District 02 · Bukit Merah · RCR
The Beacon
Cantonment Road · Apartment · 99 yrs lease commencing from 2004
Current PSF
$1,787
-20.3% vs district median
Gross yield
3.2%
median rent $5,125/mo
3-year gain
14.7%
Transactions · 5y
17
3 in last 12 months
Nearest MRT
Outram Park Mrt Station · 632.312m
EWL,NEL,TEL
Future MRT
West Coast Mrt Station
CRL · 2032
Vs local HDB
+127% premium
HDB median $789 psf
Area income
$8,500/mo median
residential zone
En-bloc potential40 / 100
22 years old · composite of plot use, age, tenure, value gap & size
Lease decay77 years left
worth 89.5%of freehold today (Bala’s Table) · loses ~5.3pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
-1.8%
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
Cantonment Primary School 73m · Phase 2C 0.3× - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Outram Secondary School · 1.2km
Food
Tanjong Pagar Plaza Blk 6 (Blk 6 Tanjong Pagar Plaza Market And Food Centre) · 309m - 4 hawker centres within 1km
Green
Duxton Plain Pk · 253m - 6 parks within 1km
Mall
Marina Bay Link Mall · 1.5km
Health
Singhealth Polyclinics (Outram Polyclinic) (polyclinic) · 452m
Who lives in Bukit Merah
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
Residents
151,250
Median age
46 yrs
41% under 40 · getting older
Children 0–9
12,440
▼ 15% since 2015 · future P1 demand
Household size
2.7 avg
Homes
89% HDB
9% condo · 0% landed
Degree holders
32%
residents 15+
Commute
63% transit
17% drive
45 min+ to work
16%
The neighbourhood, photographed
freely-licensed photographs taken within ~450 m · Wikimedia Commons
Price trend average PSF by year
2021
$1,447
2022
$1,624
+12.2%
2023
$1,589
-2.2%
2024
$1,654
+4.1%
2025
$1,831
+10.7%
2026
$1,822
-0.5%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $4,800/mo | $4.17 | 2.8% | 172 |
| 3BR | $6,450/mo | $4.45 | 3.0% | 39 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| May 2026 | $1,968,888 | 1,109 | $1,776 | 11-15 |
| May 2026 | $1,810,000 | 969 | $1,868 | 21-25 |
| Nov 2025 | $2,550,000 | 1,485 | $1,717 | 11-15 |
| Mar 2025 | $1,570,000 | 807 | $1,945 | 11-15 |
| Dec 2024 | $1,420,000 | 807 | $1,759 | 16-20 |
| Feb 2024 | $1,800,000 | 1,163 | $1,548 | 01-05 |
| Nov 2023 | $2,430,000 | 1,485 | $1,636 | 16-20 |
| Aug 2023 | $3,200,000 | 2,293 | $1,396 | 21-25 |
| May 2023 | $1,365,000 | 807 | $1,691 | 06-10 |
| Mar 2023 | $1,900,000 | 1,163 | $1,634 | 06-10 |
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More in District 02
The HDB blocks next door
The entry point, measured: what the resale flats around The Beacon actually sell for - this project trades at 1.3× the nearest block’s PSF.