Rent vs D07 +187.2%
Rents above district median
South Beach Residences's latest 12-month median rent is $13,500 compared with the D07 median of $4,700 for the same period. Use this district check before narrowing by bedroom and area band.
South Beach Residences rent and sale price
D07 / Middle Road, Golden Mile
Address 28 Beach Road South Beach Residences Singapore 189762
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Quick summary about South Beach Residences
South Beach Residences is a 99-year leasehold apartment in D07 / Middle Road, Golden Mile. The page currently tracks 184 rentals and 9 sales.
- Latest 12M median rent is $13,500 per month from 39 rentals. The bedroom and floor-area tables below show the full loaded history.
- Latest 12M median sale price is $7,240,000, with median sale PSF at $3,590 psf from 2 sales.
- Rent is up 7.1% over the last 3 months. Sale PSF is up 4.1% over the last 3 months.
South Beach Residences Market Brief
Compare the project with D07 across rent, sale PSF, tenure and transaction activity.
Compared with D07
Sale PSF vs D07 +54.3%
Sale PSF above district median
South Beach Residences's latest 12-month median sale PSF is $3,590 psf versus the D07 median of $2,326 psf for the same period. A premium should be explained by tenure, condition, floor, view or scarcity.
Rent support 2.24%
Rent support below district screen
Gross yield is roughly 2.24% versus a D07 screen of 3.04%. Treat this as a first-pass rent support signal before costs, vacancy and financing.
Rent stability 72.5% spread
Rent is uneven
Recent median rents vary a lot, usually because unit mix differs month to month.
Market activity -48.1%
Activity is lighter
14 recent transactions versus 27 in the prior 6-month view.
Tenure lens 99-year leasehold
Leasehold comparison needed
99-year leasehold from 2007 matters most on sale price. Compare South Beach Residences against nearby projects with similar tenure before treating a PSF gap as cheap or expensive.
Before you decide
Latest 12M median rent $13,500
Is the asking rent fair?
$12,850 to $14,200 is the first fair-rent band to check. Above $14,200 should have a visible reason.
Latest 12M median sale PSF $3,590 psf
Is the purchase price fair?
$7,020,000 to $7,460,000 and $3,480 to $3,700 psf are the first sale checks before adjusting for floor, size, view and condition.
2 bed rent $10,125
Are similar units renting for more?
2 bed and 1,200 to 1,300 sqft give the closest unit-size checks.
Rent stability 72.5% spread
Is rent stable here?
Rent is uneven. Recent median rents vary a lot, usually because unit mix differs month to month.
Transaction volume -48.1%
Is activity rising?
Activity is lighter. 14 recent transactions versus 27 in the prior 6-month view.
South Beach Residences Project Facts
Project-level details from URA records and local enrichment.
Tenure 99-year leasehold from 2007
Property type Apartment, Non-Landed Properties
Sales 9 resale transactions
Total sold value $74.3M
South Beach Residences Data Coverage
Use this to judge whether the project has enough rent, sale and recent transaction depth for a confident comparison.
Rentals 184 Jun 2021 to Jun 2026
Sale transactions 9 Oct 2021 to Feb 2026
Rent trend 7.1% Last 3 months
Sale PSF trend 4.1% Last 3 months
South Beach Residences Location
Nearest transport, schools and daily conveniences around the project.
Project MRT School Amenities
Nearby
Approximate distance from the project. Walking, driving and transit routes may differ.
Closest MRT
ESPLANADE MRT STATION (CC3) 0.13 km away
CITY HALL MRT STATION 0.42 km away
CITY HALL MRT STATION (EW13 / NS25) 0.42 km away
Schools nearby
ST. MARGARET'S SCHOOL (PRIMARY) 1.54 km away
Amenities
PARKLANE SHOPPING MALL Mall / retail · 1.01 km away
FAIRPRICE FINEST THE CENTREPOINT Daily needs · 1.99 km away
MARKET STREET HAWKER CENTRE Food centre · 1.34 km away
South Beach Residences Rent and Sale PSF Trends
Recent rent, sale PSF and contract activity for this project.
Latest median rent $13,000 61 rentals in view
Latest median sale PSF $3,643 psf 3 sales in view
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
Jun 2026 3 $13,000 0 - -
May 2026 2 $9,950 0 - -
Apr 2026 4 $12,750 0 - -
Mar 2026 2 $12,250 0 - -
Feb 2026 1 $11,900 1 $3,643 psf $6,980,000
Jan 2026 1 $9,000 0 - -
Dec 2025 2 $12,750 0 - -
Nov 2025 3 $11,900 0 - -
Oct 2025 5 $16,600 1 $3,537 psf $7,500,000
Sept 2025 4 $14,750 0 - -
Aug 2025 6 $18,250 0 - -
Jul 2025 6 $16,125 0 - -
Projects Similar to South Beach Residences
Same district, ranked by similar rent, sale PSF and transaction depth.
