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District 12 · Singapore

Beacon Heights

Private residential property research, grounded in recorded Singapore transactions.

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Fair value & asking price

A 930 sq ft home in Beacon Heights

Comparable sales
Comparable-sale benchmarkS$1,396,000

S$1,380,000 – S$1,455,000

Middle 50% of recorded prices
7 comparable sales over 24 months

1.1% below the benchmarkS$16,000 less than comparable median
Recent comparable saleS$1,380,000
Comparable medianS$1,396,000
S$0Both bars use the same price scaleS$2,200,000
Below rangeUnder S$1,380,000
Within rangeS$1,380,000–1,455,000
Above rangeOver S$1,455,000

Recorded sale from 2026-08. Add an asking price above to compare a home you are considering. The shaded range covers the middle 50% of similar-sized resale prices. The benchmark is their median, not an adjusted or bank valuation.

Median price / sq ft
S$1,545
Comparable sales
7Past 24 months
Recorded PSF change
Limited historyNeeds five sales in each year
Recorded tenure
999-year leasehold

Recorded prices over time

Individual recorded sales per sq ft for the selected size band

2021-09–2026-08
14 individual recorded sales in the selected size band. Dots are actual prices, not a price trend or valuation. 1,1691,3341,5001,6661,832 2022-03: S$1,366 / sq ft · S$1,220,000 · 893 sq ft2022-07: S$1,298 / sq ft · S$1,160,000 · 893 sq ft2022-12: S$1,410 / sq ft · S$1,260,000 · 893 sq ft2023-04: S$1,465 / sq ft · S$1,308,888 · 893 sq ft2023-12: S$1,499 / sq ft · S$1,388,000 · 926 sq ft2024-05: S$1,491 / sq ft · S$1,380,000 · 926 sq ft2024-05: S$1,666 / sq ft · S$1,488,000 · 893 sq ft2024-10: S$1,620 / sq ft · S$1,500,000 · 926 sq ft2024-11: S$1,511 / sq ft · S$1,350,000 · 893 sq ft2025-04: S$1,563 / sq ft · S$1,396,000 · 893 sq ft2025-07: S$1,633 / sq ft · S$1,740,000 · 1,066 sq ft2025-09: S$1,523 / sq ft · S$1,410,000 · 926 sq ft2026-05: S$1,545 / sq ft · S$1,380,000 · 893 sq ft2026-08: S$1,545 / sq ft · S$1,380,000 · 893 sq ft 2022-032026-08

Each dot is a completed sale. There are too few sales per period for a supported median trend, so no trend line or growth rate is inferred. View the recorded prices and sizes.

Price versus other developments

District 12 · 999-year leasehold

Beacon HeightsS$1,545

7 sales · This development

RiverbayS$1,623

8 sales

Median resale PSF over 24 months, using the same size band. Peers need five sales and are ordered by price proximity. Location, lease age, floor and condition are not adjusted.

Local market context

Against other district 12 transactions

12 matching sales in other developments over 24 months. A price percentile needs five sales here and at least 20 elsewhere.

Price versus the local market

The distribution of district 12 resale prices for similar-sized homes

12 matching market sales are available; at least 20 are needed for this distribution.

What traded in this development

Unit sizes in recorded resales over the past 12 months

Under 750 sq ft: 2 sales (40.0%)750–1,199 sq ft: 3 sales (60.0%)1,200–1,799 sq ft: 0 sales (0.0%)1,800 sq ft and above: 0 sales (0.0%)5recorded sales
Under 750 sq ft
240.0%
750–1,199 sq ft
360.0%
1,200–1,799 sq ft
00.0%
1,800 sq ft and above
00.0%

Completed resale activity across all sizes, not the mix of homes currently for sale. Bedroom counts are not inferred from floor area.

The sales behind the comparison

791–1,070 sq ft · Past 24 months

MonthSizeFloor bandRecorded pricePrice / sq ft
2026-08893 sq ft6–10S$1,380,000S$1,545
2026-05893 sq ft6–10S$1,380,000S$1,545
2025-09926 sq ft1–5S$1,410,000S$1,523
2025-071066 sq ft11–15S$1,740,000S$1,633
2025-04893 sq ft11–15S$1,396,000S$1,563
2024-11893 sq ft11–15S$1,350,000S$1,511
2024-10926 sq ft16–20S$1,500,000S$1,620

Up to eight recent matching sales shown; the recent comparison contains 7 matching sales in this window. The history chart also includes older matching sales. View all 44 published sales across all sizes. Source dates have month precision.

How to read this analysis

The comparable range contains the middle 50% of observed prices; it is not a forecast or a confidence interval. Floor, condition, facing and remaining lease can materially change a home’s value. A price below a benchmark is a reason to investigate, not proof of a bargain.

Source: URA. Transaction records are subject to corrections and rolling five-year coverage. Last checked 6 Sep 2026, 16:03 SGT. Source documentation · Licence / terms · Full methodology

All recorded resales in Beacon Heights 44 · All published history

Resale price history

2021-09–2026-08 · All unit sizes in the current published URA dataset. Older sales provide historical context and do not extend the recent valuation window.

Scroll the table horizontally on smaller screens. Prices are completed transactions, in SGD.

MonthBlock / developmentTypeAreaFloor bandRecorded pricePrice / sq ft
2026-08Beacon HeightsCondominium83 m²6–10S$1,380,000S$1,545
2026-07Beacon HeightsCondominium62 m²1–5S$939,999S$1,409
2026-05Beacon HeightsCondominium83 m²6–10S$1,380,000S$1,545
2026-04Beacon HeightsCondominium103 m²26–30S$1,888,888S$1,704
2025-10Beacon HeightsCondominium62 m²16–20S$1,038,000S$1,555
2025-09Beacon HeightsCondominium103 m²16–20S$1,740,000S$1,569
2025-09Beacon HeightsCondominium100 m²6–10S$1,700,000S$1,579
2025-09Beacon HeightsCondominium86 m²1–5S$1,410,000S$1,523
2025-08Beacon HeightsCondominium103 m²16–20S$1,850,000S$1,669
2025-07Beacon HeightsCondominium99 m²11–15S$1,740,000S$1,633
2025-07Beacon HeightsCondominium103 m²16–20S$1,675,000S$1,511
2025-07Beacon HeightsCondominium62 m²1–5S$940,000S$1,409
2025-04Beacon HeightsCondominium83 m²11–15S$1,396,000S$1,563
2024-12Beacon HeightsCondominium100 m²6–10S$1,710,000S$1,589
2024-11Beacon HeightsCondominium100 m²6–10S$1,628,000S$1,512
2024-11Beacon HeightsCondominium83 m²11–15S$1,350,000S$1,511
2024-11Beacon HeightsCondominium62 m²11–15S$995,000S$1,491
2024-10Beacon HeightsCondominium86 m²16–20S$1,500,000S$1,620
2024-05Beacon HeightsCondominium83 m²21–25S$1,488,000S$1,666
2024-05Beacon HeightsCondominium86 m²1–5S$1,380,000S$1,491

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What’s around Beacon Heights — before you book a viewing.

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