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D07 - Downtown Core
Esplanade MRT · 1 min walk
1 January 2016
Small (171 units)
171 units
1 Block, 45 Floors
City Developments
South Beach Residences has a total of 171 units, from 2 Bed - 2 Bath to 3 Bed - 3 Bath units. There are 99 types of floor plans from 936 sqft to 3,692 sqft.
South Beach Residences has 1 block and up to 45 storeys.
South Beach Residences is a 99 years leasehold Condo Apartment located in Downtown Core, District 7. Completed in 2016, it has a total of 1 blocks within the development and comprises a total of 171 units. It is within walking distance to MRT stations such as Esplanade MRT and Esplanade MRT, which provide residents easy access to other areas of Singapore. For young couples or families with children, South Beach Residences is also close to schools like Uptrend Business School, Italian Supplementary School and Ichiban Montessori (Beach Road). If you're wondering about what you can do around the area, residents can head to nearby supermarkets like Giant Hyper - Suntec City Mall and NTUC Membership for groceries and household products. Never worry about your health emergencies or regular health checkups with access to nearby clinics such as Allergy Management Systems Pte Ltd. Weiting Postal & Stationery @ Marina Square is the nearest post office where you can get your postal services done. For your leisure and entertainment, head down to the local park - The Lawn (Raffles Hotel), to enjoy some fresh air.
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Total Transactions
13
Average Price
S8.6M
Total Value
S111.6M
Calculating fair value from URA transaction data…


License: L3008022J
Automated Valuation based on 781 URA transactions · 18 outliers removed (IQR)
Fair Value
S$5.13M
S$2,271 psf
Asking Price
S$8.99M
S$3,978 psf
vs Market
+75.1%
vs Last Done
+63.6%
Tenure
89 yrs
99-year Leasehold · Balance remaining
Confidence
High
781 comps
Nearest MRT
Esplanade
103m away · +3% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
781 comparable transactions
S$2,919
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×0.727
MRT Proximity
Within 500m / 1km
+3%
AI Condition Premium
HELIOS scan of listing description
+4%
Adjusted Fair Value PSF
S$2,271
Recent Comparable Transactions
10 shown · 781 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | MIDDLE ROAD Floor 01-05 | 463sqft | S$1,125,000 | ▲S$2,431 +7.0% vs FV | 99 yrs lease commencing from 2019 |
Aug 2025 | MIDDLE ROAD Floor 01-05 | 463sqft | S$1,125,000 | ▲S$2,431 +7.0% vs FV | 99 yrs lease commencing from 2019 |
Jul 2025 | MIDDLE ROAD Floor 11-15 | 635sqft | S$1,580,000 | ▲S$2,488 +9.6% vs FV | 99 yrs lease commencing from 2019 |
Jun 2025 | BEACH ROAD Floor 26-30 | 1,324sqft | S$4,500,000 | ▲S$3,399 +49.7% vs FV | 99 yrs lease commencing from 2018 |
Jun 2025 | BEACH ROAD Floor 21-25 | 753sqft | S$2,680,000 | ▲S$3,557 +56.6% vs FV | 99 yrs lease commencing from 2018 |
Jun 2025 | MIDDLE ROAD Floor 01-05 | 753sqft | S$2,050,000 | ▲S$2,721 +19.8% vs FV | 99 yrs lease commencing from 2019 |
Jun 2025 | TAN QUEE LAN STREET Floor 26-30 | 1,066sqft | S$3,300,000 | ▲S$3,097 +36.4% vs FV | 99 yrs lease commencing from 2019 |
Jun 2025 | TAN QUEE LAN STREET Floor 06-10 | 904sqft | S$2,632,000 | ▲S$2,911 +28.2% vs FV | 99 yrs lease commencing from 2019 |
May 2025 | MIDDLE ROAD Floor 01-05 | 409sqft | S$1,080,000 | ▲S$2,640 +16.2% vs FV | 99 yrs lease commencing from 2019 |
May 2025 | MIDDLE ROAD Floor 11-15 | 764sqft | S$2,088,000 | ▲S$2,732 +20.3% vs FV | 99 yrs lease commencing from 2019 |
May 2025 | MIDDLE ROAD Floor 11-15 | 743sqft | S$2,000,000 | ▲S$2,693 +18.6% vs FV | 99 yrs lease commencing from 2019 |
MIDDLE ROAD
Aug 2025 · Floor 01-05
+7.0% vs FV
MIDDLE ROAD
Aug 2025 · Floor 01-05
+7.0% vs FV
MIDDLE ROAD
Jul 2025 · Floor 11-15
+9.6% vs FV
BEACH ROAD
Jun 2025 · Floor 26-30
+49.7% vs FV
BEACH ROAD
Jun 2025 · Floor 21-25
+56.6% vs FV
MIDDLE ROAD
Jun 2025 · Floor 01-05
+19.8% vs FV
TAN QUEE LAN STREET
Jun 2025 · Floor 26-30
+36.4% vs FV
TAN QUEE LAN STREET
Jun 2025 · Floor 06-10
+28.2% vs FV
MIDDLE ROAD
May 2025 · Floor 01-05
+16.2% vs FV
MIDDLE ROAD
May 2025 · Floor 11-15
+20.3% vs FV
MIDDLE ROAD
May 2025 · Floor 11-15
+18.6% vs FV
HELIOS AI-Detected Boosters
HELIOS AI Analysis
Based on 781 URA transactions (18 outliers removed), adjusted for: Tenure decay (27.3% discount); MRT Esplanade 103m away (+3%); AI-detected value boosters: unblocked sea view, private lift (+4% condition premium)
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.