The Bencoolen

76 filed transactions · District 07 · RCR

Median, per square foot
1,608 psf
Observed range
$1,250 — $1,724 psf
S$1,491k median price

99 yrs lease commencing from 1995 · 76 filed transactions

▲ 18.6% vs 12 months ago
S$1,491k
Median price
76
Filed transactions
29%
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
I own this

Median price by month23 months with a sale

Sep '21 · S$1,200kJul '26 · S$1,390k

The transactions behind those figures20 of 76

Nothing modelled — these are the filed sales.

77 sqm · floor 11-15Apartment · Resale · 2026-07
S$1,390,000$1677 psf
96 sqm · floor 06-10Apartment · Resale · 2026-06
S$1,735,000$1679 psf
97 sqm · floor 16-20Apartment · Resale · 2026-06
S$1,800,000$1724 psf
81 sqm · floor 06-10Apartment · Resale · 2026-05
S$1,458,000$1672 psf
96 sqm · floor 11-15Apartment · Resale · 2025-12
S$1,698,000$1643 psf
77 sqm · floor 06-10Apartment · Resale · 2025-11
S$1,308,888$1579 psf
82 sqm · floor 06-10Apartment · Resale · 2025-04
S$1,423,000$1612 psf
90 sqm · floor 16-20Apartment · Resale · 2025-03
S$1,570,000$1621 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+9.7%

Floors 16+ against floors 1–5, The Bencoolen only. Median S$1,673 psf up top from 17 sales, S$1,525 psf low down from 10.

District 07, typical project+11.7%

Middle of 6 projects in District 07 that clear the bar — half fall between +6.4% and +12%. None came out negative in this set.

Every band in District 07, 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.

StoreysMedian psfFiled sales
01-05S$2,41264
06-10S$2,137163
11-15S$2,182194
16-20S$2,706234
21-25S$2,340116
26-30S$2,393140
31-35S$2,03324
36-40S$2,19511

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
Rochor
222m
Primary schools within 1km
1
nearest 860m
Primary schools · straight-line distance
  • St. Margaret'S School (Primary)860m
3 more between 1km and 2km
  • Farrer Park Primary School1.2km
  • Anglo-Chinese School (Junior)1.6km
  • St. Joseph'S Institution Junior2.0km
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
  • Rochor222m
  • Bugis290m
  • Bencoolen391m
Also nearby
  • Hawker centreQueen Street Blk 270 (Albert Centre)105m
  • ParkMount Emily PK708m
  • Other schoolsSchool of the Arts, Singapore578m

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

2projects within 300m
$1,429–$1,636the middle half, per sq ft
$1,541median of those sales

From 40 filed sales — the 20 most recent at each project, which is all this index keeps. 2 of them are at that limit, so they have sold more than is counted here.

ProjectAwayFiledFloorSizePSF
Sunshine Plaza295m2026-0601-05132 sqm$1,295
Burlington Square97m2026-0516-2099 sqm$1,669
Burlington Square97m2026-0501-0569 sqm$1,670
Sunshine Plaza295m2026-0501-05105 sqm$1,283
Burlington Square97m2026-0416-2087 sqm$1,642
Burlington Square97m2026-0416-20202 sqm$1,276
Sunshine Plaza295m2026-0206-1071 sqm$1,662
Sunshine Plaza295m2025-1106-1097 sqm$1,571
Burlington Square97m2025-1011-1578 sqm$1,787
Sunshine Plaza295m2025-1006-1071 sqm$1,636
Burlington Square97m2025-0811-1599 sqm$1,615
Sunshine Plaza295m2025-0506-10125 sqm$1,486
Burlington Square97m2025-0101-05107 sqm$1,285
Burlington Square97m2024-1116-2064 sqm$1,597
Burlington Square97m2024-1006-1062 sqm$1,491
Burlington Square97m2024-1006-1087 sqm$1,655
Burlington Square97m2024-1016-2077 sqm$1,629
Burlington Square97m2024-0806-1068 sqm$1,503

The 18 most recent are listed, out of 40 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°

NESW

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.

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$1,491,000
Outstanding loan
CPF principal used
Years held
Agent fee %
Sale priceS$1,491,000
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$35,304
Cash in handS$1,073,280
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.