Most Singapore homeowners would have heard the saying that property is a hedge against inflation. It sounds straightforward: when the cost of everything goes up, property prices should go up too. There is some truth to this, but the actual relationship is much more interesting. Inflation can support property values over the long term because […]
Property Project Intelligence
BEACON HEIGHTS
MAR THOMA ROAD
880 mPOTONG PASIR MRT STATION
$1.38MMedian transacted price
6Transactions in latest 12 months
501–780 sqftMost popular unit size
BEACON HEIGHTS Market Snapshot
▼ -9.6%
From 12-Month High
Peak: Apr 2026Based on latest 12 months
▲ +81.6%
From 12-Month Low
Low: Jul 2026Based on latest 12 months
▼ -5.9%
Vs District Median PSF
Below District 12 medianBased on latest 12 months
▼ -15.8%
Vs RCR Median PSF
Below RCR medianBased on latest 12 months
2.8%
12M Turnover Rate
6 sales / 212 units
Latest 12-month sales
6
Up to latest imported transaction
Median transacted price
$1.38M
Latest 12 months
Median PSF
$1,507
Latest 12 months
Typical recorded price range
$980K – $1.89M
20th to 80th percentile
Latest transacted price
$980K
667 sqft · 1 Sep 2026
Historical transaction information is presented for market research and does not constitute a valuation or investment recommendation.
Data Source: Urban Redevelopment Authority (URA)•Data up to: October 2026•Last updated: 12 Oct 2026
BEACON HEIGHTS Market Trends
Average Price & Transaction Trend
Monthly average transacted price and sales volume from the first available record since 2017.
Average PriceTransactions
Available history: Jun 2021 to Sep 2026
Data Source: Urban Redevelopment Authority (URA)•Data up to: October 2026•Last updated: 12 Oct 2026
Transaction Breakdown (Last 12 Months)
Based on completed transactions from Nov 2025 to Oct 2026.
Most popular unit size501–780 sqft
Median Sold Size893 sqft
Unit Size Distribution
Only size ranges with recorded transactions are shown.
Price Distribution
Recorded transactions grouped into price ranges.
Data Source: Urban Redevelopment Authority (URA)•Data up to: October 2026•Last updated: 12 Oct 2026
Recent Transactions by Unit Size
500 – 780 sqft Average Price Trend
500 – 780 sqft Transaction Volume
500 – 780 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-09 | 1 | $980K | $980K | $980K | $1,468 |
| 2026-07 | 1 | $940K | $940K | $940K | $1,409 |
500 – 780 sqft Recent Transactions
| Date | Type | Level | Area | PSF | Price |
|---|---|---|---|---|---|
| 2026-09 | Condo | 11 to 15 | 667 sqft | $1,468 | $980K |
| 2026-07 | Condo | 01 to 05 | 667 sqft | $1,409 | $940K |
781 – 1000 sqft Average Price Trend
781 – 1000 sqft Transaction Volume
781 – 1000 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-08 | 1 | $1.38M | $1.38M | $1.38M | $1,545 |
| 2026-05 | 1 | $1.38M | $1.38M | $1.38M | $1,545 |
781 – 1000 sqft Recent Transactions
| Date | Type | Level | Area | PSF | Price |
|---|---|---|---|---|---|
| 2026-08 | Condo | 06 to 10 | 893 sqft | $1,545 | $1.38M |
| 2026-05 | Condo | 06 to 10 | 893 sqft | $1,545 | $1.38M |
1001 – 1200 sqft Average Price Trend
1001 – 1200 sqft Transaction Volume
1001 – 1200 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-04 | 1 | $1.89M | $1.89M | $1.89M | $1,704 |
1001 – 1200 sqft Recent Transactions
| Date | Type | Level | Area | PSF | Price |
|---|---|---|---|---|---|
| 2026-04 | Condo | 26 to 30 | 1,109 sqft | $1,704 | $1.89M |
1501 – 2000 sqft Average Price Trend
1501 – 2000 sqft Transaction Volume
1501 – 2000 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-09 | 1 | $2.44M | $2.44M | $2.44M | $1,236 |
1501 – 2000 sqft Recent Transactions
| Date | Type | Level | Area | PSF | Price |
|---|---|---|---|---|---|
| 2026-09 | Condo | 01 to 05 | 1,970 sqft | $1,236 | $2.44M |
Data Source: Urban Redevelopment Authority (URA)•Data up to: October 2026•Last updated: 12 Oct 2026
BEACON HEIGHTS Location & Nearby Amenities
Explore BEACON HEIGHTS and nearby amenities. Distances shown are straight-line estimates from the property.
