District 7 (Middle Road, Beach Road, Bugis) delivers gross rental yields of 3.0–4.4% across established stock. Older 99-yr leasehold (Textile Centre 4.39%, Burlington Square 3.76%) leads on yield but has lease-decay drag. Aurea anchors new PSF ceiling without compressing mid-tier yields. Arts-precinct demand (University of the Arts Singapore + SUSS) creates structural tenant diversification.
District 7 occupies a unique seam in Singapore's urban geography — between the financial CBD to the south and the cultural/educational Bras Basah-Bugis precinct to the north. Three MRT interchanges (Bugis EWL/DTL, City Hall NSL/EWL, Nicoll Highway CCL) deliver one of the highest public transport indices of any non-CBD address.
Tenant base is unusually diverse: CBD professionals seeking shorter commutes, creative professionals drawn to the Bras Basah arts cluster, students from LaSalle/NAFA/SMU/SOTA, and corporate executives attracted to integrated developments like Midtown Bay above Bugis MRT. The incoming University of the Arts Singapore (UAS) campus and SUSS city campus will add structural student-tenant demand into the 2030s.
D7's residential stock is dominated by mixed-use towers and conserved-with-residential developments. Median D7 condo PSF ~$2,613 (1,397 URA sales). Yields range 2.7-4.4% depending on tenure age and project profile.
Aurea (188 units, freehold, Golden Mile Complex redevelopment) launched March 2025 at avg $3,005 psf — sets new district PSF ceiling. The Orie of D7 in conservation form. TOP projected 2029. South Beach Residences and Midtown Bay (Guoco Midtown integrated) anchor premium tier $3,500-$4,500 psf.
Rental yield is the rawest measure of cash-flow-to-capital efficiency in any condo purchase. In Singapore, gross yields typically range from 2.5% in the CCR to 4.5% in the OCR, with mass-market one-bedders often at the top of that band. This article ranks condos by recent rental and sales data to surface the highest-yielding options in the selected district — but remember that yield alone does not tell the whole story: liquidity, tenure, and capital appreciation matter too.
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District 7 (Middle Road, Golden Mile) is in Singapore's Core Central Region. We ranked all condos in this district by gross rental yield using the latest 24 months of sales data and 12 months of rental data to find the best income-generating properties.
Top Rental Yield Condos in District 7
| Condo | Avg PSF | Avg Price | Avg Rent | Gross Yield | Tenure |
|---|---|---|---|---|---|
| TEXTILE CENTRE | $1,244 psf | $1,109,411 | $4,152/mo | 4.5% | 99 yrs lease commencing from 1970 |
| THE PLAZA | $1,265 psf | $1,006,031 | $3,751/mo | 4.5% | 99 yrs lease commencing from 1968 |
| THE BENCOOLEN | $1,604 psf | $1,459,736 | $4,867/mo | 4.0% | 99 yrs lease commencing from 1995 |
| SUNSHINE PLAZA | $1,577 psf | $1,574,600 | $4,815/mo | 3.7% | 99 yrs lease commencing from 1997 |
| BURLINGTON SQUARE | $1,557 psf | $1,541,717 | $4,598/mo | 3.6% | 99 yrs lease commencing from 1996 |
| CONCOURSE SKYLINE | $1,976 psf | $2,140,875 | $6,344/mo | 3.6% | 99 yrs lease commencing from 2008 |
| SOUTHBANK | $1,918 psf | $1,736,168 | $5,127/mo | 3.5% | 99 yrs lease commencing from 2006 |
| THE M | $2,608 psf | $1,547,704 | $4,525/mo | 3.5% | 99 yrs lease commencing from 2019 |
| DUO RESIDENCES | $2,220 psf | $2,007,862 | $5,585/mo | 3.3% | 99 yrs lease commencing from 2011 |
| CITY GATE | $2,131 psf | $1,479,760 | $3,668/mo | 3.0% | 99 yrs lease commencing from 2014 |
| SOUTH BEACH RESIDENCES | $3,348 psf | $6,538,000 | $15,160/mo | 2.8% | 99 yrs lease commencing from 2007 |
| MIDTOWN BAY | $3,289 psf | $2,440,264 | $5,106/mo | 2.5% | 99 yrs lease commencing from 2018 |
| MIDTOWN MODERN | $3,203 psf | $3,360,614 | $5,768/mo | 2.1% | 99 yrs lease commencing from 2019 |
Investment Considerations
- Gross vs net yield: Deduct maintenance fees (~$300–$800/mo), property tax, and agent commission (1 month) for a realistic net yield.
