District 7 — spanning Middle Road, Beach Road, Bugis and Bras Basah — is Singapore's cultural-civic RCR heartland: 34 tracked condos, a median $2,613 psf, median rent $4,500/mo and an estimated gross yield of 3.0%. The 2025 launch of Aurea at the conserved Golden Mile Complex and rising arts-precinct investment from URA make this one of the most watched districts.
District 7 occupies a singular position in Singapore's urban landscape: it sits at the junction of the downtown financial core, a UNESCO-nominated Arts and Heritage District, and one of the country's most storied coastal boulevards. Middle Road, Beach Road and Bugis are layered geographies that encode Singapore's commercial, colonial, migrant and creative histories into a walkable precinct still being actively re-imagined.
Bounded by Marina Bay skyline to the south and Bras Basah cultural belt to the north, District 7 is classified as RCR for most of its residential stock. The district benefits from three MRT interchanges within comfortable walking distance — Bugis, City Hall, and Nicoll Highway — giving residents one of the highest public transport indices of any non-CBD address in Singapore.
The single most consequential recent event in District 7's property narrative is the conservation and intensification of Golden Mile Complex. Gazetted as a conserved building in 2021, the complex is being repositioned by Far East Organization, Sino Land and Perennial Holdings as The Golden Mile. Aurea, a new 45-storey residential tower of 188 units launched in Q1 2025 at prices from S$2,750 psf, with early sales averaging around S$3,005 psf, per 99.co.
Beyond Golden Mile, URA's masterplan calls for enhanced pedestrian linkages along Waterloo Street, per URA Draft Master Plan.
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- 34 condos tracked in District 7 (CCR)
- Median PSF: $2,613 psf across 1,397 sales
- Median rent: $4,500/mo across 6,975 leases
- Estimated gross yield: 3.0%
- Segment: Core Central Region
District Overview
District 7 covers Middle Road, Golden Mile, located in Singapore's Core Central Region (CCR). ShiokNest currently tracks 34 condominiums in this district.
Our database covers sales transactions from 2021 to 2026 and rental transactions from 2021 to 2026, sourced from URA REALIS.
Properties Tracked
| Name | Street | Tenure | Units | TOP |
|---|---|---|---|---|
| 75BR | BEACH ROAD | — | 4 | — |
| AN CHUAN BUILDING | PURVIS STREET | — | 2 | — |
| AUREA | BEACH ROAD | 99 yrs lease commencing from 2024 | 188 | 2025 |
| BEACH ROAD CONSERVATION AREA | LIANG SEAH STREET | — | — | — |
| BENCOOLEN HOUSE | BENCOOLEN STREET | — | 18 | — |
| BURLINGTON SQUARE | BENCOOLEN STREET | 99 yrs lease commencing from 1996 | 179 | 1998 |
| CITY GATE | BEACH ROAD | 99 yrs lease commencing from 2014 | 311 | 2018 |
| CONCOURSE SKYLINE | BEACH ROAD | 99 yrs lease commencing from 2008 | 360 | 2014 |
| DUO RESIDENCES | FRASER STREET | 99 yrs lease commencing from 2011 | 660 | 2017 |
| GOLDEN MILE COMPLEX | BEACH ROAD | — | — | — |
| HEAP SENG HOUSE | LIANG SEAH STREET | — | 4 | — |
| HERITAGE PLACE | TAN QUEE LAN STREET | — | 21 | 1999 |
| KAMPONG GLAM CONSERVATION AREA | HAJI LANE | — | — | — |
| KENG SOON BLDG | PRINSEP STREET | — | — | — |
| LIANG SEAH COURT | LIANG SEAH STREET | — | 10 | — |
| LIANG SEAH PLACE | LIANG SEAH STREET | — | 30 | — |
| MIDTOWN BAY | BEACH ROAD | 99 yrs lease commencing from 2018 | 219 | 2021 |
| MIDTOWN MODERN | TAN QUEE LAN STREET | 99 yrs lease commencing from 2019 | 558 | 2021 |
| SIN THAI HIN BUILDING | PRINSEP STREET | — | 10 | — |
