BETA GROVE is a freehold development along LORONG J TELOK KURAU in District 15 (Katong / Joo Chiat), part of the OCR segment of Singapore's private residential market. The project comprises 2 units and is an established secondary-market project.
This profile draws on 2 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 15 (Katong / Joo Chiat), the immediate context for BETA GROVE 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 2 sales and 5 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the BETA GROVE dashboard.
- Average sale price: $2,930,000 across 2 transactions
- Estimated gross rental yield: 2.0%
- District 15 PSF ranking: Above average (top 29%)
- Freehold tenure · OCR · D15 · 2 units
About BETA GROVE
BETA GROVE is a freehold condominium, located at LORONG J TELOK KURAU in District 15 (Joo Chiat, Amber Road, Katong) (Outside Central Region), comprising 2 residential units.
As a freehold property, BETA GROVE does not face lease decay concerns.
Sales Market Overview
BETA GROVE has recorded 2 sale transactions with an average transaction price of $2,930,000, ranging from $2,080,000 to $3,780,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2024 | 1 | $2,209 psf | $3,780,000 | — |
| 2025 | 1 | $1,247 psf | $2,080,000 | ↓ 43.6% |
BETA GROVE ranks in the top 29% of condos in District 15 by average PSF.
Compared to the OCR average of $1,550 psf, BETA GROVE trades 11.5% above the segment benchmark.
Loading chart data...
Rental Market Overview
BETA GROVE has recorded 5 rental transactions with monthly rents averaging $4,800/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 5 | $4,800/mo | $4,500/mo | $5,500/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2023 | 2 | $5,000/mo |
| 2024 | 1 | $5,000/mo |
| 2025 | 2 | $4,500/mo |
Loading chart data...
Investment Analysis
Based on average rents and sale prices, BETA GROVE delivers an estimated gross rental yield of 2.0%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
Competing Condos in District 15
Side-by-side comparison against the most actively traded condos in District 15 (Joo Chiat, Amber Road, Katong):
| Condo | Tenure | Units | Avg PSF | Sales |
|---|---|---|---|---|
| GRAND DUNMAN | 99 yrs lease commencing from 2022 | 1008 | $2,537 psf | 909 |
| EMERALD OF KATONG | 99 yrs lease commencing from 2023 | 846 | $2,640 psf | 844 |
| THE CONTINUUM | Freehold | 816 | $2,790 psf | 754 |
| TEMBUSU GRAND | 99 yrs lease commencing from 2022 | 638 | $2,462 psf | 634 |
| AMBER PARK | Freehold | 592 | $2,544 psf | 392 |
Location Map
Map shows BETA GROVE (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- BETA GROVE
- Marine Terrace MRT
- Kembangan MRT
- Eunos MRT
- Marine Parade MRT
- Telok Kurau Primary School
- Canossa Catholic Primary School
- Chung Cheng High School (Main)
Nearby MRT Stations
BETA GROVE is 790m from Marine Terrace MRT (Thomson-East Coast Line), with 4 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Marine Terrace | TE27 | Thomson-East Coast Line | 790m |
| Kembangan | EW6 | East-West Line | 860m |
| Eunos | EW7 | East-West Line | 1.2 km |
| Marine Parade | TE26 | Thomson-East Coast Line | 1.3 km |
Nearby Schools
There are 13 schools within 2 km of BETA GROVE, including 1 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Telok Kurau Primary School | Primary | 250m |
| Canossa Catholic Primary School | Primary | 1.2 km |
| Chung Cheng High School (Main) | Secondary | 1.2 km |
| Tanjong Katong Girls' School | Secondary | 1.3 km |
| Canadian International School (Tanjong Katong) | International | 1.3 km |
| Broadrick Secondary School | Secondary | 1.4 km |
| EtonHouse International School (Broadrick) | International | 1.4 km |
| CHIJ (Katong) Primary | Primary | 1.5 km |
| East Coast Primary School | Primary | 1.5 km |
| Global Indian International School (GIIS East Coast) | International | 1.5 km |
| Tao Nan School | Primary | 1.6 km |
| Tanjong Katong Primary School | Primary | 1.7 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.
Walking-distance MRT. Marine Terrace is about 0.79km — 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.
Boutique character. With 2 units, BETA GROVE 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 0.25km 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 2 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: BETA GROVE hits the three structural levers that anchor long-term Singapore residential value: a prime district position, walkable MRT, and a long balance lease. Premium pricing is the trade-off; buyers paying that premium are buying scarcity rather than yield. 2 transactions in URA REALIS provide the data foundation for this view.
Suggested holding period for most buyer profiles: 8-15 years to absorb full cycle and capture the prime-district capital-appreciation thesis. 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 BETA GROVE?
What is the rental yield for BETA GROVE?
Is BETA GROVE freehold or leasehold?
How far is the nearest MRT from BETA GROVE?
What is the tenure of BETA GROVE?
How does BETA GROVE compare to other projects in the district?
What stamp duty applies for a foreign buyer of BETA GROVE?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 2 transactions analysed
- Rental data: 5 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 BETA GROVE
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.