BEACON HEIGHTS
UrbanLens Analysis
BEACON HEIGHTS trades at $1,539 PSF, sitting 1% below the District 12 median of $1,562 PSF. At 10 minutes from Boon Keng MRT (762m), transit access is passable but not a differentiator. THE ORIE fetches $2,723 PSF nearby -- that 43% gap frames BEACON HEIGHTS's relative value proposition.
A 12.7% appreciation over two years is healthy without looking frothy. With 18 deals in two years, the pricing data has reasonable statistical weight. For context, EIGHT RIVERSUITES has gained 12.9% over the same period.
The 999-year lease is freehold in all but name. Lease decay is irrelevant for any practical investment horizon, and financing terms mirror true freehold. The 3.0% yield trails the RCR average of 3.5%. At $4,252/month median rent, this is a capital-appreciation bet, not an income play.
With 212 units, amenities are comprehensive and resale liquidity is generally healthy, though price compression can occur when too many sellers list simultaneously.
Nearby Comparables
| Development | Median PSF | Yield | 2Y Change |
|---|---|---|---|
| THE ORIE | $2,723 | — | 0.0% |
| EIGHT RIVERSUITES | $1,858 | 4.2% | +12.9% |
| GEM RESIDENCES | $1,945 | 3.6% | +8.4% |
| TREVISTA | $1,902 | 2.7% | +16.8% |
| THE ARCADY AT BOON KENG | $2,617 | — | +1.6% |
PSF Trend
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