| SOUTH BEACH RESIDENCES | BEACH ROAD | 99 yrs lease commencing from 2007 | 190 | 2015 |
| SOUTHBANK | NORTH BRIDGE ROAD | 99 yrs lease commencing from 2006 | 197 | 2009 |
| SULTAN GATE PLACE | SULTAN GATE | — | 12 | — |
| SUNSHINE PLAZA | PRINSEP LINK | 99 yrs lease commencing from 1997 | 160 | 2001 |
| TALIB CENTRE | PURVIS STREET | — | 18 | — |
| TALIB COURT | PURVIS STREET | — | 4 | — |
| TAN SEE SWAN & SONS BUILDING | PURVIS STREET | — | — | — |
| TANQUEELAN SUITES | TAN QUEE LAN STREET | 999 yrs lease commencing from 1827 | 20 | — |
| TEXTILE CENTRE | JALAN SULTAN | 99 yrs lease commencing from 1970 | 132 | — |
| THE 101 | BEACH ROAD | — | 20 | — |
| THE BENCOOLEN | BENCOOLEN STREET | 99 yrs lease commencing from 1995 | 182 | 1998 |
| THE M | MIDDLE ROAD | 99 yrs lease commencing from 2019 | 522 | 2021 |
| THE PLAZA | BEACH ROAD | 99 yrs lease commencing from 1968 | 234 | — |
| THE POST | PURVIS STREET | — | 7 | — |
| WATERLOO VIEW | WATERLOO STREET | Freehold | 20 | — |
Sales Market Analysis
| Type | Transactions | Avg Price | Avg PSF |
|---|---|---|---|
| Studio | 235 | $1,329,515 | $2,991 psf |
| 1-Bed | 272 | $1,544,261 | $2,509 psf |
| 2-Bed | 439 | $1,841,692 | $2,314 psf |
| 3-Bed | 281 | $2,298,018 | $2,139 psf |
| 4-Bed | 146 | $4,470,444 | $2,752 psf |
| 5-Bed | 24 | $9,582,245 | $3,022 psf |
| Month | Volume | Avg PSF |
|---|---|---|
| 2025-05 | 14 | $2,130 psf |
| 2025-06 | 11 | $2,690 psf |
| 2025-07 | 5 | $2,501 psf |
| 2025-08 | 18 | $2,277 psf |
| 2025-09 | 16 | $2,369 psf |
| 2025-10 | 17 | $2,541 psf |
| 2025-11 | 13 | $2,494 psf |
| 2025-12 | 11 | $2,329 psf |
| 2026-01 | 15 | $2,569 psf |
| 2026-02 | 18 | $2,563 psf |
| 2026-03 | 16 | $2,420 psf |
| 2026-04 | 19 | $2,294 psf |
From 2021 to 2026, average PSF in District 7 has declined by 5.6% (~1.1% annualized).
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 559 | $2,600 psf | — |
| 2022 | 185 | $2,458 psf | ↓ 5.5% |
| 2023 | 272 | $2,435 psf | ↓ 0.9% |
| 2024 | 146 | $2,269 psf | ↓ 6.8% |
| 2025 | 167 | $2,439 psf | ↑ 7.5% |
| 2026 | 68 | $2,455 psf | ↑ 0.7% |
Top Performing Condos
| # | Condo | Avg PSF | Avg Price | Sales |
|---|---|---|---|---|
| 1 | SOUTH BEACH RESIDENCES | $3,689 psf | $9,808,909 | 11 |
| 2 | MIDTOWN BAY | $3,222 psf | $2,135,501 | 92 |
| 3 | AUREA | $2,899 psf | $2,757,665 | 65 |
| 4 | MIDTOWN MODERN | $2,837 psf | $2,484,529 | 582 |
| 5 | THE M | $2,755 psf | $1,793,282 | 135 |
| # | Condo | Sales | Avg PSF |
|---|---|---|---|
| 1 | MIDTOWN MODERN | 582 | $2,837 psf |
| 2 | THE M | 135 | $2,755 psf |
| 3 | DUO RESIDENCES | 98 | $2,203 psf |
| 4 | CONCOURSE SKYLINE | 92 | $1,961 psf |
| 5 | MIDTOWN BAY | 92 | $3,222 psf |
Rental Market Analysis
| Type | Leases | Avg Rent | Min | Max |
|---|---|---|---|---|
| Studio | 838 | $4,137/mo | $2,055/mo | $43,000/mo |
| 1-Bed | 2,478 | $4,312/mo | $1,800/mo | $18,000/mo |
| 2-Bed | 2,749 | $4,942/mo | $1,200/mo | $24,000/mo |
| 3-Bed | 761 | $6,985/mo | $1,650/mo | $40,888/mo |
| 4-Bed | 145 | $13,165/mo | $5,200/mo | $41,800/mo |
| 5-Bed | 4 | $24,700/mo | $15,800/mo | $30,000/mo |
Investment Outlook
| Type | Avg Price | Avg Rent | Est. Gross Yield |
|---|---|---|---|
| Studio | $1,329,515 | $4,137/mo | 3.73% |
| 1-Bed | $1,544,261 | $4,312/mo | 3.35% |
| 2-Bed | $1,841,692 | $4,942/mo | 3.22% |
| 3-Bed | $2,298,018 | $6,985/mo | 3.65% |
| 4-Bed | $4,470,444 | $13,165/mo | 3.53% |
| 5-Bed | $9,582,245 | $24,700/mo | 3.09% |
Estimated gross yields are calculated from average sale prices and average monthly rents. Actual net yields will vary after accounting for maintenance fees, property tax, agent commissions, and vacancy periods.
