Lakeside Grove
Project page · 99-year lease from 1996
Based on 5 sales in this project, last 12 months. Search widened 1 of 4 steps to find enough comparable sales. See the comparable sales.
No storey entered, so sales were not adjusted for height
Valued at 1,619 sqft of land, typical for Lakeside Grove. Houses differ widely in land and built-up area, so enter yours below for your own range.
Comparable sales
Each price per area is scaled to Q2 2026 by the published index for the quarter it sold in.
| Sold | Where | Floor | Size | Price | Per sqft | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Jul 2026 | Lakeside Grove | - | 1,618 sqft | S$2,605,000 | S$1,610 psf | ×1.000 | S$1,610 psf |
| Jun 2026 | Lakeside Grove | - | 1,619 sqft | S$2,490,000 | S$1,538 psf | ×1.000 | S$1,538 psf |
| Jun 2026 | Lakeside Grove | - | 1,618 sqft | S$2,638,000 | S$1,631 psf | ×1.000 | S$1,631 psf |
| May 2026 | Lakeside Grove | - | 1,617 sqft | S$2,450,000 | S$1,515 psf | ×1.000 | S$1,515 psf |
| Apr 2026 | Lakeside Grove | - | 1,619 sqft | S$2,580,000 | S$1,594 psf | ×1.000 | S$1,594 psf |
How accurate is this estimate for Lakeside Grove?
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 house earns against what it costs, set beside what homes like it earn.
3.26% gross yield
S$84,000 of rent a year against the estimate above · 0.8 points above flats like it
Leases signed here within a quarter of this size run about S$7,000 a month, the middle of 1 of them.
In outside the central region, leasehold houses with 60 to 69 years of lease left yield 2.46%, from 39 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
| Signed | Size | Beds | Type | Rent a month |
|---|---|---|---|---|
| Q3 2026 | 1500-2000 sqft | — | Terrace House | S$7,000 |
| Q3 2025 | 2000-2500 sqft | — | Terrace House | S$10,000 |
| Q3 2025 | 2000-2500 sqft | — | Terrace House | S$7,200 |
| Q3 2025 | 2000-2500 sqft | — | Semi-Detached House | S$6,500 |
| Q2 2025 | 2000-2500 sqft | — | Terrace House | S$7,700 |
| Q4 2024 | 2000-2500 sqft | — | Terrace House | S$7,500 |
| Q4 2024 | 2000-2500 sqft | — | Terrace House | S$6,800 |
median of 1 URA rental contracts at Lakeside Grove within a quarter of 150.4 sqm, since 2025Q4.
Buying or selling at S$2,580,001?
Buying: Stamp duty on S$2,580,001 · Cash and CPF needed on S$2,580,001 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$2,580,001.
Each opens with this figure filled in; change anything there.
Primary schools near 103 Corporation Walk
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
- Lakeside Primary School · 86 m · no 2025 Phase 2C ballot
- Boon Lay Garden Primary School · 690 m · no 2025 Phase 2C ballot
- Rulang Primary School · 702 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Shuqun Primary School · 755 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Corporation Primary School · 1,731 m · no 2025 Phase 2C ballot
- Jurong Primary School · 1,758 m · no 2025 Phase 2C ballot
- Fuhua Primary School · 1,894 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Lakeside Grove · Semi-detached · 68 years left | 2,153 sqft | S$3,080,000 | S$1,431 psf |
| Jul 2026 | Lakeside Grove · Terrace · 69 years left | 1,618 sqft | S$2,605,000 | S$1,610 psf |
| Jul 2026 | Lakeside Grove · Terrace · 69 years left | 2,154 sqft | S$3,000,000 | S$1,393 psf |
| Jun 2026 | Lakeside Grove · Terrace · 69 years left | 1,618 sqft | S$2,638,000 | S$1,631 psf |
| Jun 2026 | Lakeside Grove · Terrace · 69 years left | 1,619 sqft | S$2,490,000 | S$1,538 psf |
| May 2026 | Lakeside Grove · Terrace · 69 years left | 1,617 sqft | S$2,450,000 | S$1,515 psf |
| Apr 2026 | Lakeside Grove · Terrace · 69 years left | 1,619 sqft | S$2,580,000 | S$1,594 psf |
| Mar 2026 | Lakeside Grove · Semi-detached · 69 years left | 2,256 sqft | S$3,280,000 | S$1,454 psf |
| Oct 2025 | Lakeside Grove · Terrace · 69 years left | 1,620 sqft | S$2,628,000 | S$1,622 psf |
| Sept 2025 | Lakeside Grove · Terrace · 69 years left | 1,615 sqft | S$2,480,000 | S$1,536 psf |
| Aug 2025 | Lakeside Grove · Terrace · 69 years left | 2,150 sqft | S$3,088,000 | S$1,437 psf |
| Jan 2025 | Lakeside Grove · Terrace · 70 years left | 1,612 sqft | S$2,260,000 | S$1,402 psf |
| Jan 2025 | Lakeside Grove · Terrace · 70 years left | 1,609 sqft | S$2,600,000 | S$1,616 psf |
| Oct 2024 | Lakeside Grove · Terrace · 70 years left | 1,619 sqft | S$2,300,000 | S$1,421 psf |
| Aug 2024 | Lakeside Grove · Terrace · 70 years left | 1,616 sqft | S$2,480,000 | S$1,535 psf |
| May 2024 | Lakeside Grove · Terrace · 71 years left | 1,624 sqft | S$2,490,000 | S$1,533 psf |
| Nov 2023 | Lakeside Grove · Terrace · 71 years left | 1,614 sqft | S$2,338,000 | S$1,449 psf |
| Aug 2023 | Lakeside Grove · Terrace · 71 years left | 1,635 sqft | S$2,150,000 | S$1,315 psf |
| Jun 2023 | Lakeside Grove · Terrace · 72 years left | 2,333 sqft | S$2,480,000 | S$1,063 psf |
| Dec 2022 | Lakeside Grove · Terrace · 72 years left | 1,618 sqft | S$2,200,000 | S$1,360 psf |
| Nov 2022 | Lakeside Grove · Terrace · 72 years left | 1,614 sqft | S$2,238,000 | S$1,387 psf |
| Sept 2022 | Lakeside Grove · Terrace · 72 years left | 1,620 sqft | S$2,100,000 | S$1,296 psf |
| Aug 2022 | Lakeside Grove · Terrace · 72 years left | 2,150 sqft | S$2,400,000 | S$1,117 psf |
| Aug 2022 | Lakeside Grove · Semi-detached · 72 years left | 2,260 sqft | S$2,200,000 | S$973 psf |
| Aug 2022 | Lakeside Grove · Terrace · 72 years left | 1,645 sqft | S$2,358,000 | S$1,434 psf |
| May 2022 | Lakeside Grove · Terrace · 73 years left | 1,617 sqft | S$2,380,000 | S$1,472 psf |
| Apr 2022 | Lakeside Grove · Terrace · 73 years left | 1,619 sqft | S$1,913,800 | S$1,182 psf |
| Apr 2022 | Lakeside Grove · Terrace · 73 years left | 1,636 sqft | S$2,108,888 | S$1,289 psf |
| Mar 2022 | Lakeside Grove · Terrace · 73 years left | 1,619 sqft | S$2,290,000 | S$1,415 psf |
| Jan 2022 | Lakeside Grove · Terrace · 73 years left | 1,702 sqft | S$1,870,000 | S$1,099 psf |
| Dec 2021 | Lakeside Grove · Terrace · 73 years left | 1,609 sqft | S$1,830,000 | S$1,137 psf |
| Nov 2021 | Lakeside Grove · Terrace · 73 years left | 2,608 sqft | S$1,855,000 | S$711 psf |
| Nov 2021 | Lakeside Grove · Terrace · 73 years left | 2,153 sqft | S$2,000,000 | S$929 psf |
| Oct 2021 | Lakeside Grove · Terrace · 73 years left | 1,615 sqft | S$1,820,000 | S$1,127 psf |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Q3 2026 | Lakeside Grove · 1500-2000 sqft · Terrace House | S$7,000 | S$4.00 psf |
| Q3 2025 | Lakeside Grove · 2000-2500 sqft · Terrace House | S$10,000 | S$4.44 psf |
| Q3 2025 | Lakeside Grove · 2000-2500 sqft · Terrace House | S$7,200 | S$3.20 psf |
| Q3 2025 | Lakeside Grove · 2000-2500 sqft · Semi-Detached House | S$6,500 | S$2.89 psf |
| Q2 2025 | Lakeside Grove · 2000-2500 sqft · Terrace House | S$7,700 | S$3.42 psf |
| Q4 2024 | Lakeside Grove · 2000-2500 sqft · Terrace House | S$7,500 | S$3.33 psf |
| Q4 2024 | Lakeside Grove · 2000-2500 sqft · Terrace House | S$6,800 | S$3.02 psf |
Rents as approved by HDB, or as filed with URA for private homes, where the floor area is given as a band.
Where the lease takes this
About 68 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 now | Lease left | Prices flat | Prices 2% a year | Prices 4% a year | This market's record, 4.58% a yearmeasured |
|---|---|---|---|---|---|
| 5 years | 63 years | S$2,468,297 | S$2,725,199 | S$3,003,061 | S$3,087,739 |
| 10 years | 58 years | S$2,325,943 | S$2,835,311 | S$3,442,964 | S$3,639,866 |
| 20 years | 48 years | S$2,066,052 | S$3,070,044 | S$4,526,974 | S$5,059,574 |
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.