homequant
apartment · 089775

The Beacon

Project page · 99-year lease from 2004

Indicative value range
S$1,842,088 – S$1,941,258
Indicative mid S$1,892,680 · S$1,822 psf

Based on 4 sales in this project, last 6 months. Search did not need to widen. See the comparable sales.

No storey entered, so sales were not adjusted for height

Comparable sales

Each price per area is scaled to Q2 2026 by the published index for the quarter it sold in.

SoldWhereFloorSizePricePer sqftIndex ×Adjusted
Sept 2026The Beacon01-051,109 sqftS$1,958,000S$1,766 psf×1.000S$1,766 psf
Aug 2026The Beacon06-10807 sqftS$1,510,000S$1,870 psf×1.000S$1,870 psf
May 2026The Beacon11-151,109 sqftS$1,968,888S$1,776 psf×1.000S$1,776 psf
May 2026The Beacon21-25969 sqftS$1,810,000S$1,868 psf×1.000S$1,868 psf

How accurate is this estimate for The Beacon?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 5 sales in The Beacon since.

Median error
35.1%

Half the estimates came closer than this to what the home actually fetched, half missed by more.

A thin test: 5 sales, so read the figure as a hint, not a verdict.

What the rent says

What this home earns against what it costs, set beside what homes like it earn.

3.11% gross yield

S$58,800 of rent a year against the estimate above · 0.18 points below flats like it

Leases signed here within a quarter of this size run about S$4,900 a month, the middle of 51 of them.

In the rest of the central region, leasehold flats with 70 to 79 years of lease left yield 3.29%, from 27 projects.

A yield above the mark means the flat rents well for what it costs, which can point to a keen rental patch or a price the sales alone have not caught up with. Below it, buyers are paying for something a tenant will not, such as the address itself.

Recent leases signed here

SignedSizeBedsTypeRent a month
Q3 20261100-1200 sqft2Non-landed PropertiesS$5,700
Q3 20261100-1200 sqft2Non-landed PropertiesS$5,500
Q3 2026900-1000 sqft2Non-landed PropertiesS$5,100
Q3 2026900-1000 sqft2Non-landed PropertiesS$5,100
Q3 2026900-1000 sqft2Non-landed PropertiesS$5,100
Q3 2026900-1000 sqft2Non-landed PropertiesS$4,900
Q3 2026900-1000 sqft2Non-landed PropertiesS$4,900
Q3 2026800-900 sqft2Non-landed PropertiesS$4,600

median of 51 URA rental contracts at The Beacon within a quarter of 96.5 sqm, since 2025Q4.

Buying or selling at S$1,892,680?

Buying: Stamp duty on S$1,892,680 · Cash and CPF needed on S$1,892,680 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$1,892,680.

Each opens with this figure filled in; change anything there.

Primary schools near 130 Cantonment Road

Measured from each school's land to this address's own point, the way MOE bands P1 priority. MOE measures to the building's outline, so near 1 km or 2 km check OneMap's School Query.

Within about 1 km

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Sept 2026
The Beacon · 01-05 · Apartment · 76 years left
1,109 sqftS$1,958,000S$1,766 psf
Aug 2026
The Beacon · 06-10 · Apartment · 76 years left
807 sqftS$1,510,000S$1,870 psf
May 2026
The Beacon · 21-25 · Apartment · 77 years left
969 sqftS$1,810,000S$1,868 psf
May 2026
The Beacon · 11-15 · Apartment · 77 years left
1,109 sqftS$1,968,888S$1,776 psf
Nov 2025
The Beacon · 11-15 · Apartment · 77 years left
1,485 sqftS$2,550,000S$1,717 psf
Mar 2025
The Beacon · 11-15 · Apartment · 78 years left
807 sqftS$1,570,000S$1,945 psf
Dec 2024
The Beacon · 16-20 · Apartment · 78 years left
807 sqftS$1,420,000S$1,759 psf
Feb 2024
The Beacon · 01-05 · Apartment · 79 years left
1,163 sqftS$1,800,000S$1,548 psf
Nov 2023
The Beacon · 16-20 · Apartment · 79 years left
1,485 sqftS$2,430,000S$1,636 psf
Aug 2023
The Beacon · 21-25 · Apartment · 79 years left
2,293 sqftS$3,200,000S$1,396 psf
May 2023
The Beacon · 06-10 · Apartment · 80 years left
807 sqftS$1,365,000S$1,691 psf
Mar 2023
The Beacon · 06-10 · Apartment · 80 years left
1,163 sqftS$1,900,000S$1,634 psf
Dec 2022
The Beacon · 16-20 · Apartment · 80 years left
807 sqftS$1,348,000S$1,670 psf
Dec 2022
The Beacon · 11-15 · Apartment · 80 years left
969 sqftS$1,610,000S$1,662 psf
Oct 2022
The Beacon · 06-10 · Apartment · 80 years left
969 sqftS$1,450,000S$1,497 psf
Jun 2022
The Beacon · 16-20 · Apartment · 81 years left
1,109 sqftS$1,800,000S$1,624 psf
Jun 2022
The Beacon · 01-05 · Apartment · 81 years left
1,109 sqftS$1,832,500S$1,653 psf
Apr 2022
The Beacon · 21-25 · Apartment · 81 years left
807 sqftS$1,320,000S$1,635 psf

Sale prices as filed in caveats.

Where the lease takes this

About 76 years of the 99-year lease remain. Every figure below lets the lease run down on the decay measured from private resales in this market, then applies the price path in that column. The paths are scenarios to choose between, not forecasts.

From nowLease leftPrices flatPrices 2% a yearPrices 4% a yearThis market's record, 4.09% a yearmeasured
5 years71 yearsS$1,794,063S$1,980,791S$2,182,752S$2,192,213
10 years66 yearsS$1,754,046S$2,138,173S$2,596,417S$2,618,974
20 years56 yearsS$1,581,322S$2,349,762S$3,464,872S$3,525,337

On a flat market the lease alone costs 16% over 20 years. Prices would need to rise about 0.9% a year to cancel that out.

The measured column repeats what this market did between Q1 2015 and Q2 2026, which was 4.09% a year. Past growth is not a promise of future growth.

Horizons we have not measured are left out rather than guessed at, so a short lease shows fewer rows.

Indicative estimate from comparable caveats. Not a formal valuation.