Aurea arrives in District 7 as one of the more distinctive 2024-vintage launches in the Bugis & Bras Basah belt — a boutique 188-unit, 99-year leasehold development by GMC Property with TOP achieved in 2025, putting it squarely in the “brand-new, almost-full-lease” bracket that the URA market segmentation classifies as Core Central Region (URA private residential sales data). For buyers comparing CBD-fringe options, Aurea sits at an interesting intersection: the freshness of a 2024 land lease (~98 years remaining as of 2026), the prestige of a D7 postal address, and the heritage-adjacent character of Bras Basah—Bugis — a precinct shaped by the Singapore Management University campus, the National Library, and the conserved shophouse fabric north of Victoria Street. This review weighs whether that combination still justifies the CCR pricing premium in a 2026 buyer’s market.
Snapshot as of 2026-05 — figures above reflect publicly available URA/HDB data at the time of this editorial review (as of 2026-05).
District 7 has historically been a thin-supply, heritage-protected micro-market — transaction counts run a fraction of the volumes seen in OCR mass-market districts, and most of the residential stock is small (sub-200-unit) freehold or 99LH boutique projects layered above retail. Aurea fits that mould. Its 188 units are spread across a single tower footprint, with the typical D7 unit mix skewing toward one- and two-bedders that target the SMU postgraduate, Marina Bay finance, and Raffles Place professional pools (SingStat geographic distribution data). The 99-year tenure starting 2024 is a meaningful differentiator: across most of D7’s nearby comparables, you are either buying freehold at a 25–35% premium, or buying a 99LH project that already has 70–85 years remaining. Aurea’s ~98-year runway means CPF usage and bank financing face essentially zero lease-decay friction for the next two decades — a point we will revisit in the buyer-fit section. Connectivity is the other context anchor: Bencoolen MRT on the Downtown Line is a short walk, and Bugis MRT (East-West & Downtown interchange) sits within a 7–10 minute radius, giving residents two-line redundancy that very few D7 boutique projects can match.
We track 65 sales and 0 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the AUREA dashboard.
- Average sale price: $2,757,665 across 65 transactions
- District 7 PSF ranking: Premium tier (top 18%)
- 99 yrs lease commencing from 2024 · CCR · D7 · 188 units
About AUREA
AUREA is a 99 yrs lease commencing from 2024 condominium, located at BEACH ROAD in District 7 (Middle Road, Golden Mile) (Core Central Region), developed by GMC Property Pte. Ltd., comprising 188 residential units, completed in 2025.
With approximately 97 years remaining on its 99-year lease, the property qualifies for full bank financing and CPF usage.
Unit Mix Distribution
Transaction data breakdown by bedroom type at AUREA:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 21 | $2,861 psf | $1,833,328 |
| 2 BR | 19 | $2,827 psf | $2,008,147 |
| 3 BR | 15 | $2,827 psf | $2,830,413 |
| 4 BR | 9 | $3,171 psf | $5,348,595 |
| 5+ BR | 1 | $3,692 psf | $12,000,000 |
Sales Market Overview
AUREA has recorded 65 sale transactions with an average transaction price of $2,757,665, ranging from $1,771,000 to $12,000,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2025 | 40 | $2,944 psf | $3,116,118 | — |
| 2026 | 25 | $2,827 psf | $2,184,140 | ↓ 4.0% |
AUREA ranks in the top 18% of condos in District 7 by average PSF.
Compared to the CCR average of $2,447 psf, AUREA trades 18.5% above the segment benchmark.
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Competing Condos in District 7
Side-by-side comparison against the most actively traded condos in District 7 (Middle Road, Golden Mile):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| MIDTOWN MODERN | 99 yrs lease commencing from 2019 | 558 | $2,838 psf | 583 |
| THE M | 99 yrs lease commencing from 2019 | 522 | $2,755 psf | 135 |
| DUO RESIDENCES | 99 yrs lease commencing from 2011 | 660 | $2,203 psf | 99 |
| MIDTOWN BAY | 99 yrs lease commencing from 2018 | 219 | $3,222 psf | 92 |
| CONCOURSE SKYLINE | 99 yrs lease commencing from 2008 | 360 | $1,961 psf | 92 |
Location Map
Map shows AUREA (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- AUREA
- Nicoll Highway MRT
- Lavender MRT
- Stadium MRT
- Kallang MRT
- Bugis MRT
- St. Andrew'
- St. Andrew'
- St. Andrew'
Nearby MRT Stations
AUREA is 440m from Nicoll Highway MRT (Circle Line), with 12 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Nicoll Highway | CC5 | Circle Line | 440m |
| Lavender | EW11 | East-West Line | 560m |
| Stadium | CC6 | Circle Line | 1.1 km |
| Kallang | EW10 | East-West Line | 1.1 km |
| Bugis | EW12 | East-West Line | 1.1 km |
| Bugis | DT14 | Downtown Line | 1.1 km |
| Jalan Besar | DT22 | Downtown Line | 1.2 km |
| Promenade | CC4 | Circle Line | 1.3 km |
Nearby Schools
There are 10 schools within 2 km of AUREA, including 3 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| St. Andrew's Junior School | Primary | 730m |
| St. Andrew's Secondary School | Secondary | 780m |
| St. Andrew's Junior College | Jc | 780m |
| Hong Wen School | Primary | 1.5 km |
| Farrer Park Primary School | Primary | 1.6 km |
| LASALLE College of the Arts | Tertiary | 1.6 km |
| Nanyang Academy of Fine Arts | Tertiary | 1.6 km |
| School of the Arts | Jc | 1.6 km |
| Singapore Management University | Tertiary | 1.9 km |
| One World International School (Mountbatten) | International | 2.0 km |
- Fresh 99-year lease from 2024 — with ~98 years remaining, lease-decay risk is effectively dormant for the first two decades of ownership; CPF and bank LTV rules face no haircut. Stress-test the long horizon with our lease decay calculator.
- Dual-line MRT redundancy — Bencoolen (DTL) and Bugis (EWL + DTL interchange) within walking distance, anchoring resale liquidity and tenant demand. Compare connectivity-weighted pricing on the D7 price heatmap.
- SMU and CBD-fringe tenant catchment — the postgraduate, young-professional, and expat-lite segments that drive 1-/2-bedder rental demand are all within a 1km radius, supporting gross yield assumptions you can model in the ROI calculator.
- Boutique 188-unit scale in District 7 — lower density than the mega-launches in OCR; common-area maintenance fees stay manageable, and resale exit competition within the project is limited.
- Brand-new TOP 2025 stock — no defects-liability period concerns inherited from earlier owners, full developer warranty active, and finishes reflect 2024-era specs (smart-home wiring, energy-efficient appliances).
- Heritage-adjacent address — proximity to Bugis Junction, the National Library, Bras Basah arts cluster and the conserved Kampong Glam shophouses gives a placemaking premium that pure-CBD towers cannot replicate.
- CCR pricing premium vs. yield reality — D7 PSF benchmarks remain in the upper tier of the URA price index, and gross rental yields on small CCR projects have historically trailed RCR/OCR equivalents (URA price index releases). A buyer paying full CCR PSF must underwrite capital appreciation, not yield, as the primary return engine.
- Foreigner ABSD at 60% — for non-PR foreign buyers, the Additional Buyer’s Stamp Duty rate effectively doubles the entry cost, which materially shrinks the resale pool for any future exit (IRAS ABSD schedule). Singapore-citizen demand has to absorb most resale volume.
- Boutique-tower facility trade-off — at 188 units, the project cannot economically offer the full suite of 50m lap pool, tennis court, function rooms, and multiple sky gardens that larger 600–800-unit launches advertise. Lifestyle buyers used to mega-development amenity menus may feel the gap.
- Heritage-zone construction constraints — future en-bloc upside in D7 is dampened by heritage conservation overlays in parts of Bras Basah—Bugis. The collective-sale exit path is realistically a 30–40 year horizon, not a near-term option.
Aurea is best suited to three buyer archetypes. First, the Singapore-citizen owner-occupier professional working in the CBD, Marina Bay, or the Bras Basah arts/education cluster who values the 5–10 minute commute, the heritage character, and the ~98-year lease as a long-hold base. Second, the investor-landlord targeting the SMU postgraduate and young-finance-professional rental segment, who is comfortable accepting a CCR-typical 2.5–3.2% gross yield in exchange for capital-appreciation optionality and low vacancy risk. Third, the high-income PR upgrader trading out of an HDB or OCR condo who wants a fresh-lease CCR address without committing to a freehold premium. The buyer who should think twice is the foreign non-PR purchaser facing the 60% ABSD load, and the yield-first investor who would extract better cash-on-cash returns from an RCR or OCR fresh-launch. Run your own numbers through the affordability calculator against the full TDSR/MSR stack before committing.
Aurea earns a measured “qualified buy” for the right profile. The combination of a 2024-vintage 99-year lease, dual-line MRT access, SMU/CBD tenant catchment, and boutique 188-unit scale is genuinely scarce in District 7 — you simply cannot replicate this exact package in the resale market without paying a freehold premium of 25–35%. The risk is not the property; it is the price paid. Buyers who underwrite at conservative CCR yield assumptions and treat the asset as a long-hold owner-occupier or capital-appreciation play will find the proposition coherent. Buyers chasing yield, or foreign non-PR buyers absorbing the 60% ABSD, should compare against fresh-launch RCR alternatives before signing. Use our compare tool to benchmark Aurea against other D7 and RCR fresh-lease options side by side.
FAQ
What is the average price for AUREA?
What is the rental yield for AUREA?
Is AUREA freehold or leasehold?
How much lease does Aurea have remaining as of 2026?
Which MRT stations serve Aurea?
Is Aurea suitable for foreign buyers?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA.
- Sales data: 65 transactions analysed
- Gross yield = (avg monthly rent × 12) / avg sale price
Median values used to minimise outlier impact. PSF = price per square foot.
View Live Data for AUREA
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.
New Sale vs Resale Mix
Of the 175 condo transactions recorded in District 7 over the last 12 months, 66% resale, 27% new sale, 7% sub sale. A resale-heavy mix points to an established market trading on fundamentals; a new-sale-heavy mix means developer launches are setting the price benchmarks.
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HDB Alternatives Nearby
Weighing AUREA against staying public? These HDB towns sit within walking or short-drive distance:
- Kallang/whampoa — 4-room average $882,887 (140m away), an upgrader gap of about $1,850,000
- Central Area — 4-room average $1,088,814 (910m away), an upgrader gap of about $1,650,000
- Geylang — 4-room average $761,443 (1.9 km away), an upgrader gap of about $1,950,000