99-year leasehold from 2019 Midtown Modern 0.5 km away 585 transactions
- Median rent
- $5,000
- Median sale PSF
- $2,875 psf
- Median rent
- $4,800
- Median sale PSF
- $3,249 psf
- Median rent
- $4,300
- Median sale PSF
- $2,738 psf
- Median rent
- $5,000
- Median sale PSF
- $2,198 psf
- Median rent
- $5,300
- Median sale PSF
- $1,950 psf
- Median rent
- $4,650
- Median sale PSF
- $1,878 psf
South Beach Residences Rent by Bedrooms
Monthly rent by recorded bedroom count.
Bedrooms Median rent Average rent Transactions
2 bed $10,125 $11,104 108
3 bed $18,000 $18,100 50
4 bed $22,500 $23,625 26
South Beach Residences Rent by Size
Monthly rent by recorded URA floor area band.
Area band Median rent Average rent Transactions
900 to 1,000 sqft $8,950 $8,725 4
1,000 to 1,100 sqft $8,000 $8,056 9
1,100 to 1,200 sqft $8,200 $8,000 6
1,200 to 1,300 sqft $8,800 $9,562 37
1,300 to 1,400 sqft $10,800 $11,097 15
1,400 to 1,500 sqft $9,100 $9,300 4
1,500 to 1,600 sqft $14,100 $15,075 16
1,600 to 1,700 sqft $13,000 $14,422 17
South Beach Residences Sale PSF by Floor
Median sale price and PSF by recorded floor band.
Floor band Median sale Median PSF Transactions
21 to 25 $7,340,000 $3,233 psf 2
26 to 30 $7,500,000 $3,537 psf 3
31 to 35 $6,980,000 $3,643 psf 1
36 to 40 $6,080,000 $3,799 psf 2
41 to 45 $18,500,000 $4,748 psf 1
South Beach Residences Latest Transactions
Most recent URA rentals and sales for this project.
Rentals
Sales
How to use this data
Practical guidance for renters, buyers and sellers. This is not a valuation, it is a starting point for comparing real transactions.
Rent negotiation
If you are renting
South Beach Residences shows a latest 12-month median monthly rent of $13,500 across 39 rentals. Use that as the first anchor, then check the bedroom and floor-area bands before accepting an asking rent.
Latest 12M median rent $13,500
Rentals in period 39
Rent signal Strong
- If the asking rent is above the median, look for a clear reason such as larger size, newer condition, furnishings or a better stack.
- If it is below the median, check whether the unit is smaller, older, lower floor or has a shorter lease term.
Offer check
If you are buying
Latest 12M sales at South Beach Residences show a median price of $7,240,000 and $3,590 psf. Treat those as the first comparable range, then adjust for floor, size, condition and tenure.
Latest 12M median sale $7,240,000
Latest 12M median PSF $3,590 psf
Sale signal Moderate
- Compare the unit against the sale by floor table before deciding whether a premium makes sense.
- 99-year leasehold from 2007 should be part of the buying decision, especially when comparing against newer leasehold or nearby freehold projects.
Listing position
If you are selling
For sellers, the cleanest starting point is the project median PSF, then the latest sales and nearby project comps. South Beach Residences has 9 sales on this page, so pricing should be checked against actual recent contracts before listing.
Sale signal Moderate
Total sold value $74.3M
Latest record Jun 2026
- Use the latest sales table to avoid anchoring to stale prices when the most recent month moved differently.
- If you want to price above recent PSF, the listing needs a visible reason such as renovation, view, layout, floor or scarcity.
Run South Beach Residences numbers
Start with the project benchmarks, then adjust the calculator assumptions for the unit you are considering.
Rental yield $13,500/mo Test gross and net yield against typical rent. Buy vs rent $7.2M Compare ownership cost against renting. Mortgage $7.2M Estimate monthly payment from the sale price. Stamp duty $3,590 psf Estimate buyer stamp duty before offer math. Purchase timeline Offer steps Map the option fee, exercise date, stamp duty and completion.
District context
Use D07 to compare South Beach Residences against the wider area.
About this data
How to read the rental and sale figures on this page.
Rental figures come from URA private residential rent data. Rent is shown as monthly rent.
Sale figures come from private residential sale data. PSF and total selling value are shown where the needed fields are available.
Rental floor level is not available from this source, so rental analysis is split by bedroom count and floor area band.
Sale floor band is available for many sale transactions, so sale prices can be grouped by recorded floor band.
South Beach Residences FAQ
Quick answers for renters, buyers and owners comparing this project.
What is the typical rent at South Beach Residences?
South Beach Residences has a latest 12-month median monthly rent of $13,500 across 39 rentals in that period.
What is the typical sale price at South Beach Residences?
The latest 12-month median sale price for South Beach Residences is $7,240,000, based on 2 sales in that period.
What is the median sale PSF at South Beach Residences?
The latest 12-month median sale price per square foot for South Beach Residences is $3,590 psf. The average for the same period is $3,590 psf.
Is South Beach Residences freehold or leasehold?
South Beach Residences is listed as 99-year leasehold from 2007. Tenure is tied to the project and is most relevant when reviewing sale transactions.
Where is South Beach Residences located?
South Beach Residences is located at 28 Beach Road South Beach Residences Singapore 189762 in D07 / Middle Road, Golden Mile.
How current is the South Beach Residences transaction data?
The project page uses the latest records currently loaded on PropertySmartSG. Treat it as research evidence and check the latest transaction rows before using it for pricing.