Resale Project Scorecard
The Bencoolen
D07 · Beach Road, Bugis, Rochor · 99-year leasehold · completed 1999 · 182 units
Grade D, 4.65 out of 10, the 17th highest score among 19 resale condos in District 7.
How to read this grade. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation.
TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Read the evidence →
- Lease left, about
- 68 yrs
- Resales, 12 months to Oct 2026
- 7
- To Rochor MRT
- 220 m
3D model: block outlines © OpenStreetMap contributors, roof heights from OneMap 3D (SLA)
The Bencoolen Score
- D
- Grade
- Score out of 10
- 4.65
- Highest score among 19 resale condos in District 7
- 17th
Weak project — significant gaps in multiple factors. Standout strengths: MRT access. Key weaknesses: future transformation, capital appreciation.
Project's Historical Performance25%2/10
Avg Ann. of +2.42% — bottom 17% within its 1999-era cohort. Weak capital appreciation, even when judged against vintage peers.
The district median is 5/10.
Primary School Effect20%5/10
1 primary school within 1km (St. Margaret's School (Primary), 0.76km away). Adequate but narrow school optionality.
The district median is 2/10.
- St. Margaret's School (Primary)
Within 1km on OneMap's School Query for at least one block, the measure MOE uses for Primary 1. Check your block's postal code on OneMap School Query →
Project Size16%5/10
182 units — boutique development. Lower transaction frequency and limited shared facilities.
The district median is 5/10.
MRT Proximity13%9/10
220 m from Rochor MRT (DT13) — direct, walk-in MRT access. Strong commuter appeal.
The district median is 10/10.
Rental Yield10%5/10
Rental yield of 3.34% — above-average income return.
The district median is 5/10.
Tenure10%5/10
99YR tenure — about 68 years remaining; some long-term decay exposure but not imminent.
The district median is 8/10.
Future Transformation6%3/10
Limited future-catalyst exposure — nearest is Newton–Orchard mixed-use precinct at 2.12km, far enough that the impact on this project is modest.
The district median is 2/10.
Scores updated October 2026. On the map →
Why The Bencoolen scores 4.65
The Bencoolen scores 4.65 out of 10 on the TRIBE Resale Project Scorecard, Grade D, ranking 2138th of 2,350 resale condos scored in Singapore and 17th of 19 in District 7 (Beach Road, Bugis, Rochor). Its strongest factors are MRT Proximity (9/10) and Primary School Effect (5/10); its weakest is Project's Historical Performance (2/10).
| Factor | This condoThe Bencoolen | DistrictDistrict median | EffectEffect on score | Scores above |
|---|---|---|---|---|
| Project's Historical Performance25% | 2/10 | 5/10 | −0.75 | 6% of district |
| Primary School Effect20% | 5/10 | 2/10 | +0.60 | 83% of district |
| Project Size16% | 5/10 | 5/10 | ±0.00 | 33% of district |
| MRT Proximity13% | 9/10 | 10/10 | −0.13 | 0% of district |
| Rental Yield10% | 5/10 | 5/10 | ±0.00 | 28% of district |
| Tenure10% | 5/10 | 8/10 | −0.30 | 17% of district |
| Future Transformation6% | 3/10 | 2/10 | +0.06 | 72% of district |
Medians are across the 19 scored resale projects in District 7 (Beach Road, Bugis, Rochor). “Effect on score” is the factor's weighted difference from that median, so the column sums (to within rounding) to the gap between The Bencoolen and a median-profile project (5.17). “Scores above” is the share of those projects this one out-scores on the factor. Weights and bands are on the methodology page.
