Overview & Key Facts
The Beaumont occupies a quietly compelling position on Devonshire Road in District 9 — a freehold condominium completed in 1985 by Goodland Pte Ltd, sitting barely 300 metres from Somerset MRT on the Orchard fringe. At 64 units and 10 storeys, it is a boutique development by any definition, but what makes it stand out in the ShiokNest database is an unusual convergence of three distinct investment theses firing simultaneously.
First, a walkability score of 95/100 — one of the highest across all Singapore condominiums in the database. Second, an en-bloc probability score of 72/100: for a freehold 1985 asset on prime D9 land, the redevelopment optionality is substantive rather than speculative. Third, 167 recorded rental transactions against just 64 units produces a rental-to-owner ratio of 2.61x — a figure that signals exceptional tenant demand from the Orchard and River Valley expat corporate corridor. Most condominiums generate one or two of these signals. The Beaumont generates all three at once.
The trade-off is transparent: this is not a yield play. Gross rental yield sits at just 1.2% on a median unit price of $4.88M — large units averaging around 1,700–1,950 sqft attracting $4,883–$4,900 per month in rent but priced at $2,505 PSF for prime freehold land. The correct framing is capital appreciation via location scarcity, supplemented by the very real possibility that the 40-year-old building’s best financial outcome is a collective sale to a developer who will pay a significant premium for the land beneath it.
Location & Connectivity
Devonshire Road runs parallel to, and one block south of, Orchard Road itself — connecting Somerset at the east end to River Valley Road at the west. This is not “Orchard fringe” in the sense of proximity; it is Orchard adjacent in the most literal sense. The Beaumont at 145 Devonshire Road sits at a point where the distance to Somerset MRT is 0.32 km and the distance to Great World TE15 on the Thomson-East Coast Line is 0.47 km. Two premium MRT stations, two different lines, both under a comfortable walking distance even in Singapore’s humidity. Orchard NS22 and its TE interchange add a third and fourth line option at 0.77 km.
The pedestrian environment explains the 95/100 walkability score. Within a ten-minute walk: 313@Somerset, Orchard Central, Wheelock Place, Great World City, Robertson Quay, Cold Storage at Valley Point, and the hawker centre at Zion Road. The River Valley Road corridor — dense with cafes, restaurants, wine bars, and international supermarkets — is the daily urban fabric for residents here. Raffles City, CHIJMES, and the Marina Bay financial district are a 15–20 minute ride via North-South Line from Somerset.
For families, the school corridor is strong at the primary level: Kheng Cheng School at 0.49 km and Fairfield Methodist Primary at 0.69 km both fall within the 1 km priority-admission radius. ACS Junior at 0.90 km and St Anthony’s Canossian Primary at 1.10 km round out a school network that few D9 addresses can match. For post-secondary, SMU’s city campus is 1.52 km away.
Drivers benefit from the slip road directly onto River Valley Road and quick access to the Central Expressway via Clemenceau Avenue. Orchard Road is literally the next street north. The CBD is 10–12 minutes in off-peak conditions. For an inner-city address, The Beaumont occupies a rare node where pedestrian access is exceptional and vehicle connectivity is strong — a combination that consistently supports rental demand from corporate expat tenants who may not own a car but want the flexibility.
Schools & Education
3 primary schools within the 1 km Priority Phase balloting radius.
| School | Type | Distance |
|---|---|---|
| Kheng Cheng School | primary | Within 1 km |
| Fairfield Methodist School (Primary) | primary | Within 1 km |
| ACS (Junior) | primary | Within 1 km |
| St. Anthony's Primary School | primary | ~1.1 km |
| Chatsworth International School (Orchard) | international | ~1.4 km |
| Singapore Management University | tertiary | ~1.5 km |
| ISS International School (Paterson) | international | ~1.6 km |
| Gan Eng Seng School | secondary | ~1.6 km |
Facilities
For a 1985 boutique condominium with 64 units, The Beaumont’s facility list is honest rather than spectacular: swimming pool, wading pool, sauna, squash courts, barbecue pits, playground, car park, and 24-hour security. It is a clean, functional set that reflects the standard for well-appointed Singapore condominiums of its era. There is no tennis court (replaced by squash courts, which are less common), and no gymnasium in the contemporary sense.
The squash courts are an unexpectedly useful differentiator. Most condominiums built in the 1985–2000 period chose tennis; squash requires a smaller footprint and is well-suited to boutique developments where land area is limited. For residents who use them, squash courts at 0.32 km from an MRT station represent a genuine lifestyle amenity that a 99-year leasehold new launch at $3,000+ PSF typically cannot replicate at this density.
The pool, at 40 years old, has been maintained through the development’s maintenance fund — the age of facilities should be assessed with a direct inspection of the current condition. Buyers considering a purchase should request the last three years of MCST minutes to verify facility maintenance spend and whether major capital expenditure is pending. A well-funded MCST on a 64-unit boutique freehold is not unusual; the share per unit, however, means significant future assessments hit individual owners harder than in a 200+ unit development.