Master Plan 2025 (approved amendments incorporated)
Please click on the zoning type for a description of the use
Railway
Planning Area Boundary
Plot Ratio Boundary
Underground Road / Structure
Maximum Permissible Plot Ratio
Maximum Permissible White Quantum
Minimum Business (B) Plot Ratio
Conservation Area
Nature Reserve
National Park
Monument
BEACON HEIGHTS Nearby Amenities
Closest amenities from BEACON HEIGHTS. Distances are straight-line estimates.
MRT / LRT
- POTONG PASIR MRT STATION880 mNE10North East Line
- BOON KENG MRT STATION890 mNE9North East Line
- GEYLANG BAHRU MRT STATION1.3 kmDT24Downtown Line
Bus Interchanges
- Woodleigh Bus Interchange1.7 kmBidadari Pk Dr
- Toa Payoh Bus Interchange1.8 kmLor 6 Toa Payoh
- Serangoon Bus Interchange2.8 kmS'goon Ave 2
- Bishan Bus Interchange2.9 kmBishan St 13
Shopping Malls
- The Poiz Centre840 mUpper Serangoon Road
- Shaw Plaza1.3 kmBalestier Road
- Balestier Plaza1.3 kmBalestier Road
- HDB Hub1.6 kmLorong 6 Toa Payoh
Primary Schools
- ST ANDREW'S SCHOOL (JUNIOR)510 mFRANCIS THOMAS DRIVE
- BENDEMEER PRIMARY SCHOOL650 mBENDEMEER ROAD
- HONG WEN SCHOOL810 mTOWNER ROAD
- PEI CHUN PUBLIC SCHOOL1.3 kmLORONG 7 TOA PAYOH
- FIRST TOA PAYOH PRIMARY SCHOOL1.6 kmLORONG 8 TOA PAYOH
Secondary Schools
- BENDEMEER SECONDARY SCHOOL390 mST WILFRED ROAD
- ST ANDREW'S SCHOOL (SECONDARY)580 mFRANCIS THOMAS DRIVE
- NORTHLIGHT SCHOOL1.2 kmTOWNER ROAD
- CEDAR GIRLS' SECONDARY SCHOOL1.5 kmCEDAR AVENUE
Post-Secondary
- ST. ANDREW'S JUNIOR COLLEGE620 mSORBY ADAMS DRIVE
- NANYANG JUNIOR COLLEGE2.6 kmSERANGOON AVENUE 3
- CATHOLIC JUNIOR COLLEGE3.0 kmWHITLEY ROAD
MOE Kindergartens
- MOE KINDERGARTEN @ BENDEMEER650 mBENDEMEER ROAD
- MOE KINDERGARTEN @ FIRST TOA PAYOH1.6 kmLORONG 8 TOA PAYOH
- MOE KINDERGARTEN @ CEDAR1.7 kmCEDAR AVENUE
Childcare Centres
- MY WORLD PRESCHOOL LTD120 mJALAN TENTERAM
- MY WORLD PRESCHOOL LTD.410 mSAINT GEORGE'S ROAD
- Charis Montessori @ Elim450 mSERANGOON ROAD
- MY FIRST SKOOL560 mWHAMPOA SOUTH
Infant Care Centres
- PCF Sparkletots Preschool @ Kolam Ayer Blk 26B (EY)640 mSAINT GEORGE'S LANE
- PCF SPARKLETOTS PRESCHOOL @ KOLAM AYER BLK 39 (EY)860 mBENDEMEER ROAD
- PCF Sparkletots Preschool @ Toa Payoh East Blk 261A (EY)1.0 kmTOA PAYOH EAST
- PCF Sparkletots Preschool @ Toa Payoh East Blk 6 (EY)1.4 kmLORONG 7 TOA PAYOH
Kindergartens
- Kim Keat Christian Church Kindergarten520 mBENG WAN ROAD
- Little Woods Montessori1.2 kmBALESTIER ROAD
- KHALSA KINDERGARTEN1.3 kmTESSENSOHN ROAD
- BrainFit School House Pte Ltd1.8 kmAH HOOD ROAD
Hawker Centres
- Bendemeer Road Blk 29 (Bendemeer Market and Food Centre)910 mBendemeer Road
- Whampoa Drive Blk 90 (Whampoa Drive Makan Place/Whampoa Food Centre)940 mWhampoa Drive
