominium · 76 years left
1,507 sqftS$1,800,000S$1,194 psf
Jul 2023
Lakeholmz · 06-10 · Condominium · 77 years left
1,518 sqftS$1,768,000S$1,165 psf
Jul 2023
Lakeholmz · 06-10 · Condominium · 77 years left
1,518 sqftS$1,800,000S$1,186 psf
May 2023
Lakeholmz · 11-15 · Condominium · 77 years left
1,572 sqftS$1,928,000S$1,227 psf
Mar 2023
Lakeholmz · 06-10 · Condominium · 77 years left
1,507 sqftS$1,570,000S$1,042 psf
Mar 2023
Lakeholmz · 11-15 · Condominium · 77 years left
1,507 sqftS$1,770,000S$1,175 psf
Feb 2023
Lakeholmz · 06-10 · Condominium · 77 years left
1,033 sqftS$1,177,000S$1,139 psf
Feb 2023
Lakeholmz · 11-15 · Condominium · 77 years left
1,572 sqftS$1,808,000S$1,150 psf
Dec 2022
Lakeholmz · 01-05 · Condominium · 77 years left
1,249 sqftS$1,492,000S$1,195 psf
Dec 2022
Lakeholmz · 01-05 · Condominium · 77 years left
1,249 sqftS$1,365,000S$1,093 psf
Nov 2022
Lakeholmz · 01-05 · Condominium · 77 years left
1,518 sqftS$1,780,000S$1,173 psf
Jul 2022
Lakeholmz · 01-05 · Condominium · 78 years left
1,249 sqftS$1,335,000S$1,069 psf
Jun 2022
Lakeholmz · 11-15 · Condominium · 78 years left
1,238 sqftS$1,440,000S$1,163 psf
Mar 2022
Lakeholmz · 11-15 · Condominium · 78 years left
1,238 sqftS$1,400,000S$1,131 psf
Mar 2022
Lakeholmz · 06-10 · Condominium · 78 years left
1,249 sqftS$1,318,000S$1,056 psf
Jan 2022
Lakeholmz · 06-10 · Condominium · 78 years left
1,572 sqftS$1,250,000S$795 psf
Dec 2021
Lakeholmz · 16-20 · Condominium · 78 years left
2,142 sqftS$1,950,000S$910 psf
Nov 2021
Lakeholmz · 06-10 · Condominium · 78 years left
1,281 sqftS$1,295,000S$1,011 psf
Nov 2021
Lakeholmz · 06-10 · Condominium · 78 years left
1,518 sqftS$1,430,000S$942 psf
Nov 2021
Lakeholmz · 11-15 · Condominium · 78 years left
1,023 sqftS$990,000S$968 psf
Oct 2021
Lakeholmz · 06-10 · Condominium · 78 years left
1,249 sqftS$1,250,000S$1,001 psf

Sale prices as filed in caveats.

Where the lease takes this

About 73 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 years68 yearsS$1,697,502S$1,874,180S$2,065,271S$2,123,507
10 years63 yearsS$1,624,006S$1,979,654S$2,403,926S$2,541,406
20 years53 yearsS$1,430,738S$2,126,001S$3,134,923S$3,503,748

On a flat market the lease alone costs 18% over 20 years. Prices would need to rise about 0.97% 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.