Overview & Key Facts
VILLAS LAGUNA is a freehold condominium at UPPER EAST COAST ROAD in District 16 (OCR), developed by SINCERE PROPERTIES PTE LTD (FAR EAST ORGANIZATION), comprising 31 units, completed in 1993.
Location & Connectivity
VILLAS LAGUNA is approximately 140m from Bayshore MRT station, with 4 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Bayshore | Thomson-East Coast Line | 140m |
| Bedok South | Thomson-East Coast Line | 930m |
| Siglap | Thomson-East Coast Line | 1.4 km |
| Bedok | East-West Line | 1.5 km |
Schools & Education
16 schools within 2 km (4 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Dunman High School | Secondary | 460m |
| Dunman High School (JC) | Jc | 460m |
| Opera Estate Primary School | Primary | 880m |
| Bedok South Secondary School | Secondary | 920m |
| Yu Neng Primary School | Primary | 1.2 km |
| Victoria School | Secondary | 1.4 km |
| Victoria Junior College | Jc | 1.4 km |
| Temasek Junior College | Jc | 1.5 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 4 BR | 3 | $1,502 psf | $2,386,667 |
| 5+ BR | 2 | $1,244 psf | $2,450,000 |
Market Position
VILLAS LAGUNA has recorded 5 sales at an average price of $2,412,000.
Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2022 | 2 | $1,244 psf | — |
| 2023 | 1 | $1,356 psf | ↑ 9.0% |
| 2025 | 1 | $1,474 psf | ↑ 8.7% |
| 2026 | 1 | $1,678 psf | ↑ 13.8% |
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VILLAS LAGUNA prices sit at a fresh series high after a 13.8% gain on the prior period, now 34.9% above the 2022 starting level.
Price Index Check
The ShiokNest Price Index for District 16 reads 130.8 as of June 2026 — up 7.1% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
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Neighbourhood Comparison
| Condo | Tenure | Avg PSF | Sales |
|---|---|---|---|
| PINERY RESIDENCES | 99 years leasehold | $2,551 psf | 551 |
| VELA BAY | 99 years leasehold | $2,869 psf | 371 |
| SCENECA RESIDENCE | 99 yrs lease commencing from 2021 | $2,085 psf | 270 |
| THE BAYSHORE | 99-year leasehold | $1,237 psf | 251 |
| THE GLADES | 99 yrs lease commencing from 2013 | $1,615 psf | 230 |
What Could Work Against You
- Only 1 transactions were recorded in the past 12 months, so the price figures here rest on a thin sample — a single outlier deal can move the averages.
- At 31 units, this is a boutique development — fewer comparable sales to anchor valuations, and maintenance costs spread across a smaller fee base.
- Completed in 1993, the development is over 33 years old — budget for rising maintenance, dated M&E systems, and the possibility that value increasingly rests on en-bloc potential rather than the units themselves.
Best suited for
Who This Actually Suits
Buyers most likely to be happy here: mrt-walkable commuters, long-term hold (10+ yr), freehold / generational hold and boutique low-density (<100 units). MRT proximity is the standout commute feature for daily transit users.
international school families and quiet sanctuary seekers should treat this as a shortlist candidate, not a default choice.
It is a weaker fit for yield-focused investors — other options likely serve them better. OCR (Outside Central Region) location with rental demand profile worth running through our Rental Yield Calculator.
Verdict
VILLAS LAGUNA is a freehold development in District 16 (OCR), with 31 units, offering a gross yield of 2.1%.
At ~$1,576 psf, it represents a competitive entry point in the OCR segment.
Explore the full VILLAS LAGUNA dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing VILLAS LAGUNA against staying public? These HDB towns sit within walking or short-drive distance:
FAQ
What is the average PSF for VILLAS LAGUNA?
Is VILLAS LAGUNA freehold?
What is the rental yield for VILLAS LAGUNA?
Which MRT is nearest to VILLAS LAGUNA?
Sources & Next Steps
- VILLAS LAGUNA Dashboard — Live charts and analytics
- URA REALIS — Official transaction data
- District 16 (Bedok, Upper East Coast, Eastwood, Kew Drive) — District 16 neighbourhood guide
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 5 transactions
- Rental data: 35 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Jun 2026 · 5 records analysed · Source: URA private-sale caveats