Blk 38 Beo Cres
BEO CRES · BUKIT MERAH · Singapore 160038 · D03
Median PSF · 12m
—
Median price · 12m
—
Latest sale
S$380K
Jul 2025
1-year change
—
Sales · 12m
0
102 all time
Gross yield
9.47%
8 leases
Price history
How this development has traded
Median transacted price and price per square foot by quarter, from every sale on record here.
- Change over window
- +15.2%
- Annualised
- +8.4%
- Transactions
- 11
- 1 year
- —
- 3 years p.a.
- —
- 5 years p.a.
- —
- Median size
- 635 sqft
Against the neighbourhood
How it compares within D03
Queenstown, Tiong Bahru, Alexandra. All figures are medians over the last 12 months for HDB flats in this district.
| Measure | Blk 38 Beo Cres | D03 median | Difference |
|---|---|---|---|
| Median PSF | — | S$961 | — |
| Median price | — | S$880K | — |
| Gross rental yield | 9.47% | 6.34% | +3.1 pts |
| 1-year price change | — | +8.0% | — |
Rental
Rent and yield
From HDB approved subletting contracts published on data.gov.sg.
Median monthly rent
S$2,400
Contracts · 12m
8
Implied annual rent
S$29K
Gross yield
9.47%
| Unit type | Contracts | Median rent |
|---|---|---|
| 3 ROOM | 5 | S$3,000 |
| 2 ROOM | 3 | S$1,900 |
Investment analysis
Investment score 54 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
54/100
60% of the scoring weight measurable
Every bar is a percentile rank, so 70 means this development sits above roughly 70% of its peers on that factor. Factors we cannot measure are excluded and the remaining weights are rebalanced, rather than scored as zero.
- Rental yieldweight 20%98
Gross yield against every other development in its segment.
- Locationweight 15%59
Distance to the nearest rail station, plus schools within 1 km. Nearest is Tiong Bahru MRT at 280 m.
- Supply riskweight 10%38
Upcoming units recorded in the same district. Higher score means less competing supply.
- Liquidityweight 15%0
Transactions in the last 12 months — how easily it trades.
- Valuationweight 22%not measurable
How its median price per square foot compares with its own district.
- Price momentumweight 18%not measurable
Three-year annualised change in median PSF, or one year where three is unavailable.
Not enough data to score valuation, price momentum.
The investment score is an analytical indicator computed from transaction and location data. It is not a recommendation, a forecast, or financial advice.
Location
Nearby amenities
Rail stations
- Tiong Bahru MRT280 m
- Havelock MRT720 m
- Great World MRT910 m
- Redhill MRT1.1 km
Schools within 2 km
- Gan Eng Seng Schoolsecondary (s1-s5)400 m
- Alexandra Primary Schoolprimary440 m
- Zhangde Primary Schoolprimary510 m
- River Valley Primary Schoolprimary1.1 km
- Crescent Girls' Schoolsecondary (s1-s4)1.2 km
- Gan Eng Seng Primary Schoolprimary1.3 km
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
- JERVOIS MANSIONKimen Realty Pte Ltd130 units610 m
- Residential apartmentsTimes Square Mall Pte Ltd/Polaris Time Square Residences Pte Ltd876 units780 m
- Residential apartmentsChuan Grove Pte Ltd1,056 units780 m
- Residential apartmentsHPL Properties Pte Ltd304 units780 m
- THE AVENIRCarmel Development Pte Ltd376 units1.2 km
- GRANGE 1866Grange 1866 Pte Ltd60 units1.3 km
High upcoming supply nearby may increase competition for tenants and buyers.
The record
Transactions at this development
| Month | Type | Price | Size | PSF | Floor | Lease left |
|---|---|---|---|---|---|---|
| Jul 2025 | 3 ROOM | S$380,000 | 635 sqft | S$598 | 04 TO 06 | 44 yr 7 mo |
| Mar 2024 | 3 ROOM | S$355,000