District 12 · Kallang · RCR
Beacon Heights
Mar Thoma Road · Condominium · 999 yrs lease commencing from 1882
Current PSF
$1,592
+0.0% vs district median
Gross yield
3.1%
median rent $3,650/mo
3-year gain
15.8%
Transactions · 5y
45
7 in last 12 months
Nearest MRT
Geylang Bahru Mrt Station · 1,215.88m
DTL
Future MRT
Tavistock Mrt Station
CRL · 2030
Vs local HDB
-
Area income
$8,500/mo median
residential zone
En-bloc potential56 / 100
144 years old · composite of plot use, age, tenure, value gap & size
Tenanted
100%
units with active leases
Rent momentum
-3.5%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
5%
PSF dispersion within project
The neighbourhood
P1 ring
Shg Student Care (Bendemeer Primary School) 583m · Bendemeer Primary School 622m · Phase 2C 0.2× · St Andrew'S Junior School 647m · Phase 2C 1.2× balloted · Hong Wen School 716m · Phase 2C 2.5× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Bendemeer Secondary School · 288m
Food
Bendemeer Road Blk 29 (Bendemeer Market And Food Centre) · 798m - 3 hawker centres within 1km
Green
Mar Thoma Road Park · 116m - 4 parks within 1km
Mall
Bendemeer Shopping Mall · 853m
Health
Toa Payoh Polyclinic (polyclinic) · 964m
Who lives in Kallang
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
Residents
101,290
Median age
46 yrs
41% under 40 · getting older
Children 0–9
8,060
▼ 8% since 2015 · future P1 demand
Household size
2.7 avg
Homes
78% HDB
19% condo · 1% landed
Degree holders
33%
residents 15+
Commute
60% transit
18% drive
45 min+ to work
16%
What the record shows
The floor premium
Over the last 3 years, units on the 10th floor and above transacted at a median $1,555 psf - 7% above units on floors 1–5 ($1,450 psf).
Price trend average PSF by year
2021
$1,213
2022
$1,347
+11%
2023
$1,403
+4.2%
2024
$1,494
+6.5%
2025
$1,557
+4.2%
2026
$1,625
+4.4%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $3,150/mo | $4.85 | 3.7% | 67 |
| 2BR | $3,650/mo | $4.29 | 3.2% | 109 |
| 3BR | $4,300/mo | $3.74 | 2.8% | 62 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| May 2026 | $1,380,000 | 893 | $1,545 | 06-10 |
| Apr 2026 | $1,888,888 | 1,109 | $1,704 | 26-30 |
| Oct 2025 | $1,038,000 | 667 | $1,555 | 16-20 |
| Sept 2025 | $1,740,000 | 1,109 | $1,569 | 16-20 |
| Sept 2025 | $1,700,000 | 1,076 | $1,579 | 06-10 |
| Sept 2025 | $1,410,000 | 926 | $1,523 | 01-05 |
| Aug 2025 | $1,850,000 | 1,109 | $1,669 | 16-20 |
| Jul 2025 | $1,740,000 | 1,066 | $1,633 | 11-15 |
| Jul 2025 | $1,675,000 | 1,109 | $1,511 | 16-20 |
| Jul 2025 | $940,000 | 667 | $1,409 | 01-05 |
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More in District 12
The HDB blocks next door
The entry point, measured: what the resale flats around Beacon Heights actually sell for - this project trades at 2.4× the nearest block’s PSF.