SOUTH BEACH RESIDENCES is a 80-year balance leasehold development along BEACH ROAD in District 7 (Bugis / Middle Road), part of the CCR segment of Singapore's private residential market. The project comprises 190 units and is TOP 2015.
This profile draws on 11 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.
At roughly 11 years from TOP, SOUTH BEACH RESIDENCES 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 7 (Bugis / Middle Road), the immediate context for SOUTH BEACH RESIDENCES 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 11 sales and 184 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the SOUTH BEACH RESIDENCES dashboard.
- Average sale price: $9,808,909 across 11 transactions
- Estimated gross rental yield: 1.8%
- District 7 PSF ranking: Premium tier (top 6%)
- 99 yrs lease commencing from 2007 · CCR · D7 · 190 units
About SOUTH BEACH RESIDENCES
SOUTH BEACH RESIDENCES is a 99 yrs lease commencing from 2007 condominium, located at BEACH ROAD in District 7 (Middle Road, Golden Mile) (Core Central Region), developed by SOUTH ISLAND TK PTE LTD, comprising 190 residential units, completed in 2015.
With approximately 80 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 SOUTH BEACH RESIDENCES:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 3 BR | 1 | $3,094 psf | $3,530,000 |
| 4 BR | 1 | $3,213 psf | $6,018,000 |
| 5+ BR | 9 | $3,808 psf | $10,927,778 |
Sales Market Overview
SOUTH BEACH RESIDENCES has recorded 11 sale transactions with an average transaction price of $9,808,909, ranging from $3,530,000 to $18,500,000.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 4 | $3,756 psf | $14,519,500 | — |
| 2022 | 1 | $4,315 psf | $8,500,000 | ↑ 14.9% |
| 2023 | 1 | $4,504 psf | $8,630,000 | ↑ 4.4% |
| 2024 | 2 | $3,246 psf | $5,605,000 | ↓ 27.9% |
| 2025 | 2 | $3,302 psf | $7,250,000 | ↑ 1.7% |
| 2026 | 1 | $3,643 psf | $6,980,000 | ↑ 10.3% |
SOUTH BEACH RESIDENCES ranks in the top 6% of condos in District 7 by average PSF.
Compared to the CCR average of $2,447 psf, SOUTH BEACH RESIDENCES trades 50.8% above the segment benchmark.
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Rental Market Overview
SOUTH BEACH RESIDENCES has recorded 184 rental transactions with monthly rents averaging $14,758/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 2 BR | 107 | $11,068/mo | $7,200/mo | $24,000/mo |
| 3 BR | 51 | $17,980/mo | $12,000/mo | $40,888/mo |
| 4 BR | 26 | $23,625/mo | $15,000/mo | $41,800/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 21 | $11,206/mo |
| 2022 | 43 | $13,805/mo |
| 2023 | 29 | $18,503/mo |
| 2024 | 36 | $14,258/mo |
| 2025 | 47 | $15,805/mo |
| 2026 | 8 | $11,738/mo |
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Investment Analysis
Based on average rents and sale prices, SOUTH BEACH RESIDENCES delivers an estimated gross rental yield of 1.8%. This is below the 3% benchmark, suggesting stronger capital appreciation potential.
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 SOUTH BEACH RESIDENCES (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- SOUTH BEACH RESIDENCES
- Esplanade MRT
- City Hall MRT
- City Hall MRT
- Promenade MRT
- Promenade MRT
- School of the Arts
- Nanyang Academy of Fine Arts
- Singapore Management University
Nearby MRT Stations
SOUTH BEACH RESIDENCES is 100m from Esplanade MRT (Circle Line), with 21 stations within 1.5 km.
Nearby Schools
There are 9 schools within 2 km of SOUTH BEACH RESIDENCES, including 3 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| School of the Arts | Jc | 450m |
| Nanyang Academy of Fine Arts | Tertiary | 600m |
| Singapore Management University | Tertiary | 740m |
| LASALLE College of the Arts | Tertiary | 1.4 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 |
| Fairfield Methodist School (Primary) | Primary | 1.9 km |
| ACS (Junior) | Primary | 2.0 km |
Adequate lease horizon. Around 80 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.
Genuine walk-to-MRT access. Esplanade sits about 0.10km 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. School of the 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.
Lease-decay clock to monitor. Remaining lease is comfortably above critical CPF thresholds but already in the band where 10-15 year holds materially compress the next buyer's CPF eligibility. Plan exit timing with this in mind rather than assuming open-ended hold optionality.
Thin transaction history. With only 11 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.
- ⚠️ 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: SOUTH BEACH RESIDENCES 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. 11 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 SOUTH BEACH RESIDENCES?
What is the rental yield for SOUTH BEACH RESIDENCES?
Is SOUTH BEACH RESIDENCES 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: 11 transactions analysed
- Rental data: 184 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 SOUTH BEACH RESIDENCES
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 SOUTH BEACH RESIDENCES against staying public? These HDB towns sit within walking or short-drive distance:
- Kallang/whampoa — 4-room average $882,887 (170m away), an upgrader gap of about $8,950,000
- Central Area — 4-room average $1,088,814 (350m away), an upgrader gap of about $8,700,000