Unit Sizes & Layout
With only two recorded sales transactions in the 12-month window, floor plan granularity is limited — but the average price of $4.24M and median of $4.88M at $2,505 PSF point clearly toward units in the 1,700–1,950 sqft range as the primary offering. Across 64 units on 10 storeys (approximately 6–7 units per floor), the typical configuration for a 1985 boutique D9 development at this scale would be 3-bedroom and 4-bedroom units with generous room dimensions by contemporary standards.
This era of Singapore condominium design predates the industry-wide trend toward “efficient” (small) floor plans. What buyers find at The Beaumont are layouts where a 3-bedroom genuinely accommodates a king bed, wardrobe, and study desk in each room — not the 2.5m-wide secondary bedrooms that appear in new launches today. Ceiling heights tend to be 2.8–3.0m, and kitchen areas are proportionate rather than galley-style. Living and dining areas at 1,700–1,900 sqft have genuine space for a 6-seat dining table without it dominating the room.
The rental data confirms this sizing thesis: 167 rental transactions averaging $4,883–$4,900 per month are consistent with 3–4 bedroom corporate rentals in D9, where expat tenants regularly pay $4,000–$8,000 depending on furnished state and floor level. The latest rental records show individual transactions as high as $8,100 per month. Landlords renting to corporate tenants (often with company-paid housing allowances) benefit from reliable tenants with lower maintenance risk — a profile that fits The Beaumont’s rental history well.
| Bedrooms | Transactions | Avg PSF | Avg Price |
|---|---|---|---|
| 4 BR | 1 | $2,441 | $3,600,000 |
| 5 BR | 1 | $2,505 | $4,880,000 |
Pricing & Market Position
Based on 2 recorded transactions, sale prices range from $3,600,000 to $4,880,000, averaging $4,240,000 (~$2,505 psf).
Rents range from $2,100 to $9,000 per month across 167 rental transactions. Current rental yield sits at approximately 1.2%.
Price Appreciation
From 2023 to 2025, the average PSF has appreciated by 2.6% (from $2,441 to $2,505 psf).
Neighbourhood Comparison
The most direct comparison is The Avenir on River Valley Close — the freehold-to-freehold benchmark for D9 CCR. The Avenir (2023 TOP, 376 units) trades at $3,190 PSF, representing a 27% premium over The Beaumont’s $2,505 PSF. The Avenir is new, features a contemporary resort-style facility deck, and carries no vintage risk — but it is leasehold-comparable in the sense that buyers pay a substantial premium for modernity. The Beaumont’s relative discount to The Avenir is best interpreted as a vintage discount that is partially offset by the en-bloc optionality The Avenir cannot offer.
Against 99-year leasehold neighbours, the contrast is more striking. Irwell Hill Residences (2023 TOP, 99yr) transacts at $2,726 PSF — $221 PSF above The Beaumont despite carrying a lease that began in 2020, meaning buyers are paying more for a depreciating asset than for the freehold land of Devonshire Road. River Green (2024 launch, 99yr) sits even higher at $3,135 PSF. Kopar at Newton (99yr) at $2,512 PSF is the closest to parity, but again with a ticking leasehold clock.
For a buyer focused on freehold tenure value and entry-price arbitrage within the CCR, The Beaumont’s $2,505 PSF represents the most attractive absolute entry point among comparable D9 addresses. The implicit market statement is that buyers are willing to pay $200–$700 PSF more for a 99-year lease on a new building than for permanent ownership of prime land — an anomaly that freehold believers argue is corrected, with patience, through capital appreciation and en-bloc events.
| Development | Tenure | TOP | Units | ~Avg PSF |
|---|---|---|---|---|
| THE BEAUMONT | Freehold | 1985 | 64 | $2,505 |
| IRWELL HILL RESIDENCES | 99 yrs lease commencing from 2020 | 2021 | 540 | $2,726 |
| RIVER GREEN | 99 yrs lease commencing from 2024 | 2025 | 524 | $3,135 |
| RIVER MODERN | 99 years leasehold | — | — | $3,237 |
| THE AVENIR | Freehold | 2021 | 376 | $3,190 |
| KOPAR AT NEWTON | 99 yrs lease commencing from 2019 | 2021 | 378 | $2,512 |
ShiokNest Scores
Our proprietary scoring system evaluates THE BEAUMONT across multiple dimensions.
What Residents Say
The en-bloc speculator. A buyer who identifies freehold D9 vintage properties with high redevelopment potential and acquires ahead of an anticipated collective sale cycle. The combination of 40-year vintage, boutique scale (64 units), and prime land on Devonshire Road creates exactly the profile a developer seeking a mid-size CCR site would target. Patient capital, long hold horizon, exit via collective sale premium rather than resale.
The long-term freehold owner. Singaporean or Singapore PR who wants a permanent address in the Orchard-River Valley precinct with no lease decay risk. Drawn to the large unit sizes that new launches no longer deliver at any price, the walkability to schools and MRT, and the stability of a quiet boutique development away from the footfall and noise of the Orchard Road corridor itself. Often an upsizer from a 3-room HDB who has sold at a profit and is consolidating into a single premium asset.
