homequant
apartment · 189762

South Beach Residences

Project page · 99-year lease from 2007

Indicative value range
S$6,695,183 – S$7,221,081
Indicative mid S$7,134,883 · S$3,622 psf

Based on 3 sales in this project, last 24 months. Search widened 2 of 4 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.

SoldWhereFloorSizePricePer sqftIndex ×Adjusted
Feb 2026South Beach Residences31-351,916 sqftS$6,980,000S$3,643 psf×1.018S$3,710 psf
Oct 2025South Beach Residences26-302,120 sqftS$7,500,000S$3,537 psf×1.024S$3,622 psf
Feb 2025South Beach Residences21-252,282 sqftS$7,000,000S$3,068 psf×1.035S$3,176 psf

How accurate is this estimate for South Beach Residences?

Too few sales since Q4 2025 to score the estimate here. Three are the minimum, and this project has not had them.

What the rent says

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

2.44% gross yield

S$174,000 of rent a year against the estimate above · 1.2 points below flats like it

Leases signed here within a quarter of this size run about S$14,500 a month, the middle of 29 of them.

In the core central region, leasehold flats with 70 to 79 years of lease left yield 3.64%, from 28 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 20262600-2700 sqft4Non-landed PropertiesS$25,000
Q3 20262000-2100 sqft3Non-landed PropertiesS$19,500
Q3 20262000-2100 sqft3Non-landed PropertiesS$19,500
Q3 20261900-2000 sqft3Non-landed PropertiesS$17,000
Q3 20261900-2000 sqft3Non-landed PropertiesS$17,000
Q3 20262200-2300 sqft4Non-landed PropertiesS$16,000
Q3 20262200-2300 sqft4Non-landed PropertiesS$16,000
Q3 20261700-1800 sqft3Non-landed PropertiesS$15,800

median of 29 URA rental contracts at South Beach Residences within a quarter of 183 sqm, since 2025Q4.

Buying or selling at S$7,134,883?

Buying: Stamp duty on S$7,134,883 · Cash and CPF needed on S$7,134,883 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$7,134,883.

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

Primary schools near 28 Beach 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.

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Feb 2026
South Beach Residences · 31-35 · Apartment · 80 years left
1,916 sqftS$6,980,000S$3,643 psf
Oct 2025
South Beach Residences · 26-30 · Apartment · 80 years left
2,120 sqftS$7,500,000S$3,537 psf
Feb 2025
South Beach Residences · 21-25 · Apartment · 81 years left
2,282 sqftS$7,000,000S$3,068 psf
Oct 2024
South Beach Residences · 36-40 · Apartment · 81 years left
1,141 sqftS$3,530,000S$3,094 psf
Jul 2024
South Beach Residences · 21-25 · Apartment · 82 years left
2,260 sqftS$7,680,000S$3,398 psf
Feb 2023
South Beach Residences · 36-40 · Apartment · 83 years left
1,916 sqftS$8,630,000S$4,504 psf
Dec 2022
South Beach Residences · 26-30 · Apartment · 83 years left
1,970 sqftS$8,500,000S$4,315 psf
Dec 2021
South Beach Residences · 26-30 · Apartment · 84 years left
1,873 sqftS$6,018,000S$3,213 psf
Oct 2021
South Beach Residences · 41-45 · Apartment · 84 years left
3,897 sqftS$18,500,000S$4,748 psf

Sale prices as filed in caveats.

Where the lease takes this

About 79 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 flatThis market's record, 1.85% a yearmeasuredPrices 2% a yearPrices 4% a year
5 years74 yearsS$6,763,127S$7,412,295S$7,467,038S$8,228,378
10 years69 yearsS$6,612,274S$7,942,572S$8,060,325S$9,787,781
20 years59 yearsS$5,961,152S$8,601,037S$8,857,958S$13,061,617

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 1.85% 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.