CCR + RCR - 497 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: 2026-06-01. 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 | $3,040 | $3,368 | 3.2% | 71 | - |
| 2 | AUREA | $2,869 | $2,995 | N/A | 67 | 188 |
| 3 | DUO RESIDENCES | $2,201 | $2,504 | 3.9% | 66 | - |
| 4 | CITY GATE | $2,114 | $2,378 | 3.1% | 54 | - |
| 5 | CONCOURSE SKYLINE | $1,984 | $2,285 | 3.4% | 45 | - |
| 6 | THE M | $2,679 | $2,968 | 3.6% | 44 | - |
| 7 | MIDTOWN BAY | $3,338 | $3,706 | 3.0% | 36 | - |
| 8 | SOUTHBANK | $1,898 | $2,208 | 3.6% | 30 | - |
| 9 | BURLINGTON SQUARE | $1,583 | $1,951 | 4.0% | 18 | - |
| 10 | THE PLAZA | $1,245 | $1,895 | 4.7% | 18 | - |
| 11 | THE BENCOOLEN | $1,588 | $1,971 | 3.9% | 17 | - |
| 12 | SUNSHINE PLAZA | $1,571 | $1,923 | 4.0% | 13 | - |
| 13 | TEXTILE CENTRE | $1,166 | $1,741 | 4.9% | 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.