Overview & Key Facts
BETA GROVE is a freehold condominium at LORONG J TELOK KURAU in District 15 (OCR), developed by , comprising 2 units.
Location & Connectivity
BETA GROVE is approximately 790m from Marine Terrace MRT station, with 4 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Marine Terrace | Thomson-East Coast Line | 790m |
| Kembangan | East-West Line | 860m |
| Eunos | East-West Line | 1.2 km |
| Marine Parade | Thomson-East Coast Line | 1.3 km |
Schools & Education
13 schools within 2 km (1 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Telok Kurau Primary School | Primary | 250m |
| Canossa Catholic Primary School | Primary | 1.2 km |
| Chung Cheng High School (Main) | Secondary | 1.2 km |
| Tanjong Katong Girls' School | Secondary | 1.3 km |
| Canadian International School (Tanjong Katong) | International | 1.3 km |
| Broadrick Secondary School | Secondary | 1.4 km |
| EtonHouse International School (Broadrick) | International | 1.4 km |
| CHIJ (Katong) Primary | Primary | 1.5 km |
Market Position
BETA GROVE has recorded 2 sales at an average price of $2,930,000.
Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2024 | 1 | $2,209 psf | — |
| 2025 | 1 | $1,247 psf | ↓ 43.6% |
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Price Index Check
The ShiokNest Price Index for District 15 reads 117.7 as of June 2026 — down 9.0% 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 |
|---|---|---|---|
| GRAND DUNMAN | 99 yrs lease commencing from 2022 | $2,536 psf | 912 |
| EMERALD OF KATONG | 99 yrs lease commencing from 2023 | $2,640 psf | 844 |
| THE CONTINUUM | Freehold | $2,790 psf | 781 |
| TEMBUSU GRAND | 99 yrs lease commencing from 2022 | $2,467 psf | 644 |
| AMBER PARK | Freehold | $2,548 psf | 396 |
What Could Work Against You
- Only 1 transactions were recorded in the past 12 months, so the price figures here rest on a thin sample — a single outlier deal can move the averages.
- At 2 units, this is a boutique development — fewer comparable sales to anchor valuations, and maintenance costs spread across a smaller fee base.
Best suited for
Who This Actually Suits
This is a strong match for car-owning households, long-term hold (10+ yr), freehold / generational hold and boutique low-density (<100 units). At ~788m from the nearest MRT, this property suits households with a car who value arterial road access over transit proximity.
quiet sanctuary seekers, en-bloc speculators and heavy renovation / value seekers should treat this as a shortlist candidate, not a default choice.
It is a weaker fit for yield-focused investors, short-term flippers (<5 yr) and resort facilities — other options likely serve them better. OCR (Outside Central Region) location with rental demand profile worth running through our Rental Yield Calculator.
Verdict
BETA GROVE is a freehold development in District 15 (OCR), with 2 units, offering a gross yield of 2.0%.
At ~$1,247 psf, it represents a competitive entry point in the OCR segment.
Explore the full BETA GROVE dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing BETA GROVE against staying public? These HDB towns sit within walking or short-drive distance:
- Marine Parade — 4-room average $648,065 (870m away), an upgrader gap of about $2,300,000
- Bedok — 4-room average $659,895 (1.1 km away), an upgrader gap of about $2,250,000
- Geylang — 4-room average $761,443 (1.1 km away), an upgrader gap of about $2,150,000
FAQ
What is the average PSF for BETA GROVE?
Is BETA GROVE freehold?
What is the rental yield for BETA GROVE?
Which MRT is nearest to BETA GROVE?
Sources & Next Steps
- BETA GROVE Dashboard — Live charts and analytics
- URA REALIS — Official transaction data
- District 15 (Joo Chiat, Amber Road, Katong) — District 15 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: 2 transactions
- Rental data: 5 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Oct 2025 · 2 records analysed · Source: URA private-sale caveats