Rent vs D12 Near district
Rents near district median
Beacon Heights's latest 12-month median rent is $3,700 compared with the D12 median of $3,700 for the same period. Use this district check before narrowing by bedroom and area band.
Beacon Heights rent and sale price
D12 / Balestier, Toa Payoh, Serangoon
Address 8 Mar Thoma Road Beacon Heights Singapore 328689
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Quick summary about Beacon Heights
Beacon Heights is a 999-year leasehold condominium in D12 / Balestier, Toa Payoh, Serangoon. The page currently tracks 283 rentals and 51 sales.
- Latest 12M median rent is $3,700 per month from 54 rentals. The bedroom and floor-area tables below show the full loaded history.
- Latest 12M median sale price is $1,380,000, with median sale PSF at $1,468 psf from 7 sales.
- Rent is down 8.9% over the last 3 months. Sale PSF is down 7.8% over the last 3 months.
Beacon Heights Market Brief
Compare the project with D12 across rent, sale PSF, tenure and transaction activity.
Compared with D12
Sale PSF vs D12 -19.1%
Sale PSF below district median
Beacon Heights's latest 12-month median sale PSF is $1,468 psf versus the D12 median of $1,814 psf for the same period. A premium should be explained by tenure, condition, floor, view or scarcity.
Rent support 3.22%
Rent support above district screen
Gross yield is roughly 3.22% versus a D12 screen of 2.63%. Treat this as a first-pass rent support signal before costs, vacancy and financing.
Rent stability 27.4% spread
Rent is uneven
Recent median rents vary a lot, usually because unit mix differs month to month.
Market activity +37.5%
Activity is rising
33 recent transactions versus 24 in the prior 6-month view.
Tenure lens 999-year leasehold
Leasehold comparison needed
999-year leasehold from 1882 matters most on sale price. Compare Beacon Heights against nearby projects with similar tenure before treating a PSF gap as cheap or expensive.
Before you decide
Latest 12M median rent $3,700
Is the asking rent fair?
$3,500 to $3,900 is the first fair-rent band to check. Above $3,900 should have a visible reason.
Latest 12M median sale PSF $1,468 psf
Is the purchase price fair?
$1,340,000 to $1,420,000 and $1,420 to $1,510 psf are the first sale checks before adjusting for floor, size, view and condition.
2 bed rent $3,650
Are similar units renting for more?
2 bed and 800 to 900 sqft give the closest unit-size checks.
Rent stability 27.4% spread
Is rent stable here?
Rent is uneven. Recent median rents vary a lot, usually because unit mix differs month to month.
Transaction volume +37.5%
Is activity rising?
Activity is rising. 33 recent transactions versus 24 in the prior 6-month view.
Beacon Heights Project Facts
Project-level details from URA records and local enrichment.
Tenure 999-year leasehold from 1882
Property type Condominium, Non-Landed Properties
Sales 51 resale transactions
Total sold value $69.4M
Beacon Heights Data Coverage
Use this to judge whether the project has enough rent, sale and recent transaction depth for a confident comparison.
Rentals 283 Jun 2021 to Sept 2026
Sale transactions 51 Jun 2021 to Oct 2026
Rent trend -8.9% Last 3 months
Sale PSF trend -7.8% Last 3 months
Beacon Heights Location
Nearest transport, schools and daily conveniences around the project.
Project MRT School Amenities
Nearby
Approximate distance from the project. Walking, driving and transit routes may differ.
Closest MRT
BOON KENG MRT STATION 0.72 km away
BOON KENG MRT STATION (NE9) 0.79 km away
POTONG PASIR MRT STATION (NE10) 0.95 km away
Schools nearby
BENDEMEER SECONDARY SCHOOL 0.24 km away
BENDEMEER PRIMARY SCHOOL 0.62 km away
ST ANDREW'S SCHOOL (SECONDARY) 0.66 km away
STAMFORD AMERICAN INTERNATIONAL SCHOOL 1.45 km away
Amenities
BENDEMEER SHOPPING MALL Mall / retail · 0.84 km away
WHAMPOA PARK CONNECTOR Park / green link · 0.94 km away
HAWKER CENTRE (BLK 75 TOA PAYOH LORONG 5) Food centre · 1.48 km away
Beacon Heights Rent and Sale PSF Trends
Recent rent, sale PSF and contract activity for this project.
Latest median rent $3,700 78 rentals in view
Latest median sale PSF $1,424 psf 15 sales in view
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
Oct 2026 0 - 1 $1,424 psf $950,000
Sept 2026 9 $3,700 2 $1,352 psf $1,707,500
Aug 2026 9 $3,600 1 $1,545 psf $1,380,000
Jul 2026 4 $3,600 1 $1,409 psf $939,999
Jun 2026 1 $4,300 0 - -
May 2026 4 $3,400 1 $1,545 psf $1,380,000
Apr 2026 2 $3,950 1 $1,704 psf $1,888,888
Mar 2026 3 $3,600 0 - -
Feb 2026 1 $3,700 0 - -
Jan 2026 8 $4,220 0 - -
Dec 2025 7 $3,600 0 - -
Nov 2025 2 $4,375 0 - -
Projects Similar to Beacon Heights
Same district, ranked by similar rent, sale PSF and transaction depth.
Freehold Papillon 1.4 km away 73 transactions
- Median rent
- $3,500
- Median sale PSF
- $1,513 psf
- Median rent
- $3,350
- Median sale PSF
- $1,428 psf
- Median rent
- $3,900
- Median sale PSF
- $1,424 psf
- Median rent
- $3,550
- Median sale PSF
- $1,253 psf
- Median rent
- $3,600
- Median sale PSF
- $1,467 psf
- Median rent
- $3,500
- Median sale PSF
- $1,586 psf
Beacon Heights Rent by Bedrooms
Monthly rent by recorded bedroom count.
Bedrooms Median rent Average rent Transactions
1 bed $3,150 $3,060 80
2 bed $3,650 $3,518 134
3 bed $4,300 $4,078 69
Beacon Heights Rent by Size
Monthly rent by recorded URA floor area band.
Area band Median rent Average rent Transactions
600 to 700 sqft $3,150 $3,060 80
800 to 900 sqft $3,600 $3,467 83
900 to 1,000 sqft $3,675 $3,554 48
1,000 to 1,100 sqft $4,100 $4,011 33
1,100 to 1,200 sqft $4,325 $4,140 36
1,400 to 1,500 sqft $4,000 $4,000 1
2,000 to 2,100 sqft $4,550 $4,550 2
Beacon Heights Sale PSF by Floor
Median sale price and PSF by recorded floor band.
Floor band Median sale Median PSF Transactions
01 to 05 $1,340,000 $1,334 psf 10
06 to 10 $1,380,000 $1,529 psf 8
11 to 15 $1,369,000 $1,400 psf 12
16 to 20 $1,500,000 $1,511 psf 11
21 to 25 $1,320,000 $1,416 psf 9
26 to 30 $1,888,888 $1,704 psf 1
Beacon Heights Latest Transactions
Most recent URA rentals and sales for this project.
Rentals
Sales
How to use this data
Practical guidance for renters, buyers and sellers. This is not a valuation, it is a starting point for comparing real transactions.
Rent negotiation
If you are renting
Beacon Heights shows a latest 12-month median monthly rent of $3,700 across 54 rentals. Use that as the first anchor, then check the bedroom and floor-area bands before accepting an asking rent.
Latest 12M median rent $3,700
Rentals in period 54
Rent signal Strong
- If the asking rent is above the median, look for a clear reason such as larger size, newer condition, furnishings or a better stack.
- If it is below the median, check whether the unit is smaller, older, lower floor or has a shorter lease term.
Offer check
If you are buying
Latest 12M sales at Beacon Heights show a median price of $1,380,000 and $1,468 psf. Treat those as the first comparable range, then adjust for floor, size, condition and tenure.
Latest 12M median sale $1,380,000
Latest 12M median PSF $1,468 psf
Sale signal Strong
- Compare the unit against the sale by floor table before deciding whether a premium makes sense.
- 999-year leasehold from 1882 should be part of the buying decision, especially when comparing against newer leasehold or nearby freehold projects.
Listing position
If you are selling
For sellers, the cleanest starting point is the project median PSF, then the latest sales and nearby project comps. Beacon Heights has 51 sales on this page, so pricing should be checked against actual recent contracts before listing.
Sale signal Strong
Total sold value $69.4M
Latest record Oct 2026
- Use the latest sales table to avoid anchoring to stale prices when the most recent month moved differently.
- If you want to price above recent PSF, the listing needs a visible reason such as renovation, view, layout, floor or scarcity.
Run Beacon Heights numbers
Start with the project benchmarks, then adjust the calculator assumptions for the unit you are considering.
Rental yield $3,700/mo Test gross and net yield against typical rent. Buy vs rent $1.4M Compare ownership cost against renting. Mortgage $1.4M Estimate monthly payment from the sale price. Stamp duty $1,468 psf Estimate buyer stamp duty before offer math. Purchase timeline Offer steps Map the option fee, exercise date, stamp duty and completion.
District context
Use D12 to compare Beacon Heights against the wider area.
About this data
How to read the rental and sale figures on this page.
Rental figures come from URA private residential rent data. Rent is shown as monthly rent.
Sale figures come from private residential sale data. PSF and total selling value are shown where the needed fields are available.
Rental floor level is not available from this source, so rental analysis is split by bedroom count and floor area band.
Sale floor band is available for many sale transactions, so sale prices can be grouped by recorded floor band.
Beacon Heights FAQ
Quick answers for renters, buyers and owners comparing this project.
What is the typical rent at Beacon Heights?
Beacon Heights has a latest 12-month median monthly rent of $3,700 across 54 rentals in that period.
What is the typical sale price at Beacon Heights?
The latest 12-month median sale price for Beacon Heights is $1,380,000, based on 7 sales in that period.
What is the median sale PSF at Beacon Heights?
The latest 12-month median sale price per square foot for Beacon Heights is $1,468 psf. The average for the same period is $1,476 psf.
Is Beacon Heights freehold or leasehold?
Beacon Heights is listed as 999-year leasehold from 1882. Tenure is tied to the project and is most relevant when reviewing sale transactions.
Where is Beacon Heights located?
Beacon Heights is located at 8 Mar Thoma Road Beacon Heights Singapore 328689 in D12 / Balestier, Toa Payoh, Serangoon.
How current is the Beacon Heights transaction data?
The project page uses the latest records currently loaded on PropertySmartSG. Treat it as research evidence and check the latest transaction rows before using it for pricing.