Lakeview Estate rent and sale price
D20 / Bishan, Ang Mo Kio
Address 20 Old Upper Thomson Road Sembawang Hills Estate Singapore 573871
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Apartment, Non-Landed Properties 138 transactions 99-year leasehold from 1977 Latest records Jun 2026
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Project read
Quick summary about Lakeview Estate
Lakeview Estate is a 99-year leasehold apartment in D20 / Bishan, Ang Mo Kio. The page currently tracks 99 rentals and 39 sales.
- Typical rent is $4,200 per month, with bedroom and floor-area splits below for a closer unit-level view.
- Typical sale price is $1,650,000, with median sale PSF at $1,022 psf and total recorded sale value of $65.2M.
- Rent is down 1.1% over the last 3 months. Sale PSF is up 3.3% over the last 3 months.
Lakeview Estate Market Position
How this project compares with the wider D20 market before you read the detailed tables.
Rent vs D20 Near district
Rents near district median
Lakeview Estate's median rent is $4,200 compared with the D20 median of $4,200. Use this as the district-level check before narrowing by bedroom and area band.
Sale PSF vs D20 -43.6%
Sale PSF below district median
Lakeview Estate's median sale PSF is $1,022 psf versus the D20 median of $1,813 psf. A premium should be explained by tenure, condition, floor, view or scarcity.
Rent support 3.05%
Rent support above district screen
Gross yield is roughly 3.05% versus a D20 screen of 2.61%. Treat this as a first-pass rent support signal before costs, vacancy and financing.
Rent stability 17.5% spread
Rent has some movement
Recent rents moved enough that bedroom count, area band and latest contracts matter.
Market activity +23.1%
Activity is rising
16 recent transactions versus 13 in the prior 6-month view.
Tenure lens 99-year leasehold
Leasehold comparison needed
99-year leasehold from 1977 matters most on sale price. Compare Lakeview Estate against nearby projects with similar tenure before treating a PSF gap as cheap or expensive.
Lakeview Estate Decision Snapshot
Fast checks for rent fairness, purchase pricing, stable rent and transaction activity before you dig into the tables.
Median rent $4,200
Is the asking rent fair?
$4,000 to $4,400 is the first fair-rent band to check. Above $4,400 should have a visible reason.
Median sale PSF $1,022 psf
Is the purchase price fair?
$1,600,000 to $1,700,000 and $990 to $1,050 psf are the first sale checks before adjusting for floor, size, view and condition.
Unknown bedroom rent $4,200
Are similar units renting for more?
Unknown bedroom and 1,600 to 1,700 sqft give the closest unit-size checks.
Rent stability 17.5% spread
Is rent stable here?
Rent has some movement. Recent rents moved enough that bedroom count, area band and latest contracts matter.
Transaction volume +23.1%
Is activity rising?
Activity is rising. 16 recent transactions versus 13 in the prior 6-month view.
Run Lakeview Estate numbers
Use the typical rent and sale price from this project page as a starting point, then adjust the calculator assumptions.
Rental yield $4,200/mo Test gross and net yield against typical rent. Buy vs rent $1.7M Compare ownership cost against renting. Mortgage $1.7M Estimate monthly payment from the sale price. Stamp duty $1,022 psf Estimate buyer stamp duty before offer math. Purchase timeline Offer steps Map the option fee, exercise date, stamp duty and completion.
Lakeview Estate Project Facts
Project-level details from URA records and local enrichment.
Tenure 99-year leasehold from 1977
Property type Apartment, Non-Landed Properties
Sales 39 resale transactions
Total sold value $65.2M
Lakeview Estate Data Coverage
Use this to judge whether the project has enough rent, sale and recent transaction depth for a confident comparison.
Rentals 99 Jun 2021 to May 2026
Sale transactions 39 Sept 2021 to May 2026
Rent trend -1.1% Last 3 months
Sale PSF trend 3.3% Last 3 months
Lakeview Estate Location
Nearest transport, schools and daily conveniences around the project.
Project MRT School Amenities
Nearby
Approximate distance from the project. Walking, driving and transit routes may differ.
Closest MRT
MAYFLOWER MRT STATION (TE6) 0.99 km away
BRIGHT HILL MRT STATION (TE7) 1.2 km away
LENTOR MRT STATION (TE5) 1.67 km away
Schools nearby
PEIRCE SECONDARY SCHOOL 0.74 km away
MAYFLOWER SECONDARY SCHOOL 0.98 km away
ANG MO KIO PRIMARY SCHOOL 1.37 km away
YIO CHU KANG SECONDARY SCHOOL 1.7 km away
Amenities
BISHAN NORTH SHOPPING MALL Mall / retail · 2.49 km away
SHENG SIONG HOUGANG RIVERCOURT Daily needs · 7.58 km away
ANG MO KIO PARK CONNECTOR Park / green link · 1.97 km away
MARKET & HAWKER CENTRE (BLK 724 ANG MO KIO AVE 6) Food centre · 2.08 km away
Lakeview Estate Rent and Sale PSF Trends
Recent rent, sale PSF and contract activity for this project.