The Bencoolen Prices
By unit type at The Bencoolen
| Unit type | Size | Sold for | Median PSF | Sales |
|---|---|---|---|---|
| 2-bedroom829 sq ft | 829 sq ft | $1.31M to $1.46M | $1,672 psf | 3 |
| 3-bedroom1,033 sq ft | 1,033 sq ft | $1.72M | $1,661 psf | 2 |
Past transactions at The Bencoolen
76 resales, Nov 2021 to Oct 2026 · median $1,610 psf · $1,190,000 to $1,917,120 · 17 of the 18 with a purchase on record sold at a profit
| Sale | ||||||||
|---|---|---|---|---|---|---|---|---|
| 30 Sep 2026 | 180A Bencoolen Street | 13 | #13-03032BR | 2BR | 969 | $1,652 | $1,600,000 | Resale |
| 31 Jul 2026 | 180A Bencoolen Street | 12 | #12-10102BR | 2BR | 829 | $1,677 | $1,390,000 | Resale |
| 15 Jun 2026 | 180A Bencoolen Street | 10 | #10-11113BR | 3BR | 1,033 | $1,679 | $1,735,000 | Resale |
| 5 Jun 2026 | 180A Bencoolen Street | 19 | #19-08084BR | 4BR | 1,044 | $1,724 | $1,800,000 | Resale |
| 19 May 2026 | 180A Bencoolen Street | 7 | #07-01012BR | 2BR | 872 | $1,672 | $1,458,000 | Resale |
| 31 Dec 2025 | 180A Bencoolen Street | 15 | #15-12123BR | 3BR | 1,033 | $1,643 | $1,698,000 | Resale |
| 13 Nov 2025 | 180A Bencoolen Street | 7 | #07-03032BR | 2BR | 829 | $1,579 | $1,308,888 | Resale |
| 8 Apr 2025 | 180A Bencoolen Street | 6 | #06-05052BR | 2BR | 883 | $1,612 | $1,423,000 | Resale |
| 26 Mar 2025 | 180A Bencoolen Street | 4 | #04-02022BR | 2BR | 926 | $1,588 | $1,470,000 | Resale |
| 3 Mar 2025 | 180A Bencoolen Street | 17 | #17-03032BR | 2BR | 969 | $1,621 | $1,570,000 | Resale |
Show as a table
| Period | Sales | Median PSF | D7 |
|---|---|---|---|
| Nov 2021 – Jan 2022 | 1 | — | $1,688 psf |
| Feb–Apr 2022 | 1 | — | $1,877 psf |
| May–Jul 2022 | — | — | $1,971 psf |
| Aug–Oct 2022 | 3 | $1,428 psf | $1,789 psf |
| Nov 2022 – Jan 2023 | — | — | $1,913 psf |
| Feb–Apr 2023 | 1 | — | $1,926 psf |
| May–Jul 2023 | 53 | $1,613 psf | $1,624 psf |
| Aug–Oct 2023 | 2 | $1,362 psf | $1,932 psf |
| Nov 2023 – Jan 2024 | 2 | $1,448 psf | $1,873 psf |
| Feb–Apr 2024 | — | — | $2,103 psf |
| May–Jul 2024 | 2 | $1,631 psf | $2,040 psf |
| Aug–Oct 2024 | — | — | $2,018 psf |
| Nov 2024 – Jan 2025 | — | — | $1,998 psf |
| Feb–Apr 2025 | 4 | $1,600 psf | $2,099 psf |
| May–Jul 2025 | — | — | $2,170 psf |
| Aug–Oct 2025 | — | — | $2,182 psf |
| Nov 2025 – Jan 2026 | 2 | $1,611 psf | $2,249 psf |
| Feb–Apr 2026 | — | — | $2,168 psf |
| May–Jul 2026 | 4 | $1,678 psf | $2,071 psf |
| Aug–Oct 2026 | 1 | — | $2,041 psf |
A quarter is plotted from two sales up; the district line from ten.
URA REALIS resale and sub-sale caveats, Nov 2021 to Oct 2026. Check one unit →
The Bencoolen Rent
- Median rent a month
- $4,600 to $5,800
- Gross yield
- 4.0% to 4.1%
- Rental contracts
- 65
| Unit type | Median rent | Most rents | Gross yield | LetsContracts |
|---|---|---|---|---|
| 2-bedroom | $4,600 | $4,400 to $4,800 | 4.0% | 48 |
| 3-bedroom | $5,800 | $5,400 to $6,000 | 4.1% | 17 |
Rental contracts at The Bencoolen
65 contracts, Sep 2025 to Aug 2026 · median $4,800 a month · $4,000 to $6,800
| Month | Type | Size | Rent a month |
|---|---|---|---|
| Aug 2026 | 2BR | 1,000 to 1,100 sq ft | $4,300 |
| Aug 2026 | 2BR | 800 to 900 sq ft | $4,300 |
| Aug 2026 | 2BR | 800 to 900 sq ft | $4,400 |
| Aug 2026 | 2BR | 800 to 900 sq ft | $4,800 |
| Aug 2026 | 2BR | 900 to 1,000 sq ft | $4,800 |
| Aug 2026 | 2BR | 800 to 900 sq ft | $4,800 |
| Aug 2026 | 2BR | 1,000 to 1,100 sq ft | $5,000 |
| Aug 2026 | 3BR | 1,000 to 1,100 sq ft | $5,150 |
| Aug 2026 | 3BR | 1,100 to 1,200 sq ft | $5,500 |
| Jul 2026 | 2BR | 800 to 900 sq ft | $4,300 |
URA rental contracts. The table above is the 12 months to August 2026. Yield is gross. URA publishes no unit number for a letting.
