Projects
BEACON HEIGHTS
D12 / Balestier, Toa Payoh, Serangoon
Address 8 MAR THOMA ROAD BEACON HEIGHTS SINGAPORE 328689
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Condominium, Non-Landed Properties 298 transactions 999-year leasehold from 1882 Updated Feb 2026
Property image pending
Project read
Quick summary about BEACON HEIGHTS
Beacon Heights is a 999-year leasehold from 1882 condominium, non-landed properties in D12 / Balestier, Toa Payoh, Serangoon. Beacon Heights currently has 254 rental contracts and 44 sale transactions, covering May 2021 to Feb 2026.
- Typical rent is $3,500 per month, with bedroom and floor-area splits below for a closer unit-level view.
- Typical sale price is $1,389,000, with median sale PSF at $1,421 psf and total recorded sale value of $59.5M.
- Rent is up 2.8% over the last 3 months. Sale PSF is up 0.4% over the last 3 months.
Project facts
Project-level details from URA records and local enrichment.
Tenure 999-year leasehold from 1882
Property type Condominium, Non-Landed Properties
Sale records 44 resale transactions
Total sold value $59.5M
Data coverage
URA records on this page start May 2021 and run through Feb 2026.
Rental contracts 254 May 2021 to Feb 2026
Sale transactions 44 May 2021 to Sept 2025
Rent trend 2.8% Last 3 months
Sale PSF trend 0.4% Last 3 months
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
SHG STUDENT CARE (BENDEMEER PRIMARY SCHOOL) 0.58 km away
BENDEMEER PRIMARY SCHOOL 0.62 km away
ST ANDREW'S SCHOOL (SECONDARY) 0.66 km away
Amenities
BENDEMEER SHOPPING MALL Mall / retail · 0.84 km away
FAIRPRICE FINEST THE CENTREPOINT Daily needs · 3.71 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
Market trends
Recent rent, sale PSF and contract activity for this project.
Latest median rent $3,600 79 rental contracts in view
Latest median sale PSF $1,555 psf 14 sale transactions in view
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
Feb 2026 3 $3,600 0 - -
Jan 2026 1 $3,700 0 - -
Dec 2025 8 $4,220 0 - -
Nov 2025 7 $3,600 0 - -
Oct 2025 2 $4,375 0 - -
Sept 2025 4 $3,375 1 $1,555 psf $1,038,000
Aug 2025 5 $3,800 3 $1,569 psf $1,700,000
Jul 2025 9 $3,400 1 $1,669 psf $1,850,000
Jun 2025 6 $3,325 3 $1,511 psf $1,675,000
May 2025 2 $4,300 0 - -
Apr 2025 2 $3,600 0 - -
Mar 2025 4 $3,925 1 $1,563 psf $1,396,000
Similar projects nearby
Same district, ranked by similar rent, sale PSF and transaction depth.
Freehold AVA TOWERS 1.2 km away 160 transactions
- Median rent
- $3,500
- Median sale PSF
- $1,456 psf
- Median rent
- $3,500
- Median sale PSF
- $1,678 psf
- Median rent
- $3,600
- Median sale PSF
- $1,441 psf
- Median rent
- $3,500
- Median sale PSF
- $1,593 psf
- Median rent
- $3,900
- Median sale PSF
- $1,392 psf
- Median rent
- $3,300
- Median sale PSF
- $1,493 psf
Rent by bedrooms
Monthly rent by recorded bedroom count.
Bedrooms Median rent Average rent Transactions
1 bed $3,150 $3,048 73
2 bed $3,625 $3,489 118
3 bed $4,200 $4,086 63
Rent by floor area
Monthly rent by recorded URA floor area band.
Area band Median rent Average rent Transactions
600 to 700 sqft $3,150 $3,048 73
800 to 900 sqft $3,600 $3,432 74
900 to 1,000 sqft $3,650 $3,527 41
1,000 to 1,100 sqft $4,100 $4,053 31
1,100 to 1,200 sqft $4,350 $4,117 32
1,400 to 1,500 sqft $4,000 $4,000 1
2,000 to 2,100 sqft $4,550 $4,550 2
Sale price by floor
Median sale price and PSF by recorded floor band.
Floor band Median sale Median PSF Transactions
01 to 05 $1,380,000 $1,259 psf 7
06 to 10 $1,461,500 $1,405 psf 6
11 to 15 $1,388,000 $1,331 psf 11
16 to 20 $1,500,000 $1,511 psf 11
21 to 25 $1,320,000 $1,416 psf 9
Latest transactions
Most recent URA rental contracts and sale transactions 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 typical monthly rent of $3,500 across 254 rental contracts. Use that as the first anchor, then check the bedroom and floor-area bands before accepting an asking rent.
Median rent $3,500
Rental contracts 254
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
Recent sales at BEACON HEIGHTS point to a typical sale price of $1,389,000 and $1,421 psf. Treat those as the first comparable range, then adjust for floor, size, condition and tenure.
Median sale $1,389,000
Median PSF $1,421 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 44 sale transactions in this dataset, so pricing should be checked against actual recent contracts before listing.
Sale signal Strong
Total sold value $59.5M
Latest update Feb 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.
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 recorded URA private residential rental contracts. Rent is shown as monthly rent.
Sale figures come from recorded private residential sale transactions. PSF and total selling value are shown where sale records include the needed fields.
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?
Based on the URA rental records currently loaded for BEACON HEIGHTS, the median monthly rent is $3,500 across 254 rental contracts.
What is the typical sale price at BEACON HEIGHTS?
The median sale price for BEACON HEIGHTS is $1,389,000, based on 44 URA sale transactions in the local dataset.
What is the median sale PSF at BEACON HEIGHTS?
The median sale price per square foot for BEACON HEIGHTS is $1,421 psf. The average sale PSF is $1,411 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 URA records on this page start from May 2021 and run through Feb 2026. The page is rebuilt after local data refresh runs.