BENCOOLEN HOUSE is a 99-year leasehold development along BENCOOLEN STREET in District 7 (Bugis / Middle Road), part of the RCR segment of Singapore's private residential market. The project comprises 18 units and is an established secondary-market project.
This profile draws on 0 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.
The project is in its mature or late-resale phase, where lease tenure (for leasehold stock), redevelopment optionality, and en-bloc potential all start to weigh more on the investment thesis than current rental yield.
Within District 7 (Bugis / Middle Road), the immediate context for BENCOOLEN HOUSE 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 0 sales and 26 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the BENCOOLEN HOUSE dashboard.
- · RCR · D7 · 18 units
About BENCOOLEN HOUSE
BENCOOLEN HOUSE is a condominium, located at BENCOOLEN STREET in District 7 (Middle Road, Golden Mile) (Rest of Central Region), comprising 18 residential units.
Rental Market Overview
BENCOOLEN HOUSE has recorded 26 rental transactions with monthly rents averaging $4,052/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 3 BR | 26 | $4,052/mo | $1,650/mo | $5,500/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 6 | $3,467/mo |
| 2022 | 6 | $3,308/mo |
| 2023 | 6 | $4,700/mo |
| 2024 | 4 | $4,650/mo |
| 2025 | 3 | $4,300/mo |
| 2026 | 1 | $5,000/mo |
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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 | $2,837 psf | 582 |
| 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 | 98 |
| 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 BENCOOLEN HOUSE (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- BENCOOLEN HOUSE
- Bencoolen MRT
- Bras Basah MRT
- Dhoby Ghaut MRT
- Dhoby Ghaut MRT
- Dhoby Ghaut MRT
- Singapore Management University
- Nanyang Academy of Fine Arts
- School of the Arts
Nearby MRT Stations
BENCOOLEN HOUSE is 60m from Bencoolen MRT (Downtown Line), with 19 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Bencoolen | DT21 | Downtown Line | 60m |
| Bras Basah | CC2 | Circle Line | 230m |
| Dhoby Ghaut | NS24 | North-South Line | 470m |
| Dhoby Ghaut | NE6 | North-East Line | 470m |
| Dhoby Ghaut | CC1 | Circle Line | 470m |
| Rochor | DT13 | Downtown Line | 610m |
| City Hall | NS25 | North-South Line | 690m |
| City Hall | EW13 | East-West Line | 690m |
Nearby Schools
There are 13 schools within 2 km of BENCOOLEN HOUSE, including 4 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Singapore Management University | Tertiary | 230m |
| Nanyang Academy of Fine Arts | Tertiary | 280m |
| School of the Arts | Jc | 400m |
| LASALLE College of the Arts | Tertiary | 870m |
| ACS (Junior) | Primary | 1.1 km |
| Fairfield Methodist School (Primary) | Primary | 1.3 km |
| St. Andrew's Junior School | Primary | 1.5 km |
| St. Andrew's Secondary School | Secondary | 1.5 km |
| St. Andrew's Junior College | Jc | 1.5 km |
| St. Margaret's Secondary School | Secondary | 1.7 km |
| St. Margaret's Primary School | Primary | 1.7 km |
| Kheng Cheng School | Primary | 1.8 km |
Genuine walk-to-MRT access. Bencoolen sits about 0.06km 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 18 units, BENCOOLEN HOUSE 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. Singapore Management University sits about 0.23km 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 0 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": "amber",
"reason": "Lease horizon constrains long-hold optionality"
},
{
"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": "amber",
"reason": "Plan exit timing around lease-decay thresholds"
}
]
Composite assessment: BENCOOLEN HOUSE benefits from MRT proximity but the lease horizon or district position requires careful exit-timing planning. Active management of the hold matters more than passive accumulation. 0 transactions in URA REALIS provide the data foundation for this view.
Suggested holding period for most buyer profiles: 5-8 years with monitored exit windows. 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 BENCOOLEN HOUSE?
What is the rental yield for BENCOOLEN HOUSE?
Is BENCOOLEN HOUSE freehold or leasehold?
How far is the nearest MRT from BENCOOLEN HOUSE?
What is the tenure of BENCOOLEN HOUSE?
How does BENCOOLEN HOUSE compare to other projects in the district?
What stamp duty applies for a foreign buyer of BENCOOLEN HOUSE?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Rental data: 26 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 BENCOOLEN HOUSE
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.