Beach Road price history is not one data series. The road runs through Kallang, Rochor and the Downtown Core, and it holds older HDB blocks, shophouses, commercial buildings and private condominiums. Each group trades on its own terms. To read the history properly, first decide which property type you are comparing, then pull completed transactions rather than asking prices. This guide shows how to do both, and where a new launch such as Aurea at 802 Beach Road fits in.
TL;DR
- "Beach Road" prices mix HDB resale flats, private condominiums and commercial units. Never compare one against another.
- Completed sales (caveats and options to purchase) are the reliable record. Listings, rents and online "estimated values" are not.
- Year-on-year swings at one address often reflect which flat types sold that year, not a true market move.
- Aurea's published 2026 prices are S$1,770,000 to S$2,075,800 for a 2 bedroom and S$2,639,900 to S$3,058,600 for a 3 bedroom. These are new-launch prices, not resale history.
- For the wider market backdrop, use URA's quarterly figures, then drill into the address.
Table of Contents
- What "Beach Road" actually covers
- HDB resale prices on Beach Road
- Private property on and around Beach Road
- Completed sales, listings, rents and estimates: the difference
- Reading trends without fooling yourself
- Where Aurea at 802 Beach Road fits
- Our view: price history is a tool, not a verdict
- See Aurea's current unit options
- A short checklist before you compare prices
- FAQ
- Sources
What "Beach Road" actually covers
The road has a long history. It was once the shoreline of the old European Town, and land reclamation from the 1840s onward moved the sea away so that it stopped being a coastal road. Today it is a central strip that connects Crawford Street to the Stamford Road area, and it sits across several planning areas.
That geography is why search results for this keyword look so scattered. When you search, you tend to see:
- HDB blocks with their own resale transactions, listed by block and flat type (2-room, 3-room, 5-room and so on).
- Older commercial and shophouse addresses with sale and rent figures per square foot.
- Private condominiums nearby, which trade under a different regime, with caveat data held by the authorities.
An HDB flat on a 99-year lease sold only to eligible buyers, and a freehold or leasehold private condo sold on the open market, have different buyer pools, financing, taxes and price levels. A "Beach Road average price" that blends them says almost nothing. So the first discipline is to choose your lane.
HDB resale prices on Beach Road
If you are looking at the public housing blocks, you are looking at a small, thin market. Only a handful of blocks sit on the road, and a block may record only a few resales in a year. Third-party data sites track the usual suspects (Blocks 1, 2, 3, 6, 15 and 17 among them) and update monthly.
Two cautions apply when you read those pages.
Unit mix drives the headline. One professional property data page notes that unit mix can affect year-to-year comparisons, and that actual prices vary by floor, size, facing, condition and sale date. The same page shows a 47.6% rise in the annual median for 1 Beach Road between 2019 and 2026, and flags that this figure can be heavily shaped by which flat types happened to transact in each year. A year with a few large units and no small ones will lift the median without a single flat becoming more valuable.
Thin volume makes medians jumpy. With four or five sales in a 24-month window, one unusual unit moves the number. Read the individual transactions (storey, size, lease start, date) before reading the median.
A practical way to compare: pick one flat type, one block, and look at price per square foot across sales with similar storeys. That tells you far more than a road-wide figure.
Private property on and around Beach Road
Private property is where "price history" matters most for buyers at the Aurea level. The authoritative record is URA's caveat-based data. The URA Property Market Information e-service lets you search private residential transactions from caveats lodged or Options to Purchase issued within the last 60 months, and its resale and subsale data come from caveats lodged with the Singapore Land Authority.
What to do with it:
- Search by project or street, and set the property type to non-landed residential.
- Separate new sale, sub sale and resale transactions. They behave differently, and a new sale price includes developer margin and the launch-phase discount or premium.
- Note the tenure (99-year leasehold or freehold) and the completion year. A 2012 building and a 2029 building are not like for like.
- Compare price per square foot (psf), not total price, because unit sizes vary widely.
- Check the transaction month. Prices from three or four years ago sit in a different interest-rate and cooling-measure environment.
For context on the wider market, URA's latest quarterly release says that overall private residential prices rose 1.4% in the third quarter of 2026, after a 0.5% rise in the second quarter, with an average of 0.9% per quarter over the first three quarters. That is a national index. It tells you the direction of the tide, not what any one address did.
Completed sales, listings, rents and estimates: the difference
Most confusion in Beach Road searches comes from mixing four kinds of number.
| Type of figure | What it is | How much to trust it for price history |
|---|---|---|
| Completed transaction | A sale that was actually concluded and recorded | High. This is the history. |
| Listing (asking) price | What a seller hopes to get | Low. Can sit above or below what closes. |
| Rental figure | Monthly rent, sometimes shown as psf | Useful for yield, never for sale price. |
| Estimated value | A model's guess from nearby sales | Moderate to low, especially for thin markets. |
The rule is simple: if a number does not come with a date, a unit description and a transaction status, do not put it in your comparison. When a site quotes a psf for a whole building, check whether it is a built-area figure for a shop, a flat or a condo, since the three are not interchangeable.
Reading trends without fooling yourself
A few checks keep an analysis honest.
- Count the sales. Fewer than five transactions in a period means the average is a story about those units, not about the road.
