BEACON HEIGHTS is a 85-year balance leasehold development along MAR THOMA ROAD in District 12 (Toa Payoh / Balestier), part of the RCR segment of Singapore's private residential market. The project comprises 212 units and is TOP 2012.
This profile draws on 49 recorded transactions from URA REALIS to frame the project's character: who actually lives here, who buys here, and where the pricing sits relative to immediate alternatives. For the broader district context, see the Singapore price-heatmap map.
At roughly 14 years from TOP, BEACON HEIGHTS is in mature-resale territory: a clear track record on capital appreciation, defined renovation and refurbishment cycles, and lease-decay considerations starting to enter the picture (if leasehold).
Within District 12 (Toa Payoh / Balestier), the immediate context for BEACON HEIGHTS is shaped by the broader URA Master Plan zoning for the area, ongoing or planned infrastructure (MRT extensions, expressway changes, school relocations), and the supply pipeline of nearby launches. See the URA Master Plan 2019 for the precinct-specific land-use overlay before underwriting medium-term capital appreciation.
We track 49 sales and 270 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the BEACON HEIGHTS dashboard.
- Average sale price: $1,331,365 across 49 transactions
- Estimated gross rental yield: 3.1%
- District 12 PSF ranking: Mid-range (top 58%)
- 999 yrs lease commencing from 1882 · RCR · D12 · 212 units
About BEACON HEIGHTS
BEACON HEIGHTS is a 999 yrs lease commencing from 1882 condominium, located at MAR THOMA ROAD in District 12 (Toa Payoh, Serangoon, Balestier) (Rest of Central Region), developed by ST MICHAEL'S DEVELOPMENT PTE LTD (KIM ENG GROUP), comprising 212 residential units, completed in 2012.
With approximately 85 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 BEACON HEIGHTS:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 14 | $1,333 psf | $889,286 |
| 2 BR | 12 | $1,465 psf | $1,325,074 |
| 3 BR | 20 | $1,421 psf | $1,557,300 |
| 4 BR | 2 | $1,157 psf | $1,745,000 |
| 5+ BR | 1 | $1,045 psf | $2,250,000 |
Sales Market Overview
BEACON HEIGHTS has recorded 49 sale transactions with an average transaction price of $1,331,365, ranging from $809,000 to $2,250,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 12 | $1,213 psf | $1,180,167 | — |
| 2022 | 12 | $1,347 psf | $1,229,167 | ↑ 11.1% |
| 2023 | 7 | $1,403 psf | $1,454,270 | ↑ 4.2% |
| 2024 | 9 | $1,494 psf | $1,406,222 | ↑ 6.5% |
| 2025 | 9 | $1,557 psf | $1,498,778 | ↑ 4.2% |
BEACON HEIGHTS ranks in the top 58% of condos in District 12 by average PSF.
Compared to the RCR average of $2,047 psf, BEACON HEIGHTS trades 32.2% below the segment benchmark.
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Rental Market Overview
BEACON HEIGHTS has recorded 270 rental transactions with monthly rents averaging $3,448/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 78 | $2,997/mo | $2,000/mo | $4,000/mo |
| 2 BR | 126 | $3,428/mo | $2,300/mo | $4,700/mo |
| 3 BR | 66 | $4,017/mo | $2,500/mo | $5,100/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 52 | $2,596/mo |
| 2022 | 55 | $3,286/mo |
| 2023 | 50 | $3,925/mo |
| 2024 | 43 | $3,723/mo |
| 2025 | 58 | $3,669/mo |
| 2026 | 12 | $3,837/mo |
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Investment Analysis
Based on average rents and sale prices, BEACON HEIGHTS delivers an estimated gross rental yield of 3.1%. This is above the Singapore-wide benchmark of approximately 3%.
