The Bencoolen sits at the seam where Singapore's civic district dissolves into the working CBD — close enough to walk into Raffles Place before lunch, yet anchored in the older grain of Bras Basah, Bugis and Beach Road. Completed in 1998 on a 99-year lease commencing 1995, the 182-unit development carries a footprint that suits the urban-living thesis of District 7: compact, central, and built before the post-2010 wave of integrated developments pushed land prices in the area to record highs.
For buyers studying the city heart, this is one of the smaller-scale boutique towers in a sub-market increasingly dominated by mixed-use giants like URA-tracked launches around Middle Road. Scarcity of comparable boutique stock is part of the thesis — but so is lease decay.
Snapshot as of 2026-05 — figures above reflect publicly available URA/HDB data at the time of this editorial review (as of 2026-05).
With a lease that commenced in 1995, The Bencoolen has approximately 68 years remaining as of 2026. That number matters more here than in most resale conversations. Singapore's State Land and Property guidelines and the Bala's Curve depreciation table show value drop accelerating once a leasehold passes the 70-year-remaining mark — and The Bencoolen has just crossed that threshold.
For a CBD-fringe site, the offset is land value: even as the structure depreciates, the plot sits in a sub-market where en-bloc and redevelopment economics remain plausible. Buyers should model both paths — hold-to-collect-rent on a depreciating lease, versus the option value of a future collective sale. The District 7 market profile tracks how lease tenure is pricing into recent transactions.
We track 75 sales and 424 rental transaction records for this property. Explore live charts, price trends, rental yields, and investment analytics on the THE BENCOOLEN dashboard.
- Average sale price: $1,531,285 across 75 transactions
- Estimated gross rental yield: 3.5%
- District 7 PSF ranking: Mid-range (top 65%)
- 99 yrs lease commencing from 1995 · RCR · D7 · 182 units
About THE BENCOOLEN
THE BENCOOLEN is a 99 yrs lease commencing from 1995 condominium, located at BENCOOLEN STREET in District 7 (Middle Road, Golden Mile) (Rest of Central Region), comprising 182 residential units, completed in 1998.
With approximately 68 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 THE BENCOOLEN:
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 32 | $1,594 psf | $1,360,184 |
| 3 BR | 41 | $1,565 psf | $1,646,468 |
| 4 BR | 2 | $1,407 psf | $1,907,660 |
Sales Market Overview
THE BENCOOLEN has recorded 75 sale transactions with an average transaction price of $1,531,285, ranging from $1,190,000 to $1,917,120.
| Year | Sales | Avg PSF | Avg Price | YoY |
|---|---|---|---|---|
| 2021 | 5 | $1,344 psf | $1,300,400 | — |
| 2022 | 4 | $1,424 psf | $1,357,500 | ↑ 6.0% |
| 2023 | 58 | $1,599 psf | $1,573,043 | ↑ 12.2% |
| 2024 | 2 | $1,630 psf | $1,439,000 | ↑ 2.0% |
| 2025 | 6 | $1,595 psf | $1,466,648 | ↓ 2.2% |
THE BENCOOLEN ranks in the top 65% of condos in District 7 by average PSF.
Compared to the RCR average of $2,047 psf, THE BENCOOLEN trades 23.1% below the segment benchmark.
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Rental Market Overview
THE BENCOOLEN has recorded 424 rental transactions with monthly rents averaging $4,427/mo.
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| 2 BR | 312 | $4,204/mo | $2,800/mo | $5,500/mo |
| 3 BR | 112 | $5,048/mo | $3,750/mo | $6,800/mo |
| Year | Leases | Avg Rent |
|---|---|---|
| 2021 | 102 | $3,646/mo |
| 2022 | 90 | $4,276/mo |
| 2023 | 87 | $4,883/mo |
| 2024 | 59 | $4,799/mo |
| 2025 | 69 | $4,753/mo |
| 2026 | 17 | $4,962/mo |
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Investment Analysis
Based on average rents and sale prices, THE BENCOOLEN delivers an estimated gross rental yield of 3.5%. 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 | $2,837 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 THE BENCOOLEN (centre marker) with nearby MRT stations and schools. Drag to pan, scroll to zoom.
- THE BENCOOLEN
- 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
THE BENCOOLEN is 220m from Rochor MRT (Downtown Line), with 20 stations within 1.5 km.
| Station | Code | Line | Distance |
|---|---|---|---|
| Rochor | DT13 | Downtown Line | 220m |
| Bugis | EW12 | East-West Line | 300m |
| Bugis | DT14 | Downtown Line | 300m |
| Jalan Besar | DT22 | Downtown Line | 460m |
| Bencoolen | DT21 | Downtown Line | 550m |
| Bras Basah | CC2 | Circle Line | 610m |
| Little India | NE7 | North-East Line | 690m |
| Little India | DT12 | Downtown Line | 690m |
Nearby Schools
There are 13 schools within 2 km of THE BENCOOLEN, including 7 within the 1 km priority zone.
| School | Type | Distance |
|---|---|---|
| Nanyang Academy of Fine Arts | Tertiary | 410m |
| LASALLE College of the Arts | Tertiary | 530m |
| School of the Arts | Jc | 570m |
| Singapore Management University | Tertiary | 690m |
| St. Andrew's Junior School | Primary | 970m |
| St. Andrew's Secondary School | Secondary | 980m |
| St. Andrew's Junior College | Jc | 980m |
| ACS (Junior) | Primary | 1.3 km |
| Farrer Park Primary School | Primary | 1.3 km |
| St. Margaret's Secondary School | Secondary | 1.6 km |
| St. Margaret's Primary School | Primary | 1.7 km |
| Fairfield Methodist School (Primary) | Primary | 1.8 km |
The transport story is unusually strong for an older development. Bencoolen MRT on the Downtown Line sits effectively at the doorstep, while Bugis MRT — an East-West / Downtown Line interchange — is a 5-7 minute walk. Rochor MRT (DTL) provides a third option. LTA's rail network map shows few private residential addresses in the central area with this density of interchange access.
The practical impact: a tenant or owner-occupier reaches Raffles Place in 4-6 minutes, Marina Bay in 8, Orchard in 10, and Changi Airport in around 35 minutes — all without changing platforms more than once. This is the connectivity profile typically reserved for D1 and D2 addresses at materially higher PSF.
Lease tenor below 75 years. With roughly 68 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.
Strong fit: Singles and DINKs working in the CBD or at SMU who value a sub-15-minute door-to-desk commute. Investors willing to underwrite a defined 8-12 year hold with a clear exit before lease decay accelerates. Buyers who already own a freehold or fresh-leasehold asset and want to diversify into a CBD-fringe rental sleeve.
Weaker fit: Families needing primary-school proximity and space. First-time buyers using their one bite of the leasehold apple — better to deploy that into a longer-lease asset. Anyone modelling a 25-year-plus hold without a clear redevelopment thesis. Run the affordability case through the mortgage calculator and check whether the lease-decay calculator output aligns with your exit horizon before committing.
The Bencoolen is not a hold-for-30-years asset. With 68 years left on the lease, the IRAS stamp-duty arithmetic on a future sale needs to anticipate accelerating depreciation from year 65 onwards. The counter-argument is land value: a 182-unit site this close to two MRT interchanges in a tightening city-centre supply environment carries non-trivial collective-sale optionality.
Three scenarios deserve modelling. First, hold-to-rent for 8-10 years, exit before the lease crosses 60 years remaining. Second, owner-occupy and treat the lease decay as the cost of living centrally. Third, a speculative position sized to the en-bloc tail — small allocation, long timeline, accept the carry. The D7 transaction history shows which path the market has rewarded over the last decade.
FAQ
What is the average price for THE BENCOOLEN?
What is the rental yield for THE BENCOOLEN?
Is THE BENCOOLEN freehold or leasehold?
What is The Bencoolen and where is it located?
Is The Bencoolen a good investment in 2026?
How does The Bencoolen compare to nearby developments?
What are the financing considerations for buying at The Bencoolen?
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 75 transactions analysed
- Rental data: 424 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 THE BENCOOLEN
Access the full interactive dashboard with real-time sales trends, rental yields, and investment calculators.