Overview & Key Facts
THE BEACON EDGE is a freehold condominium at TEMBELING ROAD in District 15 (RCR), developed by HERITAGE REALTY PTE LTD, comprising 32 units, completed in 2009.
Location & Connectivity
THE BEACON EDGE is approximately 500m from Marine Parade MRT station, with 4 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Marine Parade | Thomson-East Coast Line | 500m |
| Marine Terrace | Thomson-East Coast Line | 950m |
| Tanjong Katong | Thomson-East Coast Line | 1.3 km |
| Eunos | East-West Line | 1.4 km |
Schools & Education
11 schools within 2 km (7 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Canadian International School (Tanjong Katong) | International | 460m |
| CHIJ (Katong) Primary | Primary | 490m |
| Tanjong Katong Girls' School | Secondary | 500m |
| Broadrick Secondary School | Secondary | 560m |
| EtonHouse International School (Broadrick) | International | 560m |
| Tao Nan School | Primary | 730m |
| Tanjong Katong Primary School | Primary | 870m |
| Haig Girls' School | Primary | 1.1 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 1 BR | 5 | $1,824 psf | $1,237,200 |
| 3 BR | 3 | $1,758 psf | $1,702,667 |
| 4 BR | 1 | $1,533 psf | $2,360,000 |
Market Position
THE BEACON EDGE has recorded 9 sales at an average price of $1,517,111.
Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 4 | $1,713 psf | — |
| 2023 | 2 | $1,870 psf | ↑ 9.2% |
| 2024 | 2 | $1,703 psf | ↓ 8.9% |
| 2025 | 1 | $1,932 psf | ↑ 13.4% |
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THE BEACON EDGE prices sit at a fresh series high after a 13.4% gain on the prior period, now 12.8% above the 2021 starting level.
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 0 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 32 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
The profile fits mrt-walkable commuters, long-term hold (10+ yr), freehold / generational hold and boutique low-density (<100 units) best. MRT proximity is the standout commute feature for daily transit users.
For heavy renovation / value seekers and resort facilities, it can work — but weigh the trade-offs before committing.
It is a weaker fit for short-term flippers (<5 yr) — other options likely serve them better. TOP 2009 keeps the SSD window in mind for buyers exploring the 3-5 year resale-arbitrage strategy.
Verdict
THE BEACON EDGE is a freehold development in District 15 (RCR), with 32 units, offering a gross yield of 3.0%.
At ~$1,932 psf, it sits at a city-fringe price point balancing accessibility and value.
Explore the full THE BEACON EDGE dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing THE BEACON EDGE against staying public? These HDB towns sit within walking or short-drive distance:
- Marine Parade — 4-room average $648,065 (450m away), an upgrader gap of about $850,000
- Geylang — 4-room average $761,443 (940m away), an upgrader gap of about $750,000
- Bedok — 4-room average $659,895 (1.9 km away), an upgrader gap of about $850,000
FAQ
What is the average PSF for THE BEACON EDGE?
Is THE BEACON EDGE freehold?
What is the rental yield for THE BEACON EDGE?
Which MRT is nearest to THE BEACON EDGE?
Sources & Next Steps
- THE BEACON EDGE 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: 9 transactions
- Rental data: 29 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Feb 2025 · 9 records analysed · Source: URA private-sale caveats