Large 2+Study Below $1.7M | 999-years | Full Facility Condo | 10 Mins to CBD | 3 Bus Stops to Novena & Toa Payoh Central | 1km to 3 Pri Schs This is one of just two full facility condos here in the St Michael's private enclave. It's more accessible than you think: • Between Boon Keng & Potong Pasir MRT • 10–15 mins drive to CBD • Easy PIE & CTE access • 3 bus stops to Novena MRT, Toa Payoh MRT, etc. • 5 mins walk to supermarket & coffee shop • 1km to Hong Wen, St Andrew's (Jr), Bendemeer Pri If you’ve been searching for a proper-sized family home near the city without paying the premium, this is one of the most sensible buys in D12 today. Why This Unit Stands Out: • 999-years tenure • Efficient 2+Study layout • Study currently converted into walk-in wardrobe, if repurposed, fits a single bed comfortably • Nice unit no. • Corner unit • Unblocked view, naturally bright & breezy, no west sun • Enclosed kitchen, separate yard, bomb shelter • Ideal for families upgrading from HDB Serious buyers only — call 8.5.0.0.0.3.3.5 to view before it’s gone!
D12 - Kallang
Boon Keng MRT
1 January 2012
Small (212 units)
212 units
1 Block, 27 Floors
St Michael's Development Pte Ltd (Kim Eng Group)
Beacon Heights has a total of 212 units, from 1 Bed - 1 Bath to 3 Bed - 2 Bath units. There are 19 types of floor plans from 667 sqft to 2,142 sqft.
Beacon Heights has 1 block and up to 27 storeys.
Beacon Heights is a 999 years leasehold Generic Condo development located in Kallang, District 12. Completed in 2012, it has a total of 1 blocks within the development and comprises a total of 212 units. It is within walking distance to MRT stations such as Boon Keng MRT and Boon Keng MRT, which provide residents easy access to other areas of Singapore. For young couples or families with children, Beacon Heights is also close to schools like Bendemeer Secondary School, Bendemeer Secondary School and Canaan Church Kindergarten (sccc). If you're wondering about what you can do around the area, residents can head to nearby supermarkets like Geetham Supermarket and HAO mart for groceries and household products. Never worry about your health emergencies or regular health checkups with access to nearby clinics such as St Georges Clinic And Surgery. Shen Promotion Services is the nearest post office where you can get your postal services done. For your leisure and entertainment, head down to the local park - Mar Thoma Road Park, to enjoy some fresh air.
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Total Transactions
49
Average Price
S1.3M
Total Value
S63.4M
Calculating fair value from URA transaction data…


License: L3008022J
Automated Valuation based on 1294 URA transactions · 23 outliers removed (IQR)
Fair Value
S$1.60M
S$1,731 psf
Asking Price
S$1.68M
S$1,814 psf
vs Market
+4.8%
vs Last Done
-18.1%
Tenure
Freehold
No lease decay
Confidence
High
1294 comps
Nearest MRT
Boon Keng
780m away · +1% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
1294 comparable transactions
S$1,648
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.000
MRT Proximity
Within 500m / 1km
+1%
AI Condition Premium
HELIOS scan of listing description
+4%
Adjusted Fair Value PSF
S$1,731
Recent Comparable Transactions
10 shown · 1294 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneAug 2025 | MEYAPPA CHETTIAR ROAD Floor 16-20 | 840sqft | S$1,860,000 | ▲S$2,215 +28.0% vs FV | 99 yrs lease commencing from 2014 |
Aug 2025 | MEYAPPA CHETTIAR ROAD Floor 16-20 | 840sqft | S$1,860,000 | ▲S$2,215 +28.0% vs FV | 99 yrs lease commencing from 2014 |
Aug 2025 | LORONG AMPAS Floor 11-15 | 1,066sqft | S$1,750,000 | ▼S$1,642 -5.1% vs FV | Freehold |
Aug 2025 | ST. FRANCIS ROAD Floor 06-10 | 1,270sqft | S$1,508,000 | ▼S$1,187 -31.4% vs FV | 99 yrs lease commencing from 1992 |
Aug 2025 | LORONG LIMAU Floor 16-20 | 441sqft | S$800,000 | ▲S$1,813 +4.7% vs FV | Freehold |
Aug 2025 | LORONG LIMAU Floor 11-15 | 581sqft | S$980,000 | ▼S$1,686 -2.6% vs FV | Freehold |
Aug 2025 | WOODSVILLE CLOSE Floor 06-10 | 495sqft | S$895,000 | ▲S$1,808 +4.4% vs FV | Freehold |
Aug 2025 | PHENG GECK AVENUE Floor 01-05 | 786sqft | S$1,388,000 | ▲S$1,766 +2.0% vs FV | 99 yrs lease commencing from 2012 |
Aug 2025 | WHAMPOA EAST Floor 11-15 | 936sqft | S$1,680,000 | ▲S$1,794 +3.6% vs FV | 99 yrs lease commencing from 2011 |
Aug 2025 | WHAMPOA EAST Floor 16-20 | 807sqft | S$1,448,000 | ▲S$1,794 +3.6% vs FV | 99 yrs lease commencing from 2011 |
Aug 2025 | WHAMPOA EAST Floor 21-25 | 936sqft | S$1,760,000 | ▲S$1,879 +8.5% vs FV | 99 yrs lease commencing from 2011 |
MEYAPPA CHETTIAR ROAD
Aug 2025 · Floor 16-20
+28.0% vs FV
MEYAPPA CHETTIAR ROAD
Aug 2025 · Floor 16-20
+28.0% vs FV
LORONG AMPAS
Aug 2025 · Floor 11-15
-5.1% vs FV
ST. FRANCIS ROAD
Aug 2025 · Floor 06-10
-31.4% vs FV
LORONG LIMAU
Aug 2025 · Floor 16-20
+4.7% vs FV
LORONG LIMAU
Aug 2025 · Floor 11-15
-2.6% vs FV
WOODSVILLE CLOSE
Aug 2025 · Floor 06-10
+4.4% vs FV
PHENG GECK AVENUE
Aug 2025 · Floor 01-05
+2.0% vs FV
WHAMPOA EAST
Aug 2025 · Floor 11-15
+3.6% vs FV
WHAMPOA EAST
Aug 2025 · Floor 16-20
+3.6% vs FV
WHAMPOA EAST
Aug 2025 · Floor 21-25
+8.5% vs FV
HELIOS AI-Detected Boosters
HELIOS AI Analysis
Based on 1294 URA transactions (23 outliers removed), adjusted for: MRT Boon Keng 780m away (+1%); AI-detected value boosters: corner unit, unblocked view (+4% condition premium)
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.