- Whampoa Drive Blk 91/92 (Whampoa Drive Makan Place/Whampoa Market)1.0 kmWhampoa Drive
Supermarkets
- Prime Supermarket130 mJalan Tenteram
- Mei Tang210 mSaint Michael's Road
- Hao Mart240 mJalan Tenteram
- Richfield Supermarket500 m
Wet Markets
- Bishan Street 11 Wet Market2.2 kmBishan Street 11
Hospitals
- TAN TOCK SENG HOSPITAL1.7 kmJALAN TAN TOCK SENG
- TTSH Integrated Care Hub1.8 kmTAN TOCK SENG LINK
Polyclinics
- Toa Payoh Polyclinic880 mLorong 8 Toa Payoh
- Kallang Polyclinic1.2 kmSerangoon Road
- Geylang Polyclinic2.9 kmGeylang East Central
- Serangoon Polyclinic2.9 kmUpper Serangoon Road
Parks
- MAR THOMA ROAD PARK20 m
- ST MICHAEL'S PG320 m
- ST MICHAEL'S FC330 m
Libraries
- Toa Payoh Library1.4 kmToa Payoh Central
- Serangoon Library2.8 kmSerangoon Central
Community Clubs
- Whampoa CC660 mWhampoa Drive
- Potong Pasir CC780 mPotong Pasir Avenue 2
Sport Facilities
- St. Wilfred Sport Centre250 mSt. Wilfred Road
- SAFRA CLUBHOUSE (TOA PAYOH)910 mLOR 6 TOA PAYOH
- Kallang Basin Swimming Complex1.3 kmGeylang Bahru Lane
Featured Listings
Properties currently available through Homy, with priority given to listings in BEACON HEIGHTS.
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For Sale 1 / 16 Condo D27
Skies Miltonia, New 3-Storey Penthouses for Sale
$2,600,000
MILTONIA CLOSE99 YearsBuilt 2016
- 3 Bed
- 4 Bath
- 2,562 ft²
- $1,015 psf
For Sale 1 / 21 Condo D6
EDEN RESIDENCES CAPITOL – Luxury 3 Bedroom Developer sale
$11,980,000
STAMFORD ROAD99 YearsBuilt 2015
- 3 Bed
- 5 Bath
- 3,003 ft²
- $3,989 psf
For Sale 1 / 29 Condo D1
V on Shenton Luxury Penthouse for Sale
$18,800,000
SHENTON WAY99 Years
- 4 Bed
- 7 Bath
- 6,200 ft²
- $3,032 psf
For Sale 1 / 9 Landed D28
Belgravia Ace, Brand New Freehold Semi-D for Sale
$5,300,000
BELGRAVIA DRIVEFreeholdBuilt 2028
- 5 Bed
- 4 Bath
- 4,370 ft²
- $1,213 psf
BEACON HEIGHTS Market Position & Nearby Transactions
How BEACON HEIGHTS compares with District 12 projects and transactions recorded within 1 km over the latest 12 months.
Project Median PSF$1,5076 project sales
District 12 Median PSF$1,601Median across district projects with recorded sales
Difference vs District-5.9%Below district median
Transactions Within 1 km36Recorded in the latest 12 months
Position Within District 12
BEACON HEIGHTS is more affordable than 65% of District 12 projects with recorded sales.
Lower PSFDistrict medianHigher PSF
30of 86 District 12 projects with recorded sales
District reference range$1,284 – $2,015 psf
Comparable Condos Within 1 km
Up to 20 nearest eligible condominium and EC projects. PSF (M) means median PSF for the latest 12 months.
