Beacon Heights

44 filed transactions · District 12 · RCR

Median, per square foot

1,478 psf

Observed range

$1,045 — $1,704 psf
S$1,390k median price

999 yrs lease commencing from 1882 · 44 filed transactions

▼ 2.1% vs 12 months ago

S$1,390k

Median price

Filed transactions

45%

Spread, low to high

URA Data Service — PMI_Resi_Transaction · 2021-09 to 2026-09 · accessed 2026-09-10

Which of these are you

I’m considering buying this

What it costs on the day, at $1,390,000Loan, downpayment, the cash CPF cannot cover, and both stamp duties
Run six checks before you commitThe asking price, nearby MOP supply, land coming, and what could be built next door
What a higher floor is worth hereMeasured within this building, not across the country
What is within reach of itSchools, stations and shops, at straight-line distance
Put it beside another blockTwo or three side by side, in a link you can send to whoever else is deciding

I own this

Median price by month24 months with a sale

May '22 · S$1,580kAug '26 · S$1,380k

The transactions behind those figures20 of 44

Nothing modelled — these are the filed sales.

83 sqm · floor 06-10Condominium · Resale · 2026-08

S$1,380,000$1545 psf

62 sqm · floor 01-05Condominium · Resale · 2026-07

S$939,999$1409 psf

83 sqm · floor 06-10Condominium · Resale · 2026-05

S$1,380,000$1545 psf

103 sqm · floor 26-30Condominium · Resale · 2026-04

S$1,888,888$1704 psf

62 sqm · floor 16-20Condominium · Resale · 2025-10

S$1,038,000$1555 psf

100 sqm · floor 06-10Condominium · Resale · 2025-09

S$1,700,000$1579 psf

86 sqm · floor 01-05Condominium · Resale · 2025-09

S$1,410,000$1523 psf

103 sqm · floor 16-20Condominium · Resale · 2025-09

S$1,740,000$1569 psf

Why a range, not one number. Valuation tools routinely disagree by S$15,000–S$80,000 on the same home, because none can see your floor, facing, renovation or lease. The spread above is the real one — the cheapest and dearest psf actually filed here over the period. Where your unit sits inside it depends on the things the data cannot see.

Contains information from HDB Resale Flat Prices (data.gov.sg) accessed on 2026-09-10 from data.gov.sg, made available under the Singapore Open Data Licence v1.0Contains information from URA Data Service — PMI_Resi_Transaction accessed on 2026-09-10, made available under the Singapore Open Data Licence v1.0

What the floor is worth

This project+20%

Floors 16+ against floors 1–5, Beacon Heights only. Median S$1,511 psf up top from 19 sales, S$1,259 psf low down from 8.

District 12, typical project+14.2%

Middle of 8 projects in District 12 that clear the bar — half fall between +11.7% and +19.1%. None came out negative in this set.

Every band in District 12, for reference. This pools all buildings in the town, so it carries the estates as well as the storeys — a town whose tall blocks are its newest ones will show a steeper climb than height alone buys. The two figures above are the ones that hold a building constant.

Storeys	Median psf	Filed sales
01-05	S$1,900	174
06-10	S$1,961	218
11-15	S$1,918	236
16-20	S$1,953	230
21-25	S$1,995	224
26-30	S$2,198	186
31-35	S$2,741	145
36-40	S$2,838	118

URA Data Service — PMI_Resi_Transaction · accessed 2026-09-10T21:15:39.110Z. Storey bands are the source's own — no floor number is inferred from them. A premium is a median of filed transactions, not a valuation of any home.

What's around

Straight-line distance from the building — the walk is longer, and how much longer depends on what is in the way.

Nearest station

Boon Keng

701m

Primary schools within 1km

nearest 624m

Primary schools · straight-line distance

Bendemeer Primary School624m
St Andrew'S School (Junior)650m
Hong Wen School718m

3 more between 1km and 2km

Pei Chun Public School1.4km
First Toa Payoh Primary School1.7km
Cedar Primary School1.8km

A band is priority, not a place — and this is an indication, not MOE's answer. MOE measures home to school in a straight line, which is what is measured here. But it measures to the school's land boundary and this measures to the school's single registered coordinate, so a large campus reads as further away than MOE would find it. It also measures from the address on your child's registration, not from the block. A school near the line can fall either side of it once MOE measures it, and an oversubscribed school still ballots within a band. For the official category for a specific address, use OneMap's SchoolQuery.

