BURLINGTON SQUARE is a 69-year balance 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 179 units and is TOP 1998.
This profile draws on 27 recorded transactions from URA 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 BURLINGTON SQUARE 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 28 sales and 360 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the BURLINGTON SQUARE dashboard.
- Average sale price: $1,401,778 across 28 transactions
- Estimated gross rental yield: 3.7%
- District 7 PSF ranking: Value tier (top 82%)
- 99 yrs lease commencing from 1996 · RCR · D7 · 179 units
About BURLINGTON SQUARE
BURLINGTON SQUARE is a 99 yrs lease commencing from 1996 condominium, located at BENCOOLEN STREET in District 7 (Middle Road, Golden Mile) (Rest of Central Region), developed by WINTRUST INVESTMENT PTE LTD (WINGTAI), comprising 179 residential units, completed in 1998.
With approximately 69 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 BURLINGTON SQUARE:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 3 | $1,473 psf | $994,333 |
| 2 BR | 14 | $1,500 psf | $1,259,571 |
| 3 BR | 10 | $1,395 psf | $1,585,778 |
| 5+ BR | 1 | $1,276 psf | $2,775,000 |
Sales Market Overview
BURLINGTON SQUARE has recorded 28 sale transactions with an average transaction price of $1,401,778, ranging from $888,000 to $2,775,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 4 | $1,264 psf | $1,232,500 | — |
| 2022 | 4 | $1,318 psf | $1,197,250 | ↑ 4.3% |
| 2023 | 5 | $1,386 psf | $1,323,600 | ↑ 5.2% |
| 2024 | 9 | $1,568 psf | $1,346,667 | ↑ 13.1% |
| 2025 | 3 | $1,562 psf | $1,566,963 | ↓ 0.4% |
| 2026 | 3 | $1,529 psf | $2,030,629 | ↓ 2.1% |
BURLINGTON SQUARE ranks in the top 82% of condos in District 7 by average PSF.
Compared to the RCR average of $2,049 psf, BURLINGTON SQUARE trades 29.2% below the segment benchmark.
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Rental Market Overview
BURLINGTON SQUARE has recorded 360 rental transactions with monthly rents averaging $4,305/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 1 BR | 76 | $3,477/mo | $2,000/mo | $5,000/mo |
| 2 BR | 233 | $4,222/mo | $2,900/mo | $6,200/mo |
| 3 BR | 46 | $5,536/mo | $3,700/mo | $8,000/mo |
| 4 BR | 5 | $9,396/mo | $7,500/mo | $11,000/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 73 | $3,453/mo |
| 2022 | 83 | $3,911/mo |
| 2023 | 63 | $4,829/mo |
| 2024 | 58 | $4,872/mo |
| 2025 | 65 | $4,615/mo |
| 2026 | 18 | $4,789/mo |
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Investment Analysis
Based on average rents and sale prices, BURLINGTON SQUARE delivers an estimated gross rental yield of 3.7%. This is above the Singapore-wide benchmark of approximately 3%.
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 BURLINGTON SQUARE (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- BURLINGTON SQUARE
- Rochor MRT
- Bugis MRT
- Bugis MRT
- Jalan Besar MRT
- Bencoolen MRT
- Nanyang Academy of Fine Arts
- LASALLE College of the Arts
- School of the Arts
Nearby MRT Stations
BURLINGTON SQUARE is 140m from Rochor MRT (Downtown Line), with 20 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Rochor | DT13 | Downtown Line | 140m |
| Bugis | EW12 | East-West Line | 390m |
| Bugis | DT14 | Downtown Line | 390m |
| Jalan Besar | DT22 | Downtown Line | 460m |
| Bencoolen | DT21 | Downtown Line | 540m |
| Little India | NE7 | North-East Line | 600m |
| Little India | DT12 | Downtown Line | 600m |
| Bras Basah | CC2 | Circle Line | 630m |
Nearby Schools
There are 13 schools within 2 km of BURLINGTON SQUARE, including 5 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Nanyang Academy of Fine Arts | Tertiary | 450m |
| LASALLE College of the Arts | Tertiary | 460m |
| School of the Arts | Jc | 620m |
| Singapore Management University | Tertiary | 690m |
| St. Andrew's Junior School | Primary | 1.0 km |
| St. Andrew's Secondary School | Secondary | 1.0 km |
| St. Andrew's Junior College | Jc | 1.0 km |
| ACS (Junior) | Primary | 1.2 km |
| Farrer Park Primary School | Primary | 1.3 km |
| St. Margaret's Secondary School | Secondary | 1.5 km |
| St. Margaret's Primary School | Primary | 1.6 km |
| Fairfield Methodist School (Primary) | Primary | 1.8 km |
Genuine walk-to-MRT access. Rochor sits about 0.14km 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.
School-belt proximity. Nanyang Academy of Fine Arts sits about 0.45km away, with additional schools clustered nearby. Family households on 24-month tenancies anchor the rental pool, which materially improves vacancy economics for landlord-owners.
Mature streetscape and amenity coverage. The immediate neighbourhood has the daily-living amenity profile of an established residential precinct — hawker centres, supermarkets, clinics, parks within a short walk or drive. The convenience compounds over a hold, even if no single amenity is a headline feature.
Lease tenor below 75 years. With roughly 69 years remaining, CPF usage starts to be capped (the 95-year rule reduces utilisation as lease decays), and bank loan tenor compresses correspondingly. The resale buyer pool narrows toward older buyers with shorter horizons.
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.
- ⚠️ Young couple, first home: Lease horizon constrains long-hold optionality
- ✅ Family with school-age kids: Nearby schools support MOE registration priority
- ✅ CBD commuter: Walking-distance MRT supports daily commute
- ❌ Rental investor (yield-focused): Thin transaction history makes underwriting fragile
- ⚠️ Foreign professional (expat): MRT plus mid-size facility suite typically meets expat-tenant criteria
- ⚠️ Long-term hold (10+ yr): Plan exit timing around lease-decay thresholds
Composite assessment: BURLINGTON SQUARE 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. 27 transactions in URA 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 BURLINGTON SQUARE?
What is the rental yield for BURLINGTON SQUARE?
Is BURLINGTON SQUARE freehold or leasehold?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA.
- Sales data: 28 transactions analysed
- Rental data: 360 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 BURLINGTON SQUARE
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.
Best suited for
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 BURLINGTON SQUARE against staying public? These HDB towns sit within walking or short-drive distance:
- Central Area — 4-room average $1,088,814 (190m away), an upgrader gap of about $300,000
- Kallang/whampoa — 4-room average $882,887 (650m away), an upgrader gap of about $500,000