BEAU VISTA is a freehold development along JALAN KEMBANGAN in District 14 (Geylang / Eunos), part of the OCR segment of Singapore's private residential market. The project comprises 6 units and is TOP 2008.
This profile draws on 1 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 18 years from TOP, BEAU VISTA 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 14 (Geylang / Eunos), the immediate context for BEAU VISTA 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 1 sales and 0 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the BEAU VISTA dashboard.
- Average sale price: $2,900,000 across 1 transactions
- District 14 PSF ranking: Value tier (top 84%)
- Freehold tenure · OCR · D14 · 6 units
About BEAU VISTA
BEAU VISTA is a freehold condominium, located at JALAN KEMBANGAN in District 14 (Geylang, Eunos) (Outside Central Region), developed by NOVELTY KEMBANGAN PTE LTD, comprising 6 residential units, completed in 2008.
As a freehold property, BEAU VISTA does not face lease decay concerns.
Sales Market Overview
BEAU VISTA has recorded 1 sale transactions with an average transaction price of $2,900,000, ranging from $2,900,000 to $2,900,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2025 | 1 | $1,048 psf | $2,900,000 | — |
BEAU VISTA ranks in the top 84% of condos in District 14 by average PSF.
Compared to the OCR average of $1,550 psf, BEAU VISTA trades 32.4% below the segment benchmark.
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Competing Condos in District 14
Side-by-side comparison against the most actively traded condos in District 14 (Geylang, Eunos):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| PARC ESTA | 99 yrs lease commencing from 2018 | 1399 | $2,184 psf | 477 |
| SIMS URBAN OASIS | 99 yrs lease commencing from 2014 | 1024 | $1,762 psf | 365 |
| PENROSE | 99 yrs lease commencing from 2019 | 566 | $1,928 psf | 352 |
| EUHABITAT | 99 yrs lease commencing from 2010 | 697 | $1,326 psf | 233 |
| THE ANTARES | 99 yrs lease commencing from 2018 | 265 | $1,833 psf | 227 |
Location Map
Map shows BEAU VISTA (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- BEAU VISTA
- Kembangan MRT
- Kaki Bukit MRT
- Bedok North MRT
- Eunos MRT
- Telok Kurau Primary School
- Canossa Catholic Primary School
- Temasek Junior College
Nearby MRT Stations
BEAU VISTA is 500m from Kembangan MRT (East-West Line), with 4 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Kembangan | EW6 | East-West Line | 500m |
| Kaki Bukit | DT28 | Downtown Line | 1.2 km |
| Bedok North | DT29 | Downtown Line | 1.2 km |
| Eunos | EW7 | East-West Line | 1.3 km |
Nearby Schools
There are 7 schools within 2 km of BEAU VISTA.
| School | Type | Distance |
|---|---|---|
| Telok Kurau Primary School | Primary | 1.4 km |
| Canossa Catholic Primary School | Primary | 1.5 km |
| Temasek Junior College | Jc | 1.8 km |
| Chung Cheng High School (Main) | Secondary | 1.8 km |
| Temasek Primary School | Primary | 1.8 km |
| East Coast Primary School | Primary | 2.0 km |
| Global Indian International School (GIIS East Coast) | International | 2.0 km |
Tenure resilience. Freehold tenure removes the lease-decay headwind that affects 99-year leasehold stock from ~year 60 onward. CPF eligibility, loan-tenure caps, and resale buyer pool are all preserved without the time-decay clock. For long holds (15+ years), this matters meaningfully more than headline PSF.
Genuine walk-to-MRT access. Kembangan sits about 0.50km away — true walking distance, not the elastic 800m claim that some listings stretch. For tenants and commuter-owners, this anchors rental demand and supports a steady capital-value floor across cycles.
Boutique character. With 6 units, BEAU VISTA keeps a low-density character — fewer residents per facility, quieter corridors, more curated common spaces. Suits buyers prioritising unit-interior quality and neighbour proximity over deep facilities breadth.
School-belt proximity. Telok Kurau Primary School sits about 1.40km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Thin transaction history. With only 1 recorded sales, comparable-sales analysis is fragile — a single outlier transaction can skew the apparent price level by 5-10%. Triangulate with nearby district comparables rather than rely on within-project averages alone.
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.
[
{
"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": "amber",
"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: BEAU VISTA 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. 1 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
What is the average price for BEAU VISTA?
What is the rental yield for BEAU VISTA?
Is BEAU VISTA freehold or leasehold?
How far is the nearest MRT from BEAU VISTA?
What is the tenure of BEAU VISTA?
How does BEAU VISTA compare to other projects in the district?
What stamp duty applies for a foreign buyer of BEAU VISTA?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 1 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 BEAU VISTA
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.