District 07 · Rochor · RCR
The Bencoolen
Bencoolen Street · Apartment · 99 yrs lease commencing from 1995
Current PSF
$1,660
-19.5% vs district median
Gross yield
3.8%
median rent $4,800/mo
3-year gain
5.8%
Transactions · 5y
76
5 in last 12 months
Nearest MRT
Rochor Mrt Station · 266.484m
DTL
Future MRT
Bright Hill Mrt Station
CRL · 2030
Vs local HDB
-
Area income
-
commercial zone
En-bloc potential44 / 100
31 years old · composite of plot use, age, tenure, value gap & size
Lease decay68 years left
worth 84.5%of freehold today (Bala’s Table) · loses ~5.5pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
+1.7%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
4%
PSF dispersion within project
The neighbourhood
P1 ring
Saint Margaret'S Primary School 860m · St. Margaret'S School (Primary) 882m · Phase 2C 1.1× - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Food
Queen Street Blk 270 (Albert Centre) · 105m - 3 hawker centres within 1km
Green
Handy Rd Os · 699m - 6 parks within 1km
Mall
Parklane Shopping Mall · 449m
Health
Raffles Hospital (hospital) · 460m
Who lives in Rochor
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
Residents
13,120
Median age
47 yrs
39% under 40 · getting older
Children 0–9
840
▼ 25% since 2015 · future P1 demand
Homes
76% HDB
18% condo · 1% landed
What the record shows
The floor premium
Over the last 3 years, units on the 10th floor and above transacted at a median $1,645 psf - 16% above units on floors 1–5 ($1,414 psf).
Price trend average PSF by year
2021
$1,344
2022
$1,425
+6%
2023
$1,599
+12.2%
2024
$1,631
+2%
2025
$1,595
-2.2%
2026
$1,692
+6.1%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $4,500/mo | $5.29 | 3.8% | 243 |
| 3BR | $5,300/mo | $5.05 | 3.6% | 100 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $1,800,000 | 1,044 | $1,724 | 16-20 |
| Jun 2026 | $1,735,000 | 1,033 | $1,679 | 06-10 |
| May 2026 | $1,458,000 | 872 | $1,672 | 06-10 |
| Dec 2025 | $1,698,000 | 1,033 | $1,643 | 11-15 |
| Nov 2025 | $1,308,888 | 829 | $1,579 | 06-10 |
| Apr 2025 | $1,423,000 | 883 | $1,612 | 06-10 |
| Mar 2025 | $1,570,000 | 969 | $1,621 | 16-20 |
| Mar 2025 | $1,470,000 | 926 | $1,588 | 01-05 |
| Feb 2025 | $1,330,000 | 872 | $1,525 | 01-05 |
| Jun 2024 | $1,478,000 | 883 | $1,675 | 16-20 |
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More in District 07
The HDB blocks next door
The entry point, measured: what the resale flats around The Bencoolen actually sell for - this project trades at 2.1× the nearest block’s PSF.