Stations

Boon Keng701m
Potong Pasir897m
Geylang Bahru1.2km

Also nearby

Hawker centreBendemeer Road Blk 29 (Bendemeer Market and Food Centre)802m
ParkMar Thoma Road Park110m
Other schoolsBendemeer Secondary School235m

Coordinates from OneMap, © Singapore Land Authority. Distances are straight-line.
Station exit locations — LTA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
School addresses — MOE School Directory and Information (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
Hawker centre locations — NEA (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.
Park locations — NParks (data.gov.sg), under the Singapore Open Data Licence. Accessed 2026-08-23.

What has sold nearby300m

Distance from Beacon HeightsStraight-line, not walking — what sits between two points is in no dataset here.

20projects within 300m

$1,264–$1,562the middle half, per sq ft

$1,430median of those sales

From 208 filed sales — the 20 most recent at each project, which is all this index keeps. 4 of them are at that limit, so they have sold more than is counted here.

Project	Away	Filed	Floor	Size	PSF
City Regency	189m	2026-08	11-15	45 sqm	$1,621
St Francis Court	291m	2026-08	06-10	76 sqm	$1,186
Vetro	136m	2026-07	16-20	77 sqm	$935
The Callista	148m	2026-07	01-05	55 sqm	$1,361
Riverbay	185m	2026-07	21-25	61 sqm	$1,599
The Mornington	207m	2026-07	01-05	113 sqm	$1,406
Riverside Melodies	280m	2026-07	06-10	100 sqm	$1,672
Riverbay	185m	2026-06	06-10	88 sqm	$1,615
Riverbay	185m	2026-06	16-20	48 sqm	$1,510
Airstream	236m	2026-06	01-05	31 sqm	$1,813
St Francis Lodge	286m	2026-06	06-10	113 sqm	$1,455
The Elysia	32m	2026-05	01-05	131 sqm	$1,234
St Michael'S Condominium	34m	2026-05	01-05	89 sqm	$1,512
Riverbay	185m	2026-05	21-25	36 sqm	$1,703
Vetro	136m	2026-04	16-20	44 sqm	$1,615
Riverbay	185m	2026-04	16-20	36 sqm	$1,652
Riverbay	185m	2026-04	11-15	88 sqm	$1,605

The 17 most recent are listed, out of 208 in the index at this radius. The floor band is what URA and HDB publish; neither feed carries a unit number.

The afternoon sun, and what is approved in it247°–293°

Seen from here, the sun sets at 247° (WSW) in December and 293° (WNW) in June — a swing of 47° across the year. A window on one of those bearings takes the low sun for part of the year and none of it for the rest.

Today the sun drops below 15° at 06:04 pm and sets at 07:00 pm, arriving from 273° (W). Above that angle it is over the roof rather than through the window; near the equator the midday sun is almost overhead, which is why this is only ever about the last hour.

Which way does the unit face?

Nothing published says which way a unit points — not URA, not HDB. You are the one standing in it, or holding the plan. If the floor plan carries a north arrow, the plan reader will read it off and say so when it cannot.

Nothing with planning permission sits on those bearings within 400m. That is a fact about this radius and these bearings, not a guarantee of a view — an application not yet decided does not appear here, and neither does anything further out.

This does not tell you whether anything is blocked. A shadow needs the height and footprint of every building between you and the sun, and no public dataset here carries them — so none is drawn. What is above is the bearing the sun arrives on, which is astronomy, and what has been permitted along it, which is a filed decision with a reference number. Joining the two is yours. Bearings and distances are straight-line. A decision is permission to build, not a building: some are never started, and heights come from URA’s own wording, which states one about four times in five.

Where the money actually goes

Drag the sale price. Everything moves.

Cash

Loan

CPF principal

CPF interest

Fees

Sale price · S$1,390,000

Outstanding loan

CPF principal used

Years held

Agent fee %

Sale priceS$1,390,000

Outstanding loan−S$180,000

CPF principal refundBack into your CPF, not lost−S$150,000

CPF accrued interestCPF OA rate, compounded over 12 years−S$52,416

Agent fee (2% + GST) and legal−S$33,102

Cash in handS$974,482

S$202,416 returns to your CPF, not your pocket — still yours, and it can fund the next purchase. The accrued interest alone is S$52,416, and it grows every year you hold. HDB concessionary loan interest is 2.6% p.a.; CPF Ordinary Account accrues at 2.5%.

Look up somewhere else

Any HDB block or private project in Singapore.