CONDODistrict 22

LAKE LIFE

Name: LAKE LIFE
Address: SG

Details

Project: LAKE LIFE
TOP year: 2016
Tenure: 99
Lease start: 2013
Land size: 20,188 sqm (217,303 sqft)
Plot ratio: 3
Developer: Lakehomes Pte Ltd
Gross rental yield: ~3.5% · ~$1.71M (est.)
Total units: 546
Blocks: 5
District: 22

Upcoming MRT

1.7 km from Enterprise (JRL Stage 2), opening 2028 · ~21 min walk

Tukang · 1.8 km · 2028

Unit Catalogue for LAKE LIFE

Bedroom type	No. of units	%	Size range	Gross rent
2-bedroom	28	5%	743–969 sqft	—
3-bedroom	235	43%	1,023–1,722 sqft	S$4,650/mo
4-bedroom	264	48%	1,195–1,701 sqft	S$5,250/mo
5-bedroom	19	3%	1,604–1,711 sqft	—

Gross Rental Yield by Bedroom

haio estimate — median rent ÷ modelled price (median PSF × median size), trailing 12 months. Gross only; excludes maintenance, tax and vacancy.

Bedrooms	Gross yield	Est. price	Leases (12m)
3 BR	~3.6%	~$1.56M	16
4 BR	~3.4%	~$1.83M	20

Relevant market insights

Primary Schools Within 1 km / 2 km

Lakeside Primary SchoolWithin 1 km of blocks 2, 6, 8 & 12 only≤ 1 km925 m
Fuhua Primary School1–2 km1.38 km
Boon Lay Garden Primary School1–2 km1.7 km
Rulang Primary School1–2 km1.71 km
Shuqun Primary School1–2 km1.71 km

Distances are measured per block (straight-line, MOE method) and the nearest block’s distance is shown; where blocks differ, the qualifying blocks are named. The balloting distance is from your exact unit’s block. Distance sets priority within each registration phase; balloting still applies — see .

En-bloc likelihood

Very low likelihood

Very low because this development is young — recently completed condos see almost no collective-sale interest.

LAKE LIFE was completed too recently to attract redevelopment interest: little remaining-lease pressure, no realised plot-ratio headroom, and developers do not target near-new sites. We show a relative tier, not a percentage — and this tier comes from the project's age alone, not a model score.

A ranking signal, not advice or a prediction of any specific outcome. How this is calculated

Selling Pressure

haio estimate

Higher selling pressure

More neighbours are free — or motivated — to sell than at most comparable properties.

haio has transaction records for 490 of 546 units at LAKE LIFE — the units we can track. Of those, 88% are past Singapore’s 3-year Seller’s Stamp Duty (SSD) period, so their owners can sell today without paying SSD, and 70% have been held for more than 10 years.

88%

Free to sell (no SSD)

430 of 490 tracked units are past the 3-year SSD period

100%

Sitting on a gain

158 of 158 resales sold above what the seller paid

Price Action

Beds

Transaction History

Beds

Period

Size–sqft

Showing 10 of 632 total recorded transactions.


Jun 2026	3BR	$1,550,000	1,033	$1,500
Apr 2026	4BR	$1,852,000	1,248	$1,484
Apr 2026	4BR	$1,860,000	1,248	$1,490
Apr 2026	3BR	$1,470,000	1,022	$1,438
Apr 2026	4BR	$1,725,000	1,194	$1,445
Mar 2026	3BR	$1,530,000	1,033	$1,481
Mar 2026	4BR	$1,850,000	1,259	$1,469
Feb 2026	3BR	$1,667,388	1,119	$1,490
Feb 2026	3BR	$1,470,000	1,033	$1,423
Feb 2026	3BR	$1,630,000	1,087	$1,500

Nearby Transactions

DistanceWithin 300 m

Beds

Size–sqft

3 condo transactions from other properties within 300 m, newest first.