| Project | Distance | TOP / Age | Units | 12M Sales | PSF (M) |
|---|---|---|---|---|---|
| ST MICHAEL REGENCY | 20 m | 200917 yrs old | 49 | 1 | $1,858 |
| THE ELYSIA | 85 m | 200620 yrs old | — | 1 | $1,234 |
| THE CALLISTA | 88 m | 200620 yrs old | — | 1 | $1,361 |
| VETRO | 88 m | 201016 yrs old | 32 | 2 | $1,275 |
| SUN CREST | 115 m | — | 83 | 0 | — |
| MAR THOMA MANSIONS | 133 m | 199531 yrs old | — | 0 | — |
| RIVERBAY | 161 m | 201511 yrs old | 92 | 12 | $1,611 |
| SUNVILLE | 207 m | 200620 yrs old | — | 0 | — |
| CITY REGENCY | 209 m | 200917 yrs old | 56 | 2 | $1,621 |
| RIVIERA 38 | 217 m | 201511 yrs old | 68 | 4 | $1,619 |
| AIRSTREAM | 233 m | 20179 yrs old | 70 | 2 | $1,639 |
| RIVERSIDE MELODIES | 233 m | 201313 yrs old | 41 | 3 | $1,605 |
| THE MORNINGTON | 236 m | 200521 yrs old | — | 1 | $1,406 |
| 8 RAJA | 242 m | 201313 yrs old | 26 | 1 | $1,478 |
| RIO GARDENS | 320 m | 200620 yrs old | — | 0 | — |
| M66 | 321 m | 201610 yrs old | 70 | 3 | $1,398 |
| THE RICHMOND | 347 m | 200026 yrs old | — | 0 | — |
| ST FRANCIS LODGE | 356 m | 199828 yrs old | — | 1 | $1,455 |
| MOONSTONE VIEW | 371 m | 200422 yrs old | — | 1 | $1,522 |
| ST FRANCIS COURT | 377 m | 199432 yrs old | — | 1 | $1,186 |
Nearby Transactions by Unit Size
Transactions from eligible condominium and EC projects within 1 km during the latest 12 months.
<500 sqft Nearby Average Price Trend
<500 sqft Nearby Transaction Volume
<500 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-08 | 1 | $785K | $785K | $785K | $1,621 |
| 2026-06 | 1 | $605K | $605K | $605K | $1,813 |
| 2026-05 | 1 | $660K | $660K | $660K | $1,703 |
| 2026-04 | 2 | $702.5K | $640K | $765K | $1,634 |
| 2026-03 | 3 | $703.6K | $650K | $735.9K | $1,590 |
| 2025-11 | 1 | $785K | $785K | $785K | $1,621 |
<500 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| RIVERBAY | Apt | 92 | 3 | $650K | $1,677 |
| AIRSTREAM | Apt | 70 | 2 | $665K | $1,639 |
| CITY REGENCY | Apt | 56 | 2 | $785K | $1,621 |
| RIVIERA 38 | Apt | 68 | 1 | $735.9K | $1,628 |
| VETRO | Apt | 32 | 1 | $765K | $1,615 |
500–780 sqft Nearby Average Price Trend
500–780 sqft Nearby Transaction Volume
500–780 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-08 | 1 | $830K | $830K | $830K | $1,606 |
| 2026-07 | 3 | $957K | $806K | $1.05M | $1,511 |
| 2026-06 | 1 | $780K | $780K | $780K | $1,510 |
| 2026-03 | 1 | $1.01M | $1.01M | $1.01M | $1,564 |
| 2026-01 | 1 | $998K | $998K | $998K | $1,520 |
| 2025-11 | 1 | $1.25M | $1.25M | $1.25M | $1,683 |
| 2025-10 | 1 | $798K | $798K | $798K | $1,545 |
500–780 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| RIVERBAY | Apt | 92 | 6 | $911K | $1,557 |
| M66 | Apt | 70 | 1 | $1.02M | $1,572 |
| RIVIERA 38 | Apt | 68 | 1 | $1.25M | $1,683 |
| THE CALLISTA | Apt | — | 1 | $806K | $1,361 |
781–1,000 sqft Nearby Average Price Trend
781–1,000 sqft Nearby Transaction Volume
781–1,000 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-09 | 1 | $1.42M | $1.42M | $1.42M | $1,609 |
| 2026-08 | 1 | $970K | $970K | $970K | $1,186 |
| 2026-07 | 1 | $775K | $775K | $775K | $935 |
| 2026-06 | 1 | $1.53M | $1.53M | $1.53M | $1,615 |
| 2026-04 | 2 | $1.45M | $1.38M | $1.52M | $1,584 |
| 2026-02 | 2 | $1.56M | $1.52M | $1.6M | $1,654 |
| 2025-11 | 1 | $1.72M | $1.72M | $1.72M | $1,858 |
| 2025-10 | 1 | $1.58M | $1.58M | $1.58M | $1,705 |
781–1,000 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| RIVERBAY | Apt | 92 | 5 | $1.55M | $1,646 |
| RIVIERA 38 | Apt | 68 | 2 | $1.4M | $1,586 |
| ST FRANCIS COURT | Apt | — | 1 | $970K | $1,186 |
| ST MICHAEL REGENCY | Apt | 49 | 1 | $1.72M | $1,858 |
| VETRO | Apt | 32 | 1 | $775K | $935 |
1,001–1,200 sqft Nearby Average Price Trend
1,001–1,200 sqft Nearby Transaction Volume
1,001–1,200 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-09 | 1 | $1.58M | $1.58M | $1.58M | $1,398 |
| 2026-07 | 1 | $1.8M | $1.8M | $1.8M | $1,672 |
| 2026-03 | 1 | $1.64M | $1.64M | $1.64M | $1,522 |
1,001–1,200 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| M66 | Apt | 70 | 1 | $1.58M | $1,398 |