- Hold the unit type constant. Compare 2-bedroom with 2-bedroom, similar floor band and similar size.
- Adjust for remaining lease. A flat with fewer years left on a 99-year lease is priced differently from one with many more.
- Separate new launch from resale. A new project's launch prices reflect land cost and construction at the time, so they will typically sit above older resale psf nearby. That is a feature of the product (new, with modern facilities), not proof that the old stock is undervalued.
- Look at the date of each source. A data page "as of" a given month can be stale by the time you act.
If you are buying to hold or to rent out, also read the rules on short stays before you model income. Our note on why you cannot Airbnb a Singapore condo sets out the minimum rental period and penalties.
Where Aurea at 802 Beach Road fits
Aurea is not part of Beach Road's resale history yet. It is a new launch, a 99-year leasehold highrise of 188 units from 2 to 5 bedrooms plus two penthouses, developed by GMC Property Pte. Ltd. and set for completion in 2029. So the numbers you will find for it are launch prices, published by us, not past transactions.
The prices we publish today:
| Unit type | Published price range |
|---|---|
| 2 Bedroom | S$1,770,000 to S$2,075,800 |
| 3 Bedroom | S$2,639,900 to S$3,058,600 |
| 4 Bedroom | S$4,080,510 to S$4,512,990 |
| 4 Bedroom Premium | S$5,186,105 to S$5,723,390 |
| 5 Bedroom | No published price |
| Penthouse | No published price |
Prices were read from our site in September 2026 and can change, so confirm the current list before you decide. Once units start to transact, the same URA tool described above will show the caveats, and you will be able to compare Aurea's own sales to nearby private projects.
What these figures do not tell you is how Aurea will resell. Nobody can promise that, and we do not. What you can judge today is what the product offers: a covered link bridge to The Golden Mile, resort-style facilities spread across four levels (multiple pools, clubhouses, fitness decks, children's facilities), and a short walk to several MRT lines. For a family, those are daily-use features. For an investor, location convenience and unit variety widen the pool of future tenants and buyers, though returns depend on price paid, financing and the market at the time.
If you want a closer look at how we think about the site, our pieces on Aurea as a Beach Road property and five due diligence moves and the wider Singapore property market outlook go through the checks in more depth. Buyers weighing different housing routes can also read our executive condo versus condo guide.
Our view: price history is a tool, not a verdict
We hear one question again and again from buyers: "What did this road do in the last ten years?" It is a fair question, and a risky one if the answer is a single number.
Here is how we approach it. First, we separate what the road was (a historic seafront street, now a central address) from what the buyer is actually buying (a specific unit, tenure and completion date). Second, we treat the past as context for the questions to ask, not as a forecast. A rising median at an HDB block says little about a 2029 condominium. A condo's launch price says little about how its neighbours resold.
Third, we think the most useful history for a buyer is your own household's: how long you plan to stay, how your income and financing hold up, and what your fallback is if the market is flat for several years. Aurea's mix of 2 to 5 bedroom layouts exists because those horizons differ. A young family may want a 3 bedroom for ten years; a professional may want a 2 bedroom close to the MRT and the Golden Mile link.
So use the records, check each number's date and unit type, and then ask whether the home suits the life you are planning. That is what we would do with our own money.
— Velisa
See Aurea's current unit options
If you are comparing new-launch prices on Beach Road, you can view the current 2, 3, 4 and 4 bedroom premium price ranges, plus the 5 bedroom and penthouse options, on the Aurea landing page. Our appointed marketing agent, ERA Realty Network Pte Ltd, handles viewings and option-to-purchase enquiries. If you are a foreign buyer, read our guide to ABSD for foreigners before you shortlist.
A short checklist before you compare prices
- Write down which property type you are comparing (HDB, private condo, commercial).
- Use only completed transactions, with dates.
- Compare psf within the same size band and tenure.
- Treat any median from fewer than five sales as anecdotal.
- Note whether the figure is a new sale, sub sale or resale.
- Check the date of the source, and re-check the day you decide.
- For new launches, confirm the price list directly with the developer's agent.
FAQ
Where can I find official Beach Road sale prices?
Use URA's Property Market Information e-service for private residential transactions. It covers caveats lodged or Options to Purchase issued in the last 60 months. For HDB flats, use the government's resale transaction records, which many data sites repackage.
Is the Beach Road HDB median a good guide to condo prices?
No. HDB resale flats and private condominiums have different buyers, financing rules, tenure profiles and price levels. Use HDB data to understand public housing resale on the road, and use URA's private data for condos.
Why do prices at the same address jump from year to year?
Often because the mix of units sold changes. A year with larger flats will show a higher median even if no individual flat gained value. Compare the same flat type, size and floor band across years.
Are Aurea's prices part of Beach Road price history?
Not yet. Aurea is a new launch due for completion in 2029, so its published prices are developer prices. Actual transactions will appear in URA's records as sales are completed.
Can I rely on online estimated values?
Treat them as a rough starting point. They are model outputs based on nearby sales, and on a thin road they can miss. A recent comparable completed sale is a stronger anchor.
Sources
- Beach Road, NLB Singapore Infopedia
- URA Property Market Information: Private Residential Property Transactions
- URA: Release of 3rd Quarter 2026 real estate statistics
- 1 Beach Rd HDB: Resale Prices and Transactions, RealSmart