- Tenant demand: Higher yields often come from smaller units near MRT stations or business hubs — check vacancy rates.
- Capital appreciation: High-yield condos may have lower capital growth; balance yield with appreciation potential.
- Use the ROI Calculator to model your total return including leverage.
- Compare across districts with the District Comparison Tool.
D7 yield benchmarks (2022-2025 URA REALIS data, min 5 transactions):
| Project | Tenure (TOP) | Avg PSF | 2BR Rent | Gross Yield |
|---|---|---|---|---|
| Textile Centre | 99-yr (1970) | $1,139 | $3,300 | ~4.4% |
| Burlington Square | 99-yr (1996) | $1,420 | $3,800 | ~3.8% |
| Southbank | 99-yr (2006) | $1,750 | $4,500 | ~3.7% |
| The Bencoolen | 99-yr (1995) | $1,500 | $3,800 | ~3.6% |
| Sunshine Plaza | 99-yr (1997) | $1,580 | $3,900 | ~3.6% |
| Concourse Skyline | 99-yr (2014) | $2,100 | $5,200 | ~3.3% |
| The M (Middle Road) | 99-yr (2024) | $2,400 | $5,300 | ~3.0% |
| Midtown Bay | 99-yr (2024) | $2,800 | $5,900 | ~2.8% |
| Aurea | FH (2029E) | $3,005 | $6,000E | ~2.5–2.8%E |
Older 99-yr stock leads on yield but lease-decay and bank financing headwinds material. Mid-tier 1995–2006 projects 3.6–3.8% with manageable remaining lease. Net yield 1.0–1.5pp lower (typical 2.5–3.2% net).
- Screen by lease + CPF eligibility for sub-2000 leasehold stock.
- Calculate net yield not gross. 3.5-4.4% gross typically nets 2.5-3.2%.
- Inspect physical condition on 1990s-vintage developments. Sinking fund adequacy critical.
- Target 2BR 600-900 sqft for widest tenant pool (couples, professionals, expat singles).
- Watch Aurea price discovery scenario — post-TOP secondary sales may reset surrounding resale benchmarks.
- Run ABSD structuring for SC 2nd property. 20% on $1.5M = $300K — recoverable via 6-month HDB sale remission for married couples.
Methodology & Sources
This analysis covers full-year 2026 data and refreshes one-time.
Transaction data sourced from URA REALIS.
- Sales data: URA REALIS (past 24 months, min 2 transactions per condo)
- Rental data: URA REALIS (past 12 months, min 2 leases per condo)
- Gross yield = (avg monthly rent × 12) / avg transaction price × 100
Median values used to minimise outlier impact. PSF = price per square foot.
Frequently Asked Questions
What is a good gross rental yield in Singapore?
Why does yield matter more than capital gain?
Should I buy freehold or leasehold for rental yield?
What is the average D7 rental yield 2026?
3.0-4.4% gross across active stock. Older 99-yr (Textile Centre 4.4%, Burlington Square 3.8%) leads. Net yields 1.0-1.5pp lower.
Which D7 condo highest yield?
Textile Centre ~4.4% (1970 lease, lower PSF base, walkable Bugis MRT). Trade-off: lease-decay risk increasing.
Is Aurea worth premium PSF for rental investors?
Aurea $3,005 psf launch compresses yield to 2.5-2.8% est. Better as capital appreciation play with conservation premium than pure income vehicle.
How does University of the Arts Singapore affect rental demand?
UAS campus + SUSS city campus (former Rochor Centre) will add student/creative-professional population to Bras Basah. Sustains rental demand for 1BR/2BR units below $4,500/month well into 2030s.
What is ABSD for foreigners buying in D7?
60% flat since April 2023. On $2M condo = $1.2M ABSD. Makes D7 effectively SC/PR market at this price point.
How does D7 yield compare with D8/D9?
D7 ~3.0-4.4% generally outperforms D9 (2.5-3.0%) on yield, in line with D8 (2.8-3.2%). D7's premium: triple-MRT interchange access.