Overview & Key Facts
BEACON HEIGHTS is a 999 yrs lease commencing from 1882 condominium at MAR THOMA ROAD in District 12 (RCR), developed by ST MICHAEL'S DEVELOPMENT PTE LTD (KIM ENG GROUP), comprising 212 units, completed in 2012.
Location & Connectivity
BEACON HEIGHTS is approximately 780m from Boon Keng MRT station, with 4 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Boon Keng | North-East Line | 780m |
| Potong Pasir | North-East Line | 930m |
| Geylang Bahru | Downtown Line | 1.2 km |
| Bendemeer | Downtown Line | 1.4 km |
Schools & Education
13 schools within 2 km (2 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Bendemeer Primary School | Primary | 550m |
| Bendemeer Secondary School | Secondary | 570m |
| Stamford Primary School | Primary | 1 km |
| Assumption Pathway School | Secondary | 1 km |
| Hong Wen School | Primary | 1.2 km |
| Balestier Hill Primary School | Primary | 1.2 km |
| School of Science and Technology | Jc | 1.2 km |
| Beatty Secondary School | Secondary | 1.2 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 14 | $1,333 psf | $889,286 |
| 2 BR | 13 | $1,471 psf | $1,329,299 |
| 3 BR | 21 | $1,434 psf | $1,573,090 |
| 4 BR | 2 | $1,157 psf | $1,745,000 |
| 5+ BR | 1 | $1,045 psf | $2,250,000 |
Market Position
BEACON HEIGHTS has recorded 51 sales at an average price of $1,343,251.
Rental Yield by Bedroom Type
Blended yield hides the spread between unit sizes — smaller units at BEACON HEIGHTS typically rent harder per dollar of purchase price:
| Type | Avg Rent | Avg Price | Gross Yield |
|---|---|---|---|
| 1 BR | $3,001/mo | $889,286 | 4.05% |
| 2 BR | $3,430/mo | $1,329,299 | 3.10% |
| 3 BR | $4,029/mo | $1,573,090 | 3.07% |
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Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 12 | $1,213 psf | — |
| 2022 | 12 | $1,347 psf | ↑ 11.1% |
| 2023 | 7 | $1,403 psf | ↑ 4.2% |
| 2024 | 9 | $1,494 psf | ↑ 6.5% |
| 2025 | 9 | $1,557 psf | ↑ 4.2% |
| 2026 | 2 | $1,624 psf | ↑ 4.3% |
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The latest reading marks the highest point in this series — BEACON HEIGHTS prices have climbed 33.9% since 2021.
Price Index Check
The ShiokNest Price Index for District 12 reads 136.8 as of May 2026 — down 6.2% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
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Neighbourhood Comparison
| Condo | Tenure | Avg PSF | Sales |
|---|---|---|---|
| THE ORIE | 99 yrs lease commencing from 2024 | $2,730 psf | 741 |
| EIGHT RIVERSUITES | 99 yrs lease commencing from 2011 | $1,649 psf | 311 |
| GEM RESIDENCES | 99 yrs lease commencing from 2015 | $1,843 psf | 200 |
| TREVISTA | 99 yrs lease commencing from 2008 | $1,709 psf | 149 |
| VERTICUS | Freehold | $2,126 psf | 130 |
Lease Analysis
With 85 years remaining on its 99-year lease, BEACON HEIGHTS still qualifies for full bank financing and CPF usage.
Best suited for
Who This Actually Suits
The profile fits car-owning households, long-term hold (10+ yr) and freehold / generational hold best. Parking and arterial road access matter more here than walking-distance MRT.
It is a weaker fit for families with young children — other options likely serve them better. Editorial anti-fit: 'Families needing extensive kids' facilities'. Family-suitable layout and RCR (Rest of Central Region) location with established school catchments nearby.
One caution flagged here: avoid if mrt-dependent — MRT access is meaningfully constrained — transit-dependent buyers should consider better-connected alternatives.
Verdict
BEACON HEIGHTS is a 999 yrs lease commencing from 1882 development in District 12 (RCR), with 212 units, offering a gross yield of 3.1%.
At ~$1,569 psf, it sits at a city-fringe price point balancing accessibility and value.
Explore the full BEACON HEIGHTS dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing BEACON HEIGHTS against staying public? These HDB towns sit within walking or short-drive distance:
- Kallang/whampoa — 4-room average $882,887 (140m away), an upgrader gap of about $450,000
- Toa Payoh — 4-room average $929,793 (580m away), an upgrader gap of about $400,000
- Geylang — 4-room average $761,443 (1.8 km away), an upgrader gap of about $600,000
FAQ
What is the average PSF for BEACON HEIGHTS?
Is BEACON HEIGHTS freehold?
What is the rental yield for BEACON HEIGHTS?
Which MRT is nearest to BEACON HEIGHTS?
Sources & Next Steps
- BEACON HEIGHTS Dashboard — Live charts and analytics
- URA REALIS — Official transaction data
- District 12 (Toa Payoh, Serangoon, Balestier) — District 12 neighbourhood guide
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 51 transactions
- Rental data: 274 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: May 2026 · 51 records analysed · Source: URA private-sale caveats