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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

Recent comparable sale is S$16,000 lower than the benchmark.

1.1%below the benchmark
Recent comparable saleS$1,380,000
Comparable medianS$1,396,000
S$0S$2,200,000
Below range Within range Above range

Recorded sale from 2026-08. Add an asking price above to compare a home you are considering. The amber band 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
2024-04Beacon HeightsCondominium1,410 sq ft1–5S$1,690,000S$1,199
2024-04Beacon HeightsCondominium667 sq ft21–25S$915,000S$1,371
2023-12Beacon HeightsCondominium1,109 sq ft21–25S$1,720,000S$1,551
2023-12Beacon HeightsCondominium926 sq ft11–15S$1,388,000S$1,499
2023-09Beacon HeightsCondominium667 sq ft21–25S$945,000S$1,416
2023-07Beacon HeightsCondominium1,109 sq ft16–20S$1,680,000S$1,515
2023-06Beacon HeightsCondominium2,153 sq ft1–5S$2,250,000S$1,045
2023-04Beacon HeightsCondominium893 sq ft16–20S$1,308,888S$1,465
2023-03Beacon HeightsCondominium667 sq ft11–15S$888,000S$1,331
2022-12Beacon HeightsCondominium893 sq ft16–20S$1,260,000S$1,410
2022-11Beacon HeightsCondominium1,109 sq ft21–25S$1,680,000S$1,515
2022-11Beacon HeightsCondominium1,076 sq ft11–15S$1,400,000S$1,301
2022-07Beacon HeightsCondominium1,109 sq ft21–25S$1,610,000S$1,452
2022-07Beacon HeightsCondominium1,109 sq ft11–15S$1,430,000S$1,290
2022-07Beacon HeightsCondominium893 sq ft6–10S$1,160,000S$1,298
2022-05Beacon HeightsCondominium1,109 sq ft16–20S$1,580,000S$1,425
2022-04Beacon HeightsCondominium667 sq ft11–15S$880,000S$1,319
2022-03Beacon HeightsCondominium893 sq ft21–25S$1,220,000S$1,366
2022-03Beacon HeightsCondominium667 sq ft16–20S$855,000S$1,281
2022-03Beacon HeightsCondominium667 sq ft1–5S$840,000S$1,259

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

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URA project coordinates. The pin marks the development reference point. Get directions.

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