The expat corporate tenant. Finance, legal, and consulting professionals on company housing allowances stationed in Singapore for 2–4 year assignments. Orchard Road proximity means their social and dining lives are walkable; Somerset and Great World City access means commutes to the financial district and one-north technology corridors are straightforward by public transport. The $4,900–$8,100 rental range aligns with mid-to-senior corporate housing budgets. The 167 recorded rentals confirm this profile is not aspirational — it is the actual occupier base.
Strengths & Weaknesses
- Freehold tenure on prime Devonshire Road land — permanent ownership with no lease decay in one of Singapore's most coveted D9 CCR addresses
- Walkability 95/100 — among the highest scores in the entire ShiokNest database; Orchard, Somerset, Great World City all reachable on foot
- Dual MRT coverage: Somerset NS23 at 0.32 km + Great World TE15 at 0.47 km — two premium lines at a single address
- En-Bloc score 72/100 — prime D9 CCR freehold land in a 40-year boutique development creates a credible collective sale optionality thesis
- PSF discount vs. D9 peers: $2,505 PSF is below 99-year leasehold neighbours Irwell Hill ($2,726), River Green ($3,135), and freehold The Avenir ($3,190)
- Exceptional rental demand: 167 rental transactions on 64 units (2.61x ratio) confirms structural occupancy from the Orchard-River Valley expat corporate corridor
- Large unit sizes ~1,700-1,950 sqft — a generosity of space that new launches at any price point in D9 no longer deliver
- Strong school corridor: Kheng Cheng (0.49 km) and Fairfield Methodist Primary (0.69 km) within 1 km priority admission radius
- Squash courts — an uncommon amenity that larger new developments have not preserved; useful for residents seeking indoor racquet sport without club membership
- Quiet Devonshire Road position: residential street rather than main arterial, with Orchard Road literally one block north
- Gross yield 1.2% — not a cash-flow investment; holding costs will exceed rental income for leveraged buyers; suitable only as a capital appreciation play
- 1985 vintage facilities: pool, squash courts, and building systems are 40 years old — buyers must verify MCST sinking fund balance and assess deferred maintenance risk
- No gymnasium in the modern sense — the standard gym-pool-tennis trifecta expected by contemporary buyers is not fully met; no tennis court
- Only 2 recorded sales transactions in the 12-month window — thin transaction volume means precise price discovery is difficult and resale liquidity is limited
- 64-unit en-bloc threshold at 80% requires 52 owners to agree — boutique developments historically have fractured ownership groups making collective sale consensus harder to achieve than in larger developments
- High absolute entry price: median transaction $4.88M excludes most first-time buyers and younger investors; this is a second-property or wealth-preservation vehicle
- No significant PSF appreciation in recent data: $2,441 to $2,505 (+2.6%) is modest — capital gains thesis requires patience measured in years or decades, not quarters
- Ageing building aesthetics: external facade and lobby presentation reflect 1985 construction standards and may require cosmetic capital expenditure
Verdict
The Beaumont is a property that rewards patient capital. On a pure yield basis it fails; on a pure amenities basis it is a dated boutique product. But assembled as a total investment proposition — freehold tenure, prime D9 CCR land on Devonshire Road, walkability 95/100, dual MRT connectivity, 40-year vintage with en-bloc probability 72/100, and a rental market that generates 167 tenancies on 64 units — it occupies a category that very few Singapore condominiums can match.
The en-bloc thesis is the primary value driver. A 64-unit freehold site on Devonshire Road, between Orchard Road and River Valley, has inherent appeal to any developer who wants to build a premium small-scale luxury product in the CCR. The 80% consent threshold requires 52 of 64 owners to agree — a higher bar in percentage terms than a 400-unit development, but a smaller number of absolute owners to convince. Singapore’s collective sale history shows that boutique freehold sites in D9/D10 consistently attract developer interest when the market cycle turns in their favour. Owners who purchased knowing this thesis should monitor the MCST and form-a-committee process when sentiment shifts.
The secondary thesis is straightforward: a freehold address 0.32 km from Somerset MRT, where comparable freehold products (The Avenir) trade at $3,190 PSF and where $2,505 PSF therefore represents a meaningful relative discount, is a defensible long-term hold. Capital appreciation is underpinned by genuine location scarcity — you cannot recreate Devonshire Road. The modest +2.6% PSF movement from $2,441 to $2,505 in the tracking window reflects a low-transaction boutique market rather than stagnation; freehold D9 values do not retreat.
The Beaumont is best suited to a buyer with a 7–15 year horizon: long enough to ride an en-bloc cycle, patient enough to accept that 1.2% yield does not cover holding costs, and sophisticated enough to understand that the investment case is about land value and tenure permanence rather than rental income. It is not for first-time buyers, yield seekers, or anyone expecting a contemporary amenity profile.