Project	Distance	Date	Type	Beds	Price (SGD)	Area (sqft)	PSF
Sora	236 m	Jun 2026	New Sale	3BR	$2,559,000	1,097	$2,333
Sora	236 m	Jun 2026	New Sale	2BR	$1,889,000	732	$2,581
Sora	236 m	Jun 2026	New Sale	3BR	$2,189,000	936	$2,339

Stack View

Every unit in the project — floors top to bottom, stacks left to right, tinted by bedroom type. Tap a unit to see its transactions. for LAKE LIFE

Beds

	01	02	03	04	05	06
20			#20-031,0233BR	#20-047432BR	#20-057432BR	#20-061,0233BR
19	#19-011,0763BR	#19-021,6045BR	#19-031,0233BR	#19-047432BR	#19-057432BR	#19-061,0233BR
18	#18-011,0763BR	#18-021,6045BR	#18-031,0233BR	#18-047432BR	#18-057432BR	#18-061,0233BR
17	#17-011,0763BR	#17-021,6045BR	#17-031,0233BR	#17-047432BR	#17-057432BR	#17-061,0233BR
16	#16-011,0763BR	#16-021,6045BR	#16-031,0233BR	#16-047432BR	#16-057432BR	#16-061,0233BR
15	#15-011,0763BR	#15-021,6045BR	#15-031,0233BR	#15-047432BR	#15-057432BR	#15-061,0233BR
14	#14-011,0763BR	#14-021,6045BR	#14-031,0233BR	#14-047432BR	#14-057432BR	#14-061,0233BR
13	#13-011,0763BR	#13-021,6045BR	#13-031,0233BR	#13-047432BR	#13-057432BR	#13-061,0233BR
12	#12-011,0763BR	#12-021,6045BR	#12-031,0233BR	#12-047432BR	#12-057432BR	#12-061,0233BR
11	#11-011,0763BR	#11-021,6045BR	#11-031,0233BR	#11-047432BR	#11-057432BR	#11-061,0233BR
10	#10-011,0763BR	#10-021,6045BR	#10-031,0233BR	#10-047432BR	#10-057432BR	#10-061,0233BR
09	#09-011,0763BR	#09-021,6045BR	#09-031,0233BR	#09-047432BR	#09-057432BR	#09-061,0233BR
08	#08-011,0763BR	#08-021,6045BR	#08-031,0233BR	#08-047432BR	#08-057432BR	#08-061,0233BR
07	#07-011,0763BR	#07-021,6045BR	#07-031,0663BR	#07-049692BR	#07-059692BR	#07-061,0663BR
06	#06-011,0763BR	#06-021,6045BR
05	#05-011,0763BR	#05-021,6045BR
04	#04-011,0763BR	#04-021,6045BR
03	#03-011,0763BR	#03-021,6045BR
02	#02-011,0763BR	#02-021,6045BR
01	#01-011,1633BR	#01-021,7115BR

2BR3BR4BR5BR· tile shows strata sq ft

Profit & Loss

haio estimate

154 realized resale exits at LAKE LIFE over the 5y window — 154 profitable, 0 at a loss, a median 4.63%/yr.

Profit Distribution

Unit Type	Exits	Med Holding	Med PSF Buy	Med PSF Sell	Med Profit	Med Annualised
2BR	15	7y 2m	$908	$1,193	S$214,000	3.99%
3BR	48	7y 8m	$861	$1,225	S$389,550	4.77%
4BR	87	8y 4m	$872	$1,309	S$544,000	4.68%
5BR+	4	7y 6m	$876	$1,136	S$487,500	3.96%
Total	154	8y 0m	$872	$1,236	S$455,000	4.63%

Loss Distribution

No loss-making resales in this window — every matched exit sold above its matched entry price.

Realized resales: each resale / sub-sale (the exit) is matched to a comparable new-sale (the entry) at the same project by floor band and strata area, then the annualised return is (exit ÷ entry) ^ (1 ÷ years held) − 1. URA caveats only. haio estimate — URA masks unit numbers after May 2021, so entries are matched by area + floor, not exact unit. Executive Condos are shown as a separate segment.

RadiusWithin 4.0 km

Buyer Demand vs Competing Supply

haio estimate

x.x×demand vs supply · this year

Demand

xx,xxx

Nearby upgraders becoming able to buy a unit like yours this year

xx,xxx in the standing upgrader pool today

Supply

xx,xxx

Competing units coming up for sale nearby this year

xx,xxx competing units in the standing pool today

xx% demandxx% supply

xx,xxx HDB households within 4km of LAKE LIFE. xx,xxx are in the addressable upgrader pool — MOP-eligible blocks, net of recent resale resets.

xx,xxx sellable now+xx,xxx on resale clock+xx,xxx future MOP=xx,xxx total

xx,xxx households are in past-MOP blocks but were resold in the last 5 years — the new buyer's own MOP restarted, so these are excluded from the sellable-now pool.

Supply vs Demand Eligibility Pool by year within 4km · actual

In plain English: what’s free to sell right now — units that have already cleared their SSD/MOP lock-up.

Actual= booked supply only — real resale caveats coming off their seller’s stamp duty (SSD) holding period (3 or 4 years, by purchase date) plus GLS-awarded new launches. Every figure is a recorded transaction or an awarded parcel: what is genuinely on the SSD/MOP clock today. The demand:supply ratio (top row) is computed on this booked supply.

Neutral read: a higher ratio = demand outweighs supply; the trend shows if it’s tightening or easing. A haio estimate.

MOP estimated as HDB completion year + 5 (standard scheme); +10 for Plus/Prime/PLH blocks. Able-to-sell figure nets out resale transactions in the last 5 years (those buyers' own MOP restarted). haio estimate — not guaranteed to reflect individual flat eligibility.

haio+

Exit Audience is a haio+ feature

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Exit Risk

haio unit-level records

If you bought at LAKE LIFE today at ~$1,465 psf (the recent resale median — last 12 months, 21 sales)…

95.5%

of current owners hold at a lower PSF — they could sell below your entry and still profit.

n=490 traced current owners, 99.8% unit-exact

haio+

the Exit-Risk band is a haio+ feature

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The headline share is an exact count over haio’s unit-level records — one entry price per traced current owner. “Today’s price” is the last-12-months resale median, an anchor, not a valuation. In appreciated projects most owners naturally hold cheaper — long holders rarely sell low, so read it with the SSD-free share. Not advice. How this is calculated

West Sun Exposure

When direct sun lands on a West-facing window at LAKE LIFE, for the date you pick.

Unit facing (your selection)

Date

6 am9 am12 pm3 pm6 pm8 pm

Direct sun on this facing
Worst window (overlaps 2–6 pm peak heat)

Direct sun on a West-facing window: 2:02 pm – 7:14 pm (5 h 12 m total). Worst stretch: 2:02 pm – 6:00 pm (falls in the 2–6 pm peak-heat band).

Sun at 3:30 pm on 2026-07-11: azimuth 304° (NW), elevation 50°.

Estimated from solar geometry — nearby buildings and blockage are not modelled.

Where Else You Can Buy

Anchored to this project's estimated price (~S$1.7M, the median of recent sale transactions at LAKE LIFE) — drag to explore what else that budget buys across Singapore.

Nearby Condos

3 within 1 km

Lowest

$808

psf

Average

$1,767

psf

Highest

$2,293

psf

This propertyNearby condo


236 m	Sora	LH	2027	$2,293
466 m	The Lakegarden Residences	LH	2026	$2,201
599 m	Lakeside Tower	LH	—	$808

Project-level medians from haio’s own transaction data — median sale $ psf (last 2 years) and, in each pin, median monthly rent $ psf. Distances are straight-line from this property. Blank where there are no recent sales.

Amenities

MOE Primary One priority (1 km / 2 km) is measured from your home’s postal address — see the full Valuation Report for your unit.