The Beacon Review — Tanjong Pagar · D3
HuatScore: 68/100 — Good
Is The Beacon a good buy?
HuatScore rates The Beacon 68/100 — a "Good" verdict. That makes it a conditional buy for buyers who prioritise a central, well-connected address and investors chasing a workable ~3.4% yield. Strongest card: Both anchors locked in. Main watch-out: District price gap is wide. Pricing is reasonable for the location at current market.
Last updated 2026-08-20 · scored against URA caveat data.
Key facts
- Verdict: Good
- Region: Rest of Central Region
- Tenure: Freehold
- Completed: 2007
- Units: 399
- Developer: Allgreen Properties
- Avg PSF: ~$1,500 psf
- Price from: S$0.75M
Live market data
- Resale transactions (12mo): 2
- Recent resale PSF: ~$1,630 psf
- Gross rental yield: 3.6%
What works in its favour
- Both anchors locked in: 73m to CANTONMENT PRIMARY SCHOOL and 357m (~4-min walk) to Outram Park MRT (Exit 5). Strictly within the P1 1km zone, plus walkable to the nearest MRT entrance. This is the non-negotiable demand anchor — kiasu parents AND yield-chasing investors are both your buyers.
- Real gross yield: 3.6%: Yield is above the SG private market median (~3.2%). Decent cash flow buffer if interest rates climb. Based on URA median rent (2026Q1) over the project's real resale PSF.
- 3-bedder × investment — appreciation sweet spot: Sells into the deepest pool — owner-occupier families. That demand floor drives durable capital appreciation. The investor default for total return, not just headline yield.
What to watch out for
- District price gap is wide: New launch PSF is +35% above the 5–10 year resale median in Anson / Tanjong Pagar. Market needs ~7 years of growth to match the entry price.
- Thin transaction volume: Only 2 resale deals in the past year. Equity trap risk — when you want to exit, very few buyers to anchor against.
- Quiet resale demand: Demand pulse 7/100 — only 2 resales in the last 12 months. Thin secondary-market activity; exits can be slow.
Who The Beacon suits
- Buyers who prioritise a central, well-connected address
- Yield investors — ~3.4% gross is workable; favour larger unit types
- Buyers who value a stable, established neighbourhood over speculative upside
Who should look elsewhere
- Buyers hunting deep relative value — the market has already priced in most of the story
- Short-term flippers — stamp duty + agent fees demand a 5-year minimum hold
- Families for whom P1 school access is the primary criterion
Huat Kueh says
36% capital gain since 2021, now ~$1,500 psf. Only 2 deals the whole year — sell also must queue.