Blk 1 Beach Rd
Project page · 99-year lease from 1979
Based on 5 sales in this street, last 12 months. Search widened 1 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 |
|---|---|---|---|---|---|---|---|
| Jul 2026 | Blk 2 | 10 TO 12 | 68 sqm | S$490,000 | S$7,206 psm | ×1.000 | S$7,206 psm |
| Jan 2026 | Blk 1 | 07 TO 09 | 68 sqm | S$492,888 | S$7,248 psm | ×0.997 | S$7,227 psm |
| Dec 2025 | Blk 2 | 13 TO 15 | 74 sqm | S$538,000 | S$7,270 psm | ×0.996 | S$7,242 psm |
| Nov 2025 | Blk 1 | 07 TO 09 | 68 sqm | S$471,888 | S$6,940 psm | ×0.996 | S$6,912 psm |
| Nov 2025 | Blk 3 | 04 TO 06 | 68 sqm | S$460,000 | S$6,765 psm | ×0.996 | S$6,738 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.
7.84% gross yield
S$38,400 of rent a year against the estimate above · 0.03 points above flats like it
Homes like this rent for about S$3,200 a month, the middle of 18 approvals in the last year.
Across Singapore, flats of this type with 50 to 59 years of lease left yield 7.81%, from 313 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 |
|---|---|---|---|
| Sept 2026 | 1 | 3 ROOM | S$2,800 |
| Sept 2026 | 2 | 3 ROOM | S$1,200 |
| Aug 2026 | 1 | 3 ROOM | S$3,700 |
| Jul 2026 | 1 | 3 ROOM | S$3,800 |
| Jun 2026 | 1 | 3 ROOM | S$2,900 |
| May 2026 | 3 | 3 ROOM | S$3,200 |
| Mar 2026 | 3 | 3 ROOM | S$3,000 |
| Feb 2026 | 3 | 3 ROOM | S$3,200 |
median of 18 HDB rental approvals for 3 ROOM on Beach Rd since 2025-10.
Buying or selling at S$490,000?
Buying: Stamp duty on S$490,000 · Cash and CPF needed on S$490,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$490,000.
Each opens with this figure filled in; change anything there.
Primary schools near 1 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
- Farrer Park Primary School · 1,738 m · no 2025 Phase 2C ballot
- Bendemeer Primary School · 1,963 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- St. Margaret's School (Primary) (girls) · 1,971 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jan 2026 | Blk 1 · 3 ROOM · 07 TO 09 · Improved · 53 years left | 68 sqm | S$492,888 | S$7,248 psm |
| Dec 2025 | Blk 1 · 5 ROOM · 07 TO 09 · Adjoined flat · 53 years left | 153 sqm | S$912,000 | S$5,961 psm |
| Nov 2025 | Blk 1 · 3 ROOM · 07 TO 09 · Improved · 53 years left | 68 sqm | S$471,888 | S$6,940 psm |
| Jul 2025 | Blk 1 · 3 ROOM · 04 TO 06 · Improved · 53 years left | 68 sqm | S$470,000 | S$6,912 psm |
| Apr 2025 | Blk 1 · 3 ROOM · 07 TO 09 · Improved · 54 years left | 68 sqm | S$465,000 | S$6,838 psm |
| Jan 2025 | Blk 1 · 3 ROOM · 13 TO 15 · Improved · 54 years left | 74 sqm | S$510,000 | S$6,892 psm |
| Oct 2024 | Blk 1 · 3 ROOM · 07 TO 09 · Improved · 54 years left | 74 sqm | S$470,000 | S$6,351 psm |
| Oct 2024 | Blk 1 · 3 ROOM · 13 TO 15 · Improved · 54 years left | 68 sqm | S$450,000 | S$6,618 psm |
| May 2024 | Blk 1 · 3 ROOM · 04 TO 06 · Improved · 54 years left | 68 sqm | S$425,000 | S$6,250 psm |
| Jan 2024 | Blk 1 · 3 ROOM · 07 TO 09 · Improved · 55 years left | 68 sqm | S$440,000 | S$6,471 psm |
| Dec 2023 | Blk 1 · 3 ROOM · 10 TO 12 · Improved · 55 years left | 68 sqm | S$418,000 | S$6,147 psm |
