RPS · Resale Project Scorecard
Beacon Heights — Grade S
RPS score 7.55/10 · D12 · Balestier, Toa Payoh · 212 units · scored across 7 weighted factors — methodology published.
999YR · ST MICHAEL'S DEVELOPMENT PTE LTD · TOP 2012
Top-tier project across nearly every dimension. Standout strengths: schools, tenure. Key weaknesses: future transformation.
Factor breakdown
- Project's Historical Performance25% weight
- 7/10
- Primary School Effect20% weight
- 10/10
- Project Size16% weight
- 8/10
- MRT Proximity13% weight
- 7/10
- Rental Yield10% weight
- 5/10
- Tenure10% weight
- 10/10
- Future Transformation6% weight
- 2/10
Avg Ann. of +2.31% — near-median performance within its 2012-era cohort (69th percentile).
3 primary schools within 1km (nearest: BENDEMEER PRIMARY SCHOOL at 0.62km). Exceptional school catchment — strong appeal for families with young children.
212 units — good project size supporting active resale market and adequate facilities.
0.79km from Boon Keng Mrt Stn (NE9) — short walk to MRT, good transport convenience.
Rental yield of 3.28% — above-average income return.
999-year tenure — effectively freehold from a valuation standpoint.
Marginal future-catalyst exposure — nearest driver: Newton–Orchard mixed-use precinct at 3.07km, beyond meaningful proximity bands. Score is low but a forward-looking catalyst was still identified.
Primary schools within 1km: Bendemeer Primary School, ST Andrew's School (Junior), HONG WEN School.
The verdict· Scores updated September 2026
Beacon Heights scores 7.55 out of 10 on the TRIBE Resale Project Scorecard, Grade S, ranking 160th of 2,357 resale condos scored in Singapore and 3rd of 116 in District 12 (Balestier, Toa Payoh). Its strongest factors are Primary School Effect (10/10) and Tenure (10/10); its weakest is Future Transformation (2/10). Top-tier project across nearly every dimension. Standout strengths: schools, tenure. Key weaknesses: future transformation.
See all 116 scored condos in District 12 (Balestier, Toa Payoh) →
RPS · Resale Project Scorecard
Recent resale transactions at Beacon Heights
12 months to September 2026 (Oct 2025 – Sep 2026): 5 resale transactions, median $1,545 psf, median price $1.38M. Median PSF is down 1.2% on the previous 12 months (Oct 2024 – Sep 2025, $1,563 psf).
| Period | Transactions | Median PSF | Median price |
|---|---|---|---|
| Oct–Dec 2025 | 1 | $1,555 psf | $1.04M |
| Jan–Mar 2026 | — | — | — |
| Apr–Jun 2026 | 2 | $1,625 psf | $1.63M |
| Jul–Sep 2026 | 2 | $1,477 psf | $1.16M |
| 12-month total | 5 | $1,545 psf | $1.38M |
Aggregates of URA REALIS resale caveats (data to September 2026). A specific unit's value depends on floor, size, facing and condition — for a unit-level read, use the Resale Price Check.
Beacon Heights: frequently asked questions
Answers generated from the scorecard data — RPS rank 160th of 2,357, scores updated September 2026.
- Is Beacon Heights a good buy in 2026?
- Beacon Heights scores 7.55/10 on the TRIBE Resale Project Scorecard (Grade S), which places it 160th of 2,357 Singapore resale condos and 3rd of 116 in District 12 (Balestier, Toa Payoh). Top-tier project across nearly every dimension. Standout strengths: schools, tenure. Key weaknesses: future transformation. RPS scores project-level demand fundamentals — not a specific unit or its asking price — so read the grade as a screen: it tells you whether the drivers of resale demand are present, and the price you pay still decides the outcome.
- What is the average PSF at Beacon Heights?
- In the 12 months to September 2026 (Oct 2025 – Sep 2026), URA REALIS records 5 resale transactions at Beacon Heights, at a median of $1,545 psf and a median price of $1.38M (range $1,409 psf to $1,704 psf). The median PSF is down 1.2% on the previous 12 months (Oct 2024 – Sep 2025, $1,563 psf). Figures are aggregates of caveats lodged with URA; a specific unit's value depends on floor, size, facing and condition.
- How far is Beacon Heights from the nearest MRT station?
- Beacon Heights is about 790m from Boon Keng MRT (NE9), scoring 7/10 on the MRT Proximity factor (13% of the RPS score). Distances are straight-line, and confirmed upcoming stations are also considered.
- How does Beacon Heights compare with Gem Residences?
- Gem Residences is the project scored next to Beacon Heights on the District 12 ranking: 8.32 (Grade S) against Beacon Heights's 7.55 (Grade S). Beacon Heights scores higher on Tenure (10 vs 8) and Future Transformation (2 vs 1); Gem Residences scores higher on Rental Yield (5 vs 8) and Project Size (8 vs 10).
- Which primary schools are within 1km of Beacon Heights?
- 3 primary schools are within 1km of Beacon Heights: Bendemeer Primary School, ST Andrew's School (Junior), HONG WEN School. 3 primary schools within 1km (nearest: BENDEMEER PRIMARY SCHOOL at 0.62km). Exceptional school catchment — strong appeal for families with young children. Beacon Heights scores 10/10 on the Primary School Effect factor (20% of the RPS score), which weights each school by its recent P1 ballot demand.
- What is the tenure of Beacon Heights, and how big is the project?
- Beacon Heights is 999-year leasehold, completed in 2012, has 212 units, developed by ST MICHAEL'S DEVELOPMENT PTE LTD. 999-year tenure — effectively freehold from a valuation standpoint. 212 units — good project size supporting active resale market and adequate facilities. Tenure carries 10% of the RPS score and Project Size 16%.
Also discussed in: These Are Our Top 5 Condos in Toa Payoh & Balestier, Ranked by the Data
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The projects immediately above and below it on the Resale Project Scorecard — the comparison a buyer is usually actually making.
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