ShiokNest tracks 34 condominiums in District 7, recording 1,397 sales transactions. Median transaction price of $2,613 psf places it firmly in RCR premium territory. Median monthly rent stands at $4,500, yielding gross rental return of 3.0%.
| Metric | District 7 Value |
|---|---|
| Condos tracked | 34 |
| Sales transactions | 1,397 |
| Median PSF | $2,613 |
| Median rent/mo | $4,500 |
| Gross yield (est.) | 3.0% |
At the premium end, South Beach Residences and Midtown Bay trade at significant premiums to district median, frequently achieving $3,500–$4,500+ psf in resale. Aurea launched at S$2,750–$3,100+ psf, per 99.co. The M on Middle Road and Midtown Modern offer more accessible entry PSFs.
- Benchmark against the district median. Any Beach Road or Bugis listing at or below $2,613 psf warrants closer scrutiny.
- Assess leasehold tenure carefully. Most District 7 condos are 99-year leasehold. Confirm remaining lease.
- Track The Golden Mile / Aurea's secondary market as TOP approaches. Aurea's TOP is projected for 2029.
- Factor university precinct demand into rental strategy. The University of the Arts Singapore campus and SUSS city campus will generate sustained demand for 1–2 bedroom units.
- Run the District 7 yield scenario. At $2,613 psf and 3.0% gross yield, net yield typically falls to 2.0–2.4%.
- Monitor GLS pipeline for Beach Road–Bugis parcels.
Frequently Asked Questions
What is the average PSF in District 7?
Is District 7 in CCR, RCR, or OCR?
What are the best condos in District 7?
What is the rental yield in District 7?
How many condos are in District 7?
What new launches are there in District 7 in 2025?
Aurea, a 188-unit residential tower by Far East Organization, Sino Land and Perennial Holdings, launched in March 2025 at prices from S$2,750 psf, as part of the conserved Golden Mile Complex redevelopment. TOP is projected for 2029.
What is Golden Mile Complex being redeveloped into?
Gazetted for conservation in 2021, Golden Mile Complex is being repositioned as The Golden Mile — a 22-storey refurbished commercial block with 156 strata offices, 19 medical suites, a 123,388 sq ft retail podium and an Architecture Centre. Complement by Aurea's 188 residential units.
Which condos in District 7 are integrated with MRT?
Midtown Bay and Midtown Modern are integrated with Bugis MRT interchange. South Beach Residences is a short covered walk from Esplanade MRT. The M on Middle Road is within a short walk of Bugis MRT.
How does the University of the Arts Singapore affect District 7 property?
The University of the Arts Singapore, confirmed under URA's Draft Master Plan for the Bras Basah.Bugis precinct, will add a new anchor institution. Combined with SUSS's incoming city campus, the expanded student and creative-professional population is expected to sustain rental demand for 1–2 bedroom units into the 2030s.
What is the ABSD rate for foreigners buying in District 7?
Singapore's ABSD for foreign buyers stands at 60% of the purchase price as of the April 2023 cooling measures. Singapore Citizens purchasing a first residential property pay 0% ABSD; second property, 20%; third and beyond, 30%.
Methodology & Sources
Figures below are drawn from 2021 to 2026 and revised periodically as new data is published.
Transaction data sourced from URA REALIS.
- Gross yield estimates assume no vacancy, maintenance fees, or taxes.
- View area maps and nearby amenities on OneMap.
- Check stamp duty rates at IRAS BSD and IRAS ABSD.
We report medians (not means) so a single outlier transaction cannot skew district-level figures. PSF = price per square foot.