| MOONSTONE VIEW | Apt | — | 1 | $1.64M | $1,522 |
| RIVERSIDE MELODIES | Apt | 41 | 1 | $1.8M | $1,672 |
1,201–1,500 sqft Nearby Average Price Trend
1,201–1,500 sqft Nearby Transaction Volume
1,201–1,500 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-09 | 1 | $1.43M | $1.43M | $1.43M | $1,106 |
| 2026-07 | 1 | $1.71M | $1.71M | $1.71M | $1,406 |
| 2026-06 | 1 | $1.77M | $1.77M | $1.77M | $1,455 |
| 2026-05 | 1 | $1.74M | $1.74M | $1.74M | $1,234 |
| 2026-03 | 1 | $2.28M | $2.28M | $2.28M | $1,605 |
| 2025-10 | 1 | $1.69M | $1.69M | $1.69M | $1,352 |
1,201–1,500 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| THE MORNINGTON | Apt | — | 2 | $1.7M | $1,379 |
| M66 | Apt | 70 | 1 | $1.43M | $1,106 |
| RIVERSIDE MELODIES | Apt | 41 | 1 | $2.28M | $1,605 |
| ST FRANCIS LODGE | Apt | — | 1 | $1.77M | $1,455 |
| THE ELYSIA | Apt | — | 1 | $1.74M | $1,234 |
1,501–2,000 sqft Nearby Average Price Trend
1,501–2,000 sqft Nearby Transaction Volume
1,501–2,000 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-09 | 1 | $2.45M | $2.45M | $2.45M | $1,405 |
| 2025-10 | 1 | $2.51M | $2.51M | $2.51M | $1,597 |
1,501–2,000 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| 8 RAJA | Apt | 26 | 1 | $2.51M | $1,597 |
| RIVERSIDE MELODIES | Apt | 41 | 1 | $2.45M | $1,405 |
2,001–3,000 sqft Nearby Average Price Trend
2,001–3,000 sqft Nearby Transaction Volume
2,001–3,000 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-07 | 1 | $2.99M | $2.99M | $2.99M | $1,478 |
2,001–3,000 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| 8 RAJA | Apt | 26 | 1 | $2.99M | $1,478 |
Market Interpretation
BEACON HEIGHTS recorded 6 transactions during the latest 12 months, providing a more useful recent basis for comparison.
Its median PSF is approximately 5.9% below the District 12 project median, placing it on the more affordable side of the district market.
Within 1 km, 20 nearby condominiums were identified; 15 recorded at least one sale during the same period. These projects provide additional context where the subject development has limited recent activity.
This is a rules-based interpretation of recorded transactions and nearby project data, not a formal valuation.BEACON HEIGHTS Project Details
Developer
St Michael's Development Pte Ltd
Property type
Condominium
District
District 12 - Balestier / Toa Payoh
Market segment
Rest of Central Region
Tenure
999 yrs lease commencing from 1882
TOP
2012
Total units
212
Postal code
328689
About BEACON HEIGHTS
BEACON HEIGHTS is a condominium in Singapore District 12, completed in 2012 with 999 yrs lease commencing from 1882. It recorded 6 transactions during the latest 12-month period in the database, with a median transacted price of $1.38M and a median of $1,507 psf. The most frequently transacted size range is 501–780 sqft, representing 33.3% of transactions with recorded floor area. POTONG PASIR MRT STATION is approximately 880 m away by straight-line distance. 3 primary schools are located within a 1 km straight-line radius.
Get Property AdviceDisclaimer: The information, charts, statistics, distances and other data shown on this page are derived from publicly available sources, including Urban Redevelopment Authority (URA) transaction records, and are provided for general informational purposes only. While reasonable efforts are made to keep the information accurate and up to date, the data may contain errors, omissions, delays or inaccuracies. All figures, calculations, trends, market insights and distance measurements are estimates only and should not be relied upon for contractual, legal, financial, investment, valuation, planning or other official purposes. Distance information is approximate and should not be used for actual access, eligibility, proximity, planning or assessment purposes. Users should independently verify all information with the relevant authorities, official records or other appropriate sources before making any decision or entering into any agreement.
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