| Jul 2023 | Blk 1 · 3 ROOM · 07 TO 09 · Improved · 55 years left | 74 sqm | S$440,000 | S$5,946 psm |
| Dec 2022 | Blk 1 · 3 ROOM · 07 TO 09 · Improved · 56 years left | 68 sqm | S$418,000 | S$6,147 psm |
| Jul 2022 | Blk 1 · 3 ROOM · 01 TO 03 · Improved · 56 years left | 68 sqm | S$350,000 | S$5,147 psm |
Showing 14 of 73.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 1 · 3 ROOM | S$2,800 | — |
| Aug 2026 | Blk 1 · 3 ROOM | S$3,700 | — |
| Jul 2026 | Blk 1 · 3 ROOM | S$3,800 | — |
| Jun 2026 | Blk 1 · 3 ROOM | S$2,900 | — |
| Jan 2026 | Blk 1 · 3 ROOM | S$3,700 | — |
| Nov 2025 | Blk 1 · 3 ROOM | S$3,500 | — |
| Oct 2025 | Blk 1 · 3 ROOM | S$3,600 | — |
| Oct 2025 | Blk 1 · 3 ROOM | S$3,400 | — |
| Oct 2025 | Blk 1 · 3 ROOM | S$3,300 | — |
| Oct 2025 | Blk 1 · 3 ROOM | S$3,000 | — |
| Jul 2025 | Blk 1 · 3 ROOM | S$3,500 | — |
| Jul 2025 | Blk 1 · 3 ROOM | S$3,000 | — |
| Jul 2025 | Blk 1 · 3 ROOM | S$2,400 | — |
| Jun 2025 | Blk 1 · 3 ROOM | S$3,500 | — |
| Jun 2025 | Blk 1 · 3 ROOM | S$2,800 | — |
| May 2025 | Blk 1 · 3 ROOM | S$2,200 | — |
| Apr 2025 | Blk 1 · 3 ROOM | S$2,800 | — |
| Feb 2025 | Blk 1 · 3 ROOM | S$3,700 | — |
| Jan 2025 | Blk 1 · 3 ROOM | S$2,900 | — |
| Jan 2025 | Blk 1 · 3 ROOM | S$2,700 | — |
| Dec 2024 | Blk 1 · 3 ROOM | S$3,200 | — |
| Oct 2024 | Blk 1 · 3 ROOM | S$3,600 | — |
| Sept 2024 | Blk 1 · 3 ROOM | S$2,700 | — |
| Jul 2024 | Blk 1 · 3 ROOM | S$3,500 | — |
| Jun 2024 | Blk 1 · 3 ROOM | S$2,700 | — |
| May 2024 | Blk 1 · 3 ROOM | S$3,700 | — |
| Apr 2024 | Blk 1 · 3 ROOM | S$2,800 | — |
| Mar 2024 | Blk 1 · 3 ROOM | S$3,600 | — |
| Mar 2024 | Blk 1 · 3 ROOM | S$3,100 | — |
| Dec 2023 | Blk 1 · 3 ROOM | S$3,800 | — |
| Oct 2023 | Blk 1 · 3 ROOM | S$3,300 | — |
| Sept 2023 | Blk 1 · 2 ROOM | S$1,200 | — |
| Aug 2023 | Blk 1 · 3 ROOM | S$3,300 | — |
| Aug 2023 | Blk 1 · 3 ROOM | S$2,000 | — |
| Apr 2023 | Blk 1 · 3 ROOM | S$4,000 | — |
| Apr 2023 | Blk 1 · 3 ROOM | S$3,700 | — |
| Apr 2023 | Blk 1 · 3 ROOM | S$3,200 | — |
| Jan 2023 | Blk 1 · 3 ROOM | S$3,400 | — |
| Jan 2023 | Blk 1 · 3 ROOM | S$2,600 | — |
| Jan 2023 | Blk 1 · 3 ROOM | S$2,300 | — |
| Jan 2023 | Blk 1 · 3 ROOM | S$2,000 | — |
| Nov 2022 | Blk 1 · 3 ROOM | S$2,500 | — |
| Aug 2022 | Blk 1 · 3 ROOM | S$2,300 | — |
| Jun 2022 | Blk 1 · 3 ROOM | S$2,000 | — |
| Mar 2022 | Blk 1 · 3 ROOM | S$2,300 | — |
| Mar 2022 | Blk 1 · 3 ROOM | S$2,150 | — |
| Mar 2022 | Blk 1 · 3 ROOM | S$2,100 | — |
| Dec 2021 | Blk 1 · 3 ROOM | S$2,500 | — |
| Dec 2021 | Blk 1 · 3 ROOM | S$2,400 | — |
| Nov 2021 | Blk 1 · 3 ROOM | S$2,300 | — |
| Sept 2021 | Blk 1 · 2 ROOM | S$1,100 | — |
| Mar 2021 | Blk 1 · 3 ROOM | S$2,300 | — |
| Mar 2021 | Blk 1 · 3 ROOM | S$2,100 | — |
| Feb 2021 | Blk 1 · 3 ROOM | S$2,100 | — |
| Feb 2021 | Blk 1 · 3 ROOM | S$2,000 | — |
| Jan 2021 | Blk 1 · 3 ROOM | S$2,000 | — |
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 51 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 | 46 years | S$465,318 | S$513,748 | S$556,399 | S$566,130 |
| 10 years | 41 years | S$438,211 | S$534,176 | S$626,552 | S$648,659 |
On a flat market the lease alone costs 11% over 10 years. Prices would need to rise about 1.12% 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.