The Bencoolen By stack
- Highest, stack 11
- $1,633 psf
- Lowest, stack 06
- $1,501 psf
- Stacks with 2+ resales
- 8
| Stack | Median PSF | Size | Sold on | Sales |
|---|---|---|---|---|
| 01 | $1,525 psf | 872 sq ft | Levels 5 to 9 | 3 |
| 03 | $1,631 psf | 899 sq ft | Levels 7 to 18 | 4 |
| 06 | $1,501 psf | 883 sq ft | Levels 6 to 19 | 4 |
| 08 | $1,581 psf | 1,044 sq ft | Levels 6 to 19 | 2 |
| 09 | $1,592 psf | 850 sq ft | Levels 4 to 18 | 14 |
| 10 | $1,615 psf | 829 sq ft | Levels 4 to 18 | 14 |
| 11 | $1,633 psf | 1,033 sq ft | Levels 4 to 18 | 16 |
| 12 | $1,611 psf | 1,033 sq ft | Levels 4 to 18 | 14 |
URA REALIS resale caveats, 2022 to Oct 2026. Sun path by facing →
The Bencoolen Notes
How these numbers are worked out
- Grade D places The Bencoolen in a relative band under the current seven-factor formula. RPS is a relative comparison of seven scored factors, not a valuation, return forecast or buy recommendation. TRIBE's 2026 back-test found the composite separated later resale returns less clearly than Historical Performance alone, so the grade should be used to open the factor details, not to close a buying decision. Two units can still be very different buys: the asking price, stack, floor, facing and condition decide the outcome.
- PSF against the district: $1,672 psf at The Bencoolen against $2,137 psf across District 7, medians over 12 months.
- MRT distance is a straight line on the map; the walking route is longer.
- Prices: aggregates of URA REALIS resale caveats, data to October 2026 (Nov 2025 – Oct 2026; the year before is Nov 2024 – Oct 2025, median $1,600 psf). A specific unit's value depends on floor, size, facing and condition.
- By unit type: a price range is shown from three sales up; with two, the figure is the median. Unit types with one sale, and sales with no bedroom count on record, are left out.
- Past transactions: every resale and sub-sale caveat lodged with URA from Nov 2021 to Oct 2026, newest first; a unit is its storey and stack (#07-18). Typing a unit or a stack lists its sales across the whole span. Profit is the sale price less the seller's own purchase price as the caveats pair them, before stamp duties, fees and loan interest; the gain a year is compounded and shown from one year held. The trend line is the median from two sales up per month, quarter or half-year, the district line from ten. 10Y appears once the dataset runs that far back.
- Rent: aggregates of URA rental contracts, Sep 2025 – Aug 2026, for unit types with three contracts or more; the contract list under the table carries every letting on file, including those with no bedroom count, and URA publishes no unit number for a letting. "Most rents" is the middle half of contracts, shown from five up. Gross yield is a year of the median rent over the median resale price of the same unit type (12 months to October 2026, two sales or more), before maintenance fees, property tax, agent fees, vacancy and mortgage interest.
- By stack: resales from 2022 to Oct 2026, medians per stack. A stack is the last two digits of the unit number, so #05-37 and #08-37 are both stack 37. Stacks with one sale (4 here) are left out, and prices moved over the period, so read a gap between two stacks as a lead to check, not a rule.
- Factor bars: the black mark on each bar is the district median.
- Score: seven weighted factors. Methodology published.
What the score cannot tell you
- RPS scores the project, not a unit. Floor, stack, facing, renovation and the asking price are outside the score. In the 12 months to October 2026, the 7 resale caveats at The Bencoolen ranged from $1,579 psf to $1,724 psf: that spread is unit-level variation the score cannot see.
- Historical Performance is a percentile among projects of similar vintage (completed around 1999, within a year or so, widened when the cohort is small). A high score is strong for its age group, not against the whole market.
- The nearest MRT is Rochor MRT (DT13), 220 m in a straight line. The walking route is usually longer, and bus links are not scored.
- Primary School Effect counts the one primary school within 1 km on OneMap's School Query (the school's land boundary to the block's building outline, the measure MOE uses for P1), weighted by recent P1 ballot demand. A school counts when any block is within 1 km, so confirm your own block's postal code before relying on it.
- Scores updated October 2026; transactions to October 2026. Nothing on this page is a valuation or advice on a specific unit.
- Facing decides a unit's morning or afternoon sun, and it varies stack by stack. See the sun path at The Bencoolen for any facing, date and time → The hours count direction only; the 3D map draws the shadows of the blocks around it.