The Lanai Review — Hillview / Bukit Panjang / Bukit Batok · D23
HuatScore: 63/100 — Good
Is The Lanai a good buy?
HuatScore rates The Lanai 63/100 — a "Good" verdict. That makes it a conditional buy for value-focused buyers comfortable with the location tradeoff and investors chasing a workable ~3.1% yield. Strongest card: Both anchors locked in. Main watch-out: Thin transaction volume. Pricing is reasonable for the location at current market.
Last updated 2026-08-20 · scored against URA caveat data.
Key facts
- Verdict: Good
- Region: Outside Central Region
- Tenure: 999-yr leasehold
- Avg PSF: ~$1,680 psf
- Price from: S$1.47M
Live market data
- Resale transactions (12mo): 16
- Recent resale PSF: ~$1,630 psf
- Gross rental yield: 3.1%
What works in its favour
- Both anchors locked in: 812m to LIANHUA PRIMARY SCHOOL and 833m (~10-min walk) to Dt4 MRT (Exit 2). Strictly within the P1 1km zone, plus walkable to the nearest MRT entrance. This is the non-negotiable demand anchor — kiasu parents AND yield-chasing investors are both your buyers.
- Sensible price gap: Launch PSF only +5% above local resale benchmark. Headroom for capital appreciation intact.
- 3-bedder × investment — appreciation sweet spot: Sells into the deepest pool — owner-occupier families. That demand floor drives durable capital appreciation. The investor default for total return, not just headline yield.
What to watch out for
- Thin transaction volume: Only 16 resale deals in the past year. Equity trap risk — when you want to exit, very few buyers to anchor against.
- Thin future upgrader pool: Live count: 0 HDB blocks within 2km cross the 5-year MOP between 2025 and 2028 (of 357 HDB blocks total within 2km). Narrow pool to absorb your resale — demand leans more on private-market churn here.
Who The Lanai suits
- Value-focused buyers comfortable with the location tradeoff
- Yield investors — ~3.1% gross is workable; favour larger unit types
- Buyers who value a stable, established neighbourhood over speculative upside
Who should look elsewhere
- Buyers hunting deep relative value — the market has already priced in most of the story
- Short-term flippers — stamp duty + agent fees demand a 5-year minimum hold
- Buyers wanting a guaranteed top-tier primary within 1km walking distance
Huat Kueh says
The Lanai at ~$1,680 psf, half-half leh. No MRT walk though — taxi uncle will know your face.