Blk 15 Beach Rd
Project page · 99-year lease from 1975
Based on 9 sales in projects within 1 km, last 24 months. Search widened 3 of 3 steps to find enough comparable sales. 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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 466 · 486 m | 10 TO 12 | 82 sqm | S$623,000 | S$7,598 psm | ×1.000 | S$7,598 psm |
| Oct 2026 | Blk 26 · 853 m | 10 TO 12 | 87 sqm | S$630,000 | S$7,241 psm | ×1.000 | S$7,241 psm |
| Sept 2026 | Blk 26 · 853 m | 04 TO 06 | 87 sqm | S$628,000 | S$7,218 psm | ×1.000 | S$7,218 psm |
| Jun 2026 | Blk 466 · 486 m | 04 TO 06 | 82 sqm | S$625,000 | S$7,622 psm | ×1.000 | S$7,622 psm |
| Jan 2026 | Blk 15 | 19 TO 21 | 77 sqm | S$750,000 | S$9,740 psm | ×0.997 | S$9,712 psm |
| Jan 2026 | Blk 26 · 853 m | 10 TO 12 | 87 sqm | S$655,888 | S$7,539 psm | ×0.997 | S$7,517 psm |
| Nov 2025 | Blk 26 · 853 m | 04 TO 06 | 87 sqm | S$610,000 | S$7,011 psm | ×0.996 | S$6,984 psm |
| Jul 2025 | Blk 15 | 10 TO 12 | 77 sqm | S$570,000 | S$7,403 psm | ×0.996 | S$7,370 psm |
| Mar 2025 | Blk 466 · 486 m | 13 TO 15 | 82 sqm | S$620,000 | S$7,561 psm | ×1.009 | S$7,629 psm |
How accurate is this estimate for Beach Rd?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 7 sales in Beach Rd since.
- Median error
- 2.8%
Half the estimates came closer than this to what the home actually fetched, half missed by more.
A thin test: 7 sales, so read the figure as a hint, not a verdict.
What the rent says
What this flat earns against what it costs, set beside what homes like it earn.
6.84% gross yield
S$39,600 of rent a year against the estimate above · 1.16 points below flats like it
Homes like this rent for about S$3,300 a month, the middle of 12 approvals in the last year.
Across Singapore, flats of this type with 40 to 49 years of lease left yield 8.00%, from 23 blocks. This town has too few such blocks to measure on its own.
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 rental approvals used
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Aug 2026 | 17 | 4 ROOM | S$3,500 |
| Aug 2026 | 15 | 4 ROOM | S$3,500 |
| Aug 2026 | 17 | 4 ROOM | S$1,500 |
| Jul 2026 | 17 | 4 ROOM | S$4,000 |
| Jul 2026 | 6 | 4 ROOM | S$2,400 |
| Jun 2026 | 17 | 4 ROOM | S$3,000 |
| Apr 2026 | 17 | 4 ROOM | S$3,400 |
| Mar 2026 | 17 | 4 ROOM | S$3,500 |
median of 12 HDB rental approvals for 4 ROOM on Beach Rd since 2025-10.
Buying or selling at S$578,786?
Buying: Stamp duty on S$578,786 · Cash and CPF needed on S$578,786 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$578,786.
Each opens with this figure filled in; change anything there.
Primary schools near 15 Beach Rd
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.
1 to 2 km
- St. Margaret's School (Primary) (girls) · 1,293 m · no 2025 Phase 2C ballot
- Farrer Park Primary School · 1,819 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jan 2026 | Blk 15 · 4 ROOM · 19 TO 21 · Improved · 48 years left | 77 sqm | S$750,000 | S$9,740 psm |
| Jul 2025 | Blk 15 · 4 ROOM · 10 TO 12 · Improved · 49 years left | 77 sqm | S$570,000 | S$7,403 psm |
| Jan 2023 | Blk 15 · 4 ROOM · 04 TO 06 · Improved · 51 years left | 77 sqm | S$580,000 | S$7,532 psm |
| Jul 2022 | Blk 15 · 4 ROOM · 01 TO 03 · Improved · 52 years left excluded: outlier | 77 sqm | S$478,000 | S$6,208 psm |
Showing 4 of 23.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 15 · 4 ROOM | S$3,500 | — |
| Jul 2025 | Blk 15 · 4 ROOM | S$3,000 | — |
| Jun 2025 | Blk 15 · 4 ROOM | S$3,800 | — |
| May 2025 | Blk 15 · 4 ROOM | S$3,900 | — |
| Aug 2024 | Blk 15 · 4 ROOM | S$3,300 | — |
| Apr 2024 | Blk 15 · 4 ROOM | S$3,400 | — |
| Dec 2023 | Blk 15 · 4 ROOM | S$3,500 | — |
| Jun 2023 | Blk 15 · 4 ROOM | S$4,000 | — |
| Feb 2023 | Blk 15 · 4 ROOM | S$3,500 | — |
| Aug 2021 | Blk 15 · 4 ROOM | S$2,600 | — |
| May 2021 | Blk 15 · 4 ROOM | S$2,300 | — |
Rents as approved by HDB, or as filed with URA for private homes, where the floor area is given as a band.
Where the lease takes this
About 47 years of the 99-year lease remain. Every figure below lets the lease run down on the decay measured from HDB resales in this market, then applies the price path in that column. The paths are scenarios to choose between, not forecasts.
| From now | Lease left | Prices flat | Prices 2% a year | This market's record, 3.64% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 42 years | S$545,069 | S$601,801 | S$651,762 | S$663,160 |
| 10 years | 37 years | S$508,815 | S$620,242 | S$727,501 | S$753,170 |
On a flat market the lease alone costs 12% over 10 years. Prices would need to rise about 1.3% a year to cancel that out.
The measured column repeats what this market did between Q1 2015 and Q2 2026, which was 3.64% 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.