Latest median rent $4,700 28 rentals in view
Latest median sale PSF $1,146 psf 13 sales in view
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
May 2026 1 $4,700 1 $1,146 psf $1,850,000
Apr 2026 1 $4,500 1 $1,009 psf $1,628,888
Mar 2026 2 $4,550 4 $1,046 psf $1,689,000
Feb 2026 0 - 2 $1,049 psf $1,694,000
Jan 2026 0 - 1 $1,013 psf $1,635,888
Dec 2025 3 $4,200 0 - -
Oct 2025 2 $4,600 0 - -
Sept 2025 1 $4,600 1 $1,000 psf $1,615,000
Aug 2025 2 $4,800 0 - -
Jul 2025 1 $5,000 1 $1,164 psf $1,880,000
Jun 2025 2 $4,275 0 - -
May 2025 2 $4,525 1 $1,164 psf $1,880,000
Projects Similar to Lakeview Estate
Same district, ranked by similar rent, sale PSF and transaction depth.
102-year leasehold from 1978 Braddell View 3.7 km away 665 transactions
- Median rent
- $4,300
- Median sale PSF
- $1,025 psf
- Median rent
- $4,500
- Median sale PSF
- $1,122 psf
- Median rent
- $3,700
- Median sale PSF
- $1,094 psf
- Median rent
- $4,300
- Median sale PSF
- $1,376 psf
- Median rent
- $4,000
- Median sale PSF
- $1,310 psf
- Median rent
- $4,400
- Median sale PSF
- $1,356 psf
Lakeview Estate Rent by Bedrooms
Monthly rent by recorded bedroom count.
Bedrooms Median rent Average rent Transactions
Unknown $4,200 $3,992 99
Lakeview Estate Rent by Size
Monthly rent by recorded URA floor area band.
Area band Median rent Average rent Transactions
1,500 to 1,600 sqft $3,800 $3,894 40
1,600 to 1,700 sqft $4,300 $4,059 59
Lakeview Estate Sale PSF by Floor
Median sale price and PSF by recorded floor band.
Floor band Median sale Median PSF Transactions
01 to 05 $1,607,500 $996 psf 10
06 to 10 $1,580,000 $979 psf 4
11 to 15 $1,688,000 $1,045 psf 9
16 to 20 $1,738,000 $1,076 psf 13
21 to 25 $1,750,000 $1,084 psf 3
Lakeview Estate Latest Transactions
Most recent URA rentals and sales for this project.
Rentals
Sales
How to use this data
Practical guidance for renters, buyers and sellers. This is not a valuation, it is a starting point for comparing real transactions.
Rent negotiation
If you are renting
Lakeview Estate shows a typical monthly rent of $4,200 across 99 rentals. Use that as the first anchor, then check the bedroom and floor-area bands before accepting an asking rent.
Median rent $4,200
Rentals 99
Rent signal Strong
- If the asking rent is above the median, look for a clear reason such as larger size, newer condition, furnishings or a better stack.
- If it is below the median, check whether the unit is smaller, older, lower floor or has a shorter lease term.
Offer check
If you are buying
Recent sales at Lakeview Estate point to a typical sale price of $1,650,000 and $1,022 psf. Treat those as the first comparable range, then adjust for floor, size, condition and tenure.
Median sale $1,650,000
Median PSF $1,022 psf
Sale signal Strong
- Compare the unit against the sale by floor table before deciding whether a premium makes sense.
- 99-year leasehold from 1977 should be part of the buying decision, especially when comparing against newer leasehold or nearby freehold projects.
Listing position
If you are selling
For sellers, the cleanest starting point is the project median PSF, then the latest sales and nearby project comps. Lakeview Estate has 39 sales on this page, so pricing should be checked against actual recent contracts before listing.
Sale signal Strong
Total sold value $65.2M
Latest record May 2026
- Use the latest sales table to avoid anchoring to stale prices when the most recent month moved differently.
- If you want to price above recent PSF, the listing needs a visible reason such as renovation, view, layout, floor or scarcity.
District context
Use D20 to compare Lakeview Estate against the wider area.
About this data
How to read the rental and sale figures on this page.
Rental figures come from URA private residential rent data. Rent is shown as monthly rent.
Sale figures come from private residential sale data. PSF and total selling value are shown where the needed fields are available.
Rental floor level is not available from this source, so rental analysis is split by bedroom count and floor area band.
Sale floor band is available for many sale transactions, so sale prices can be grouped by recorded floor band.
Lakeview Estate FAQ
Quick answers for renters, buyers and owners comparing this project.
What is the typical rent at Lakeview Estate?
Lakeview Estate has a median monthly rent of $4,200 across 99 rentals.
What is the typical sale price at Lakeview Estate?
The median sale price for Lakeview Estate is $1,650,000, based on 39 sales on this page.
What is the median sale PSF at Lakeview Estate?
The median sale price per square foot for Lakeview Estate is $1,022 psf. The average sale PSF is $1,036 psf.
Is Lakeview Estate freehold or leasehold?
Lakeview Estate is listed as 99-year leasehold from 1977. Tenure is tied to the project and is most relevant when reviewing sale transactions.
Where is Lakeview Estate located?
Lakeview Estate is located at 20 Old Upper Thomson Road Sembawang Hills Estate Singapore 573871 in D20 / Bishan, Ang Mo Kio.
How current is the Lakeview Estate transaction data?
The project page uses the latest records currently loaded on PropertySmartSG. Treat it as research evidence and check the latest transaction rows before using it for pricing.