District 20 · Bishan · RCR
Lakeview Estate
Upper Thomson Road · Apartment · 99 yrs lease commencing from 1977
Current PSF
$1,048
-46.6% vs district median
Gross yield
3.2%
median rent $4,500/mo
3-year gain
0.8%
Transactions · 5y
39
10 in last 12 months
Nearest MRT
Marymount Mrt Station · 579.578m
CCL
Future MRT
Bright Hill Mrt Station
CRL · 2030
Vs local HDB
+40% premium
HDB median $748 psf
Area income
$12,500/mo median
residential zone
En-bloc potential58 / 100
49 years old · composite of plot use, age, tenure, value gap & size
Lease decay50 years left
worth 74.7%of freehold today (Bala’s Table) · loses ~6.2pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
-
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
6%
PSF dispersion within project
The neighbourhood
Secondary
Whitley Secondary School · 1.1km
Food
Shunfu Road Blk 320 (Shunfu Mart) · 418m
Green
Taman Permata Pk · 113m - 6 parks within 1km
Mall
Bishan North Shopping Mall · 1.5km
Health
Mount Alvernia Hospital (hospital) · 905m
Who lives in Bishan
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
Residents
87,320
Median age
45 yrs
44% under 40 · getting older
Children 0–9
6,510
▼ 16% since 2015 · future P1 demand
Household size
3.3 avg
Homes
68% HDB
19% condo · 12% landed
Degree holders
44%
residents 15+
Commute
58% transit
27% drive
45 min+ to work
22%
What the record shows
The floor premium
Over the last 3 years, units on the 10th floor and above transacted at a median $1,076 psf - 8% above units on floors 1–5 ($1,000 psf).
Price trend average PSF by year
2021
$967
2022
$985
+1.9%
2023
$1,045
+6.1%
2024
$1,034
-1.1%
2025
$1,107
+7.1%
2026
$1,053
-4.9%
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| May 2026 | $1,850,000 | 1,615 | $1,146 | 21-25 |
| Apr 2026 | $1,628,888 | 1,615 | $1,009 | 01-05 |
| Mar 2026 | $1,820,000 | 1,615 | $1,127 | 16-20 |
| Mar 2026 | $1,728,000 | 1,615 | $1,070 | 21-25 |
| Mar 2026 | $1,650,000 | 1,615 | $1,022 | 16-20 |
| Mar 2026 | $1,600,000 | 1,615 | $991 | 01-05 |
| Feb 2026 | $1,700,000 | 1,615 | $1,053 | 11-15 |
| Feb 2026 | $1,688,000 | 1,615 | $1,045 | 11-15 |
| Jan 2026 | $1,635,888 | 1,615 | $1,013 | 01-05 |
| Sept 2025 | $1,615,000 | 1,615 | $1,000 | 01-05 |
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More in District 20
The HDB blocks next door
The entry point, measured: what the resale flats around Lakeview Estate actually sell for - this project trades at 1.4× the nearest block’s PSF.