* Unblocked views of MacRitchie reservoir * Fully renovated 3 years ago * Well maintained * North south orientation * No west sun * Bright and windy Prime District 20 location along Upper Thomson Road, within the desirable Bishan area. * Walking distance to MRT stations, including Marymount MRT Station (Circle Line) and Upper Thomson MRT Station (Thomson–East Coast Line). * Close to reputable schools * Shopping and dining options close by, * Convenient daily amenities nearby Primary School within 1km MARYMOUNT CONVENT SCHOOL Nearby: Marymount MRT Est. Distance: 0.52 km Thomson Plaza Est. Distance: 0.79 km Contact Elizabeth @9728XXXX or Alvin @8155XXXX for a viewing today! Lakeview Estate is a 99-year leasehold condominium (from 1977) located along Upper Thomson Road in District 20. Completed in 1977, the development sits on a land area of about 22,504 sqm with a gross floor area of 47,437 sqm and comprises 240 residential units. It is well connected via nearby MRT stations such as Marymount MRT Station and Upper Thomson MRT Station, providing convenient access to other parts of Singapore. Residents also enjoy easy access to nearby amenities including Sheng Siong Supermarket and FairPrice Finest, as well as shopping destinations like Sin Ming Plaza and Thomson Plaza. The development is located within the popular Bishan–Ang Mo Kio area, known for its reputable schools and convenient connectivity to the city. Hi There! We are Alvin and Elizabeth from The Right Move. We focus on bringing out the best in every home utilising engaging home tours. Another focus of ours is to educate and empower consumers to make educated decisions on their own. Do check out our social media pages to find out more! Thank You! Youtube: https://www.youtube.com/therightmovesg Instagram: https://www.instagram.com/therightmove.sg Facebook: https://www.fb.com/therightmovesg
The following locations are within radius of this property, with distance shown in kilometers.
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Total Transactions
32
Average Price
S1.6M
Total Value
S52.7M
Calculating fair value from URA transaction data…


License: L3008022J
Automated Valuation based on 69 URA transactions
Fair Value
S$2.52M
S$1,559 psf
Asking Price
S$2.00M
S$1,238 psf
vs Market
-20.6%
vs Last Done
-24.6%
Tenure
50 yrs
99-year Leasehold · Balance remaining
Confidence
High
69 comps
Nearest MRT
Marymount
491m away · +3% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
69 comparable transactions
S$1,368
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.129
MRT Proximity
Within 500m / 1km
+3%
AI Condition Premium
HELIOS scan of listing description
+4%
Adjusted Fair Value PSF
S$1,559
Recent Comparable Transactions
10 shown · 69 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | SIN MING ROAD Floor 06-10 | 1,475sqft | S$2,420,000 | ▲S$1,641 +5.3% vs FV | Freehold |
Aug 2025 | SIN MING ROAD Floor 06-10 | 1,475sqft | S$2,420,000 | ▲S$1,641 +5.3% vs FV | Freehold |
Jul 2025 | SIN MING ROAD Floor 01-05 | 1,475sqft | S$2,370,000 | ▲S$1,607 +3.1% vs FV | Freehold |
Jul 2025 | UPPER THOMSON ROAD Floor 16-20 | 1,615sqft | S$1,880,000 | ▼S$1,164 -25.3% vs FV | 99 yrs lease commencing from 1977 |
Jun 2025 | UPPER THOMSON ROAD Floor 01-05 | 1,098sqft | S$1,588,888 | ▼S$1,447 -7.2% vs FV | Freehold |
May 2025 | UPPER THOMSON ROAD Floor 01-05 | 1,109sqft | S$2,130,000 | ▲S$1,921 +23.2% vs FV | Freehold |
May 2025 | UPPER THOMSON ROAD Floor 16-20 | 1,615sqft | S$1,880,000 | ▼S$1,164 -25.3% vs FV | 99 yrs lease commencing from 1977 |
Apr 2025 | SIN MING ROAD Floor 01-05 | 1,518sqft | S$2,850,000 | ▲S$1,878 +20.5% vs FV | Freehold |
Apr 2025 | UPPER THOMSON ROAD Floor 11-15 | 1,615sqft | S$1,773,000 | ▼S$1,098 -29.6% vs FV | 99 yrs lease commencing from 1977 |
Mar 2025 | UPPER THOMSON ROAD Floor 01-05 | 538sqft | S$1,050,000 | ▲S$1,951 +25.1% vs FV | Freehold |
Mar 2025 | SIN MING ROAD Floor 01-05 | 2,196sqft | S$3,500,000 | ▲S$1,594 +2.2% vs FV | Freehold |
SIN MING ROAD
Aug 2025 · Floor 06-10
+5.3% vs FV
SIN MING ROAD
Aug 2025 · Floor 06-10
+5.3% vs FV
SIN MING ROAD
Jul 2025 · Floor 01-05
+3.1% vs FV
UPPER THOMSON ROAD
Jul 2025 · Floor 16-20
-25.3% vs FV
UPPER THOMSON ROAD
Jun 2025 · Floor 01-05
-7.2% vs FV
UPPER THOMSON ROAD
May 2025 · Floor 01-05
+23.2% vs FV
UPPER THOMSON ROAD
May 2025 · Floor 16-20
-25.3% vs FV
SIN MING ROAD
Apr 2025 · Floor 01-05
+20.5% vs FV
UPPER THOMSON ROAD
Apr 2025 · Floor 11-15
-29.6% vs FV
UPPER THOMSON ROAD
Mar 2025 · Floor 01-05
+25.1% vs FV
SIN MING ROAD
Mar 2025 · Floor 01-05
+2.2% vs FV
HELIOS AI-Detected Boosters
HELIOS AI Analysis
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.