Side-by-Side Comparison
| Metric | District 7 — Beach Road/Bugis | District 8 — Little India/Farrer Park |
|---|---|---|
| Condo Count | 34 | 92 |
| Avg PSF | $2,033 psf | $1,450 psf |
| Median Price | $1,600,000 | $1,220,000 |
| Transaction Volume | 1,365 | 1,490 |
| Avg Walkability | 86.9/100 | 75.5/100 |
| Avg Investment Score | 66.2/100 | 58.3/100 |
| Avg TOP Year | 2012 | 2008 |
| Avg Gross Yield | 2.7% | 2.9% |
Price Analysis
District 8 — Little India/Farrer Park is the more affordable option, with an average PSF that is $583 psf (33.5%) lower than District 7 — Beach Road/Bugis.
In terms of median transaction price, District 8 — Little India/Farrer Park also offers a lower entry point at $1,220,000 compared to $1,600,000.
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 8 — Little India/Farrer Park wins on price. District 7 — Beach Road/Bugis wins on walkability. District 7 — Beach Road/Bugis wins on investment score. District 8 — Little India/Farrer Park 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 8 — Little India/Farrer Park 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 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 |
Top 5 Condos in District 8 — Little India/Farrer Park
| Condo | Avg PSF | Transactions | Units | Tenure |
|---|---|---|---|---|
| PICCADILLY GRAND | $2,163 psf | 418 | 407 | 99 yrs lease commencing from 2021 |
| CITYLIGHTS | $1,759 psf | 129 | 600 | 99 yrs lease commencing from 2004 |
| CITY SQUARE RESIDENCES | $1,889 psf | 112 | 910 | Freehold |
| STURDEE RESIDENCES | $1,999 psf | 107 | 305 | 99 yrs lease commencing from 2015 |
| KERRISDALE | $1,392 psf | 89 | 481 | 99 yrs lease commencing from 1998 |
Final Verdict
District 7 — Beach Road/Bugis
Pros & Cons
✓ Strengths
- Better walkability score (86.9/100)
- Higher average investment score (66.2)
- Newer average stock (avg TOP 2012)
✗ Considerations
- Higher average PSF ($2,033 psf)
- Lower gross rental yield (2.7%)
- Fewer condos available (34 developments)
District 8 — Little India/Farrer Park
Pros & Cons
✓ Strengths
- More affordable average PSF ($1,450 psf)
- Higher gross rental yield (2.9%)
- More condos to choose from (92 developments)
✗ Considerations
- Lower walkability score (75.5/100)
- Lower average investment score (58.3)
- Older average stock (avg TOP 2008)
Frequently Asked Questions
Which is more affordable, District 7 — Beach Road/Bugis or District 8 — Little India/Farrer Park?
Is District 7 — Beach Road/Bugis or District 8 — Little India/Farrer Park 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.