Side-by-Side Comparison
| Metric | District 1 — Raffles Place/Marina | District 7 — Beach Road/Bugis |
|---|---|---|
| Condo Count | 24 | 34 |
| Avg PSF | $2,423 psf | $2,033 psf |
| Median Price | $2,020,886 | $1,600,000 |
| Transaction Volume | 1,726 | 1,365 |
| Avg Walkability | 66/100 | 86.9/100 |
| Avg Investment Score | 62.5/100 | 66.2/100 |
| Avg TOP Year | 2008 | 2012 |
| Avg Gross Yield | 3.2% | 2.7% |
Price Analysis
District 7 — Beach Road/Bugis is the more affordable option, with an average PSF that is $390 psf (17.5%) lower than District 1 — Raffles Place/Marina.
In terms of median transaction price, District 7 — Beach Road/Bugis also offers a lower entry point at $1,600,000 compared to $2,020,886.
Lifestyle & Accessibility
District 7 — Beach Road/Bugis scores higher on walkability, reflecting better proximity to MRT stations, schools, hawker centres, and other daily amenities. This composite score accounts for seven weighted categories of nearby facilities.
District 7 — Beach Road/Bugis wins on price. District 7 — Beach Road/Bugis wins on walkability. District 7 — Beach Road/Bugis wins on investment score. District 1 — Raffles Place/Marina wins on rental yield.
Investment Potential
District 7 — Beach Road/Bugis has a higher average investment score, which factors in price momentum, rental yield, liquidity, MRT proximity, lease remaining, and district desirability.
In terms of gross rental yield, District 1 — Raffles Place/Marina delivers stronger returns. Note that yields shown are gross (annual rent / price) and do not account for maintenance fees, property tax, or vacancy.
Top Condos in Each Area
Top 5 Condos in District 1 — Raffles Place/Marina
| Condo | Avg PSF | Transactions | Units | Tenure |
|---|---|---|---|---|
| ONE MARINA GARDENS | $2,956 psf | 586 | 937 | 99 yrs lease commencing from 2023 |
| THE SAIL @ MARINA BAY | $2,008 psf | 264 | 1,111 | 99-year leasehold |
| MARINA ONE RESIDENCES | $2,342 psf | 199 | 1,042 | 99 yrs lease commencing from 2011 |
| UNION SQUARE RESIDENCES | $3,187 psf | 138 | 366 | 99 yrs lease commencing from 2024 |
| ONE SHENTON | $1,772 psf | 102 | 341 | 99 yrs lease commencing from 2005 |
Top 5 Condos in District 7 — Beach Road/Bugis
| Condo | Avg PSF | Transactions | Units | Tenure |
|---|---|---|---|---|
| MIDTOWN MODERN | $2,837 psf | 581 | 558 | 99 yrs lease commencing from 2019 |
| THE M | $2,755 psf | 134 | 522 | 99 yrs lease commencing from 2019 |
| DUO RESIDENCES | $2,199 psf | 91 | 660 | 99 yrs lease commencing from 2011 |
| MIDTOWN BAY | $3,229 psf | 90 | 219 | 99 yrs lease commencing from 2018 |
| CONCOURSE SKYLINE | $1,963 psf | 88 | 360 | 99 yrs lease commencing from 2008 |
Final Verdict
District 1 — Raffles Place/Marina
Pros & Cons
✓ Strengths
- Higher gross rental yield (3.2%)
✗ Considerations
- Higher average PSF ($2,423 psf)
- Lower walkability score (66/100)
- Lower average investment score (62.5)
- Fewer condos available (24 developments)
- Older average stock (avg TOP 2008)
District 7 — Beach Road/Bugis
Pros & Cons
✓ Strengths
- More affordable average PSF ($2,033 psf)
- Better walkability score (86.9/100)
- Higher average investment score (66.2)
- More condos to choose from (34 developments)
- Newer average stock (avg TOP 2012)
✗ Considerations
- Lower gross rental yield (2.7%)
Frequently Asked Questions
Which is more affordable, District 1 — Raffles Place/Marina or District 7 — Beach Road/Bugis?
Is District 1 — Raffles Place/Marina or District 7 — Beach Road/Bugis better for families?
Which area is a better investment?
How current is this comparison data?
Methodology & Sources
This analysis covers all available transaction data for the compared neighbourhoods and is updated periodically as new URA data is published.
Transaction data sourced from URA.
- Property matched to areas by district + street keyword filtering.
- Transaction data from URA.
- Master plan context from URA Master Plan.
Median values used to minimize outlier impact. PSF = price per square foot.