Overview & Key Facts
SOUTH BEACH RESIDENCES is a 99 yrs lease commencing from 2007 condominium at BEACH ROAD in District 7 (CCR), developed by SOUTH ISLAND TK PTE LTD, comprising 190 units, completed in 2015.
Location & Connectivity
SOUTH BEACH RESIDENCES is approximately 100m from Esplanade MRT station, with 21 stations within 1.5 km.
Schools & Education
9 schools within 2 km (3 within 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 |
Unit Mix & Pricing
| 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 |
Market Position
SOUTH BEACH RESIDENCES has recorded 11 sales at an average price of $9,808,909.
Rental Yield by Bedroom Type
Blended yield hides the spread between unit sizes — smaller units at SOUTH BEACH RESIDENCES typically rent harder per dollar of purchase price. The final column shows monthly rent per $100,000 invested, so unit sizes compare on equal capital:
| Type | Avg Rent | Avg Price | Gross Yield | Rent per $100k |
|---|---|---|---|---|
| 3 BR | $17,942/mo | $3,530,000 | 6.10% | $508/mo |
| 4 BR | $23,625/mo | $6,018,000 | 4.71% | $393/mo |
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Price Appreciation
| Year | Sales | Avg PSF | Change |
|---|---|---|---|
| 2021 | 4 | $3,756 psf | — |
| 2022 | 1 | $4,315 psf | ↑ 14.9% |
| 2023 | 1 | $4,504 psf | ↑ 4.4% |
| 2024 | 2 | $3,246 psf | ↓ 27.9% |
| 2025 | 2 | $3,302 psf | ↑ 1.7% |
| 2026 | 1 | $3,643 psf | ↑ 10.3% |
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From the 2023 high, SOUTH BEACH RESIDENCES prices have given back 19.1% — still 3.0% below the 2021 baseline. The most recent period recovered 10.3%, so the pullback may be finding a floor.
Neighbourhood Comparison
| Condo | Tenure | Avg PSF | Sales |
|---|---|---|---|
| MIDTOWN MODERN | 99 yrs lease commencing from 2019 | $2,838 psf | 583 |
| THE M | 99 yrs lease commencing from 2019 | $2,749 psf | 138 |
| DUO RESIDENCES | 99 yrs lease commencing from 2011 | $2,205 psf | 103 |
| CONCOURSE SKYLINE | 99 yrs lease commencing from 2008 | $1,965 psf | 96 |
| MIDTOWN BAY | 99 yrs lease commencing from 2018 | $3,222 psf | 94 |
Lease Analysis
With 80 years remaining on its 99-year lease, SOUTH BEACH RESIDENCES still qualifies for full bank financing and CPF usage.
What Could Work Against You
- With just 2 sales in the trailing year, pricing signals are indicative rather than definitive; expect wider bid-ask spreads when you negotiate.
Best suited for
Who This Actually Suits
This is a strong match for mrt-walkable commuters, long-term hold (10+ yr) and cpf-only buyers. Located ~96m from Esplanade MRT, this property is a comfortable daily walk for transit commuters.
For foreign / absd-aware buyers, it can work — but weigh the trade-offs before committing.
yield-focused investors should probably look elsewhere. CCR (Core Central Region) location with rental demand profile worth running through our Rental Yield Calculator.
Verdict
SOUTH BEACH RESIDENCES is a 99 yrs lease commencing from 2007 development in District 7 (CCR), with 190 units, offering a gross yield of 1.8%.
At ~$3,416 psf, it reflects its premium CCR positioning.
Explore the full SOUTH BEACH RESIDENCES dashboard for interactive analytics.
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
FAQ
What is the average PSF for SOUTH BEACH RESIDENCES?
Is SOUTH BEACH RESIDENCES freehold?
What is the rental yield for SOUTH BEACH RESIDENCES?
Which MRT is nearest to SOUTH BEACH RESIDENCES?
Sources & Next Steps
- SOUTH BEACH RESIDENCES Dashboard — Live charts and analytics
- URA — Official transaction data
- District 7 (Middle Road, Golden Mile) — District 7 neighbourhood guide
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 11 transactions
- Rental data: 189 leases
- Source: URA
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Feb 2026 · 11 records analysed · Source: URA private-sale caveats