Lakeview Estate: Spacious unit Retreat with Great Connectivity high floor unblocked view Step into a thoughtfully designed home offering generous space, functional layout, and easy access to daily conveniences. With key amenities and MRT stations within walking distance, this residence suits those seeking comfort and efficiency in a prime city-fringe location. - Property for Rent: LAKEVIEW ESTATE - Monthly Rent: $1,880,000 - 3Bedrooms 3bathroom - Size: 1,645sqft - Practical layout with well-proportioned living and dining areas - Bright interiors with good airflow - Versatile rooms ideal for family, study, or guest use - Well-maintained condition with move-in readiness - Situated in a mature estate with nearby amenities, dining, and parks Nearby Schools - PCF Sparkletots Preschool @ Bishan East-Thomson Blk 309 (KN) – approximately 0.4 km - Bello Bambini Montessori Pte Ltd – approximately 0.73 km MRT/LRT Connectivity - Marymount MRT – approximately 0.57 km - Upper Thomson MRT – approximately 0.59 km Enjoy a home that balances comfort, space, and convenience, all in a sought-after locale with strong transport links and everyday essentials within reach. Ready to view? Contact JASLYN TIO at 8766XXXX to arrange a private viewing and secure this well-situated 3-bedroom today.
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: L3002382K
Automated Valuation based on 69 URA transactions
Fair Value
S$2.56M
S$1,559 psf
Asking Price
S$1.88M
S$1,143 psf
vs Market
-26.7%
vs Last Done
-30.3%
Tenure
Freehold
No lease decay
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)
×1.000
MRT Proximity
Within 500m / 1km
+3%
AI Condition Premium
HELIOS scan of listing description
+5%
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.