CCR + RCR - 561 transactions in last 3 years
District 7 (Beach Road, Bugis) is mostly CCR (Bugis-side and CBD-adjacent projects) with an RCR fringe further east toward Lavender and Kallang. The CCR half attracts owner-occupier and prestige demand; the RCR fringe trades on yield and entry pricing.
Last transaction: 2026-04-01. Source: URA private residential PMI.
Composite of appreciation (40%), yield (20%), supply (20%), schools (20%) - ranked against all 28 districts.
Ranked by transaction volume in the last 3 years.
| # | Project | Median PSF | Norm PSF | Gross Yield | Txns (3Y) | Incoming Units |
|---|---|---|---|---|---|---|
| 1 | MIDTOWN MODERN | $3,014 | $3,339 | 3.2% | 80 | - |
| 2 | DUO RESIDENCES | $2,201 | $2,504 | 3.9% | 68 | - |
| 3 | AUREA | $2,860 | $2,985 | N/A | 65 | 188 |
| 4 | THE BENCOOLEN | $1,612 | $2,001 | 3.8% | 65 | - |
| 5 | CITY GATE | $2,117 | $2,381 | 3.1% | 53 | - |
| 6 | CONCOURSE SKYLINE | $1,982 | $2,283 | 3.5% | 48 | - |
| 7 | THE M | $2,687 | $2,977 | 3.6% | 46 | - |
| 8 | MIDTOWN BAY | $3,324 | $3,691 | 3.0% | 40 | - |
| 9 | SOUTHBANK | $1,896 | $2,205 | 3.6% | 29 | - |
| 10 | BURLINGTON SQUARE | $1,511 | $1,862 | 4.2% | 18 | - |
| 11 | THE PLAZA | $1,262 | $1,921 | 4.6% | 17 | - |
| 12 | TEXTILE CENTRE | $1,156 | $1,727 | 4.9% | 14 | - |
| 13 | SUNSHINE PLAZA | $1,574 | $1,926 | 4.0% | 12 | - |
| 14 | SOUTH BEACH RESIDENCES | $3,398 | $3,931 | 2.9% | 5 | - |
About this number
Normalized PSF uses Bala's Table - the Singapore Land Authority differential premium reference for valuing leasehold against freehold. Bala values a fresh 99-year lease at 96% of freehold; the curve drops non-linearly, reaching ~75% at 50 years remaining and ~60% at 30 years.
Below 40 years remaining we stop normalizing because the curve diverges from market reality once CPF withdrawal restrictions and bank LTV cliffs dominate.
A separate 5% adjustment applies to projects whose lease commenced before 2023, reflecting the older strata-area measurement convention (which counted air-con ledges and bay windows).
Source: Singapore Land Authority differential premium reference (Bala's Table).
No tracked primary schools in this district.