Competing Condos in District 12
Side-by-side comparison against the most actively traded condos in District 12 (Toa Payoh, Serangoon, Balestier):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| THE ORIE | 99 yrs lease commencing from 2024 | 52 | $2,730 psf | 740 |
| EIGHT RIVERSUITES | 99 yrs lease commencing from 2011 | 843 | $1,643 psf | 304 |
| GEM RESIDENCES | 99 yrs lease commencing from 2015 | 578 | $1,838 psf | 196 |
| TREVISTA | 99 yrs lease commencing from 2008 | 590 | $1,702 psf | 147 |
| VERTICUS | Freehold | 162 | $2,122 psf | 128 |
Location Map
Map shows BEACON HEIGHTS (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- BEACON HEIGHTS
- Boon Keng MRT
- Potong Pasir MRT
- Geylang Bahru MRT
- Bendemeer MRT
- Bendemeer Primary School
- Bendemeer Secondary School
- Stamford Primary School
Nearby MRT Stations
BEACON HEIGHTS is 780m from Boon Keng MRT (North-East Line), with 4 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Boon Keng | NE9 | North-East Line | 780m |
| Potong Pasir | NE10 | North-East Line | 930m |
| Geylang Bahru | DT24 | Downtown Line | 1.2 km |
| Bendemeer | DT23 | Downtown Line | 1.4 km |
Nearby Schools
There are 13 schools within 2 km of BEACON HEIGHTS, including 2 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Bendemeer Primary School | Primary | 550m |
| Bendemeer Secondary School | Secondary | 570m |
| Stamford Primary School | Primary | 1.0 km |
| Assumption Pathway School | Secondary | 1.0 km |
| Hong Wen School | Primary | 1.2 km |
| Balestier Hill Primary School | Primary | 1.2 km |
| School of Science and Technology | Jc | 1.2 km |
| Beatty Secondary School | Secondary | 1.2 km |
| CHIJ Secondary (Toa Payoh) | Secondary | 1.3 km |
| De La Salle School | Primary | 1.5 km |
| Farrer Park Primary School | Primary | 1.6 km |
| CHIJ Our Lady Queen of Peace | Primary | 1.7 km |
Adequate lease horizon. Around 85 years of remaining lease keeps CPF eligibility intact and supports standard 30-year loan tenor for most buyer profiles. Within a 5-10 year hold, lease-decay effects are negligible; beyond that, monitor the year-60 threshold for CPF usage caps.
Walking-distance MRT. Boon Keng is about 0.78km — within the conventional 10-minute walk threshold most tenants accept. The project benefits from the public-transport premium without the price compression that <500m flagship stations command.
Solid facilities scale. 212 units is large enough to support pool, gym, function rooms, and BBQ pavilions without the booking-pressure issues that smaller boutique developments face. Per-unit maintenance is in a manageable band.
School-belt proximity. Bendemeer Primary School sits about 0.55km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
District supply pipeline. Non-prime districts are more sensitive to GLS pipeline additions; check the URA Master Plan 2019 confirmed and provisional land sales schedule for the immediate 5-year window. New launches at 10-20% lower PSF can compress secondary-market resale velocity for 18-24 months around their launch dates.
Cycle-sensitivity. Like all Singapore private residential, the project's capital appreciation and rental yields move with broader macro factors — mortgage rate environment, MAS macroprudential stance (TDSR, ABSD), and the supply-pipeline tempo. Build a 5pp rate buffer into your stress test.
[
{
"persona": "Young couple, first home",
"fit_color": "green",
"reason": "Long balance lease + likely sub-CCR pricing"
},
{
"persona": "Family with school-age kids",
"fit_color": "green",
"reason": "Nearby schools support MOE registration priority"
},
{
"persona": "CBD commuter",
"fit_color": "green",
"reason": "Walking-distance MRT supports daily commute"
},
{
"persona": "Rental investor (yield-focused)",
"fit_color": "red",
"reason": "Thin transaction history makes underwriting fragile"
},
{
"persona": "Foreign professional (expat)",
"fit_color": "green",
"reason": "MRT plus mid-size facility suite typically meets expat-tenant criteria"
},
{
"persona": "Long-term hold (10+ yr)",
"fit_color": "green",
"reason": "Tenure supports CPF + buyer-pool through hold"
}
]
Composite assessment: BEACON HEIGHTS combines walking-distance MRT with long-tenure leasehold (or freehold) — a solid structural foundation. The district position dictates whether capital appreciation outpaces or tracks the broader market. 49 transactions in URA REALIS provide the data foundation for this view.
Suggested holding period for most buyer profiles: 6-10 years to ride out one full macro cycle. Cross-reference per-bedroom net yield against district comparables via the compare-tool, model monthly cash-flow with the mortgage calculator, and confirm your effective BSD+ABSD cost using the stamp-duty calculator before finalising. This profile is informational; not a personal investment recommendation.
FAQ
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Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 49 transactions analysed
- Rental data: 270 lease records 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 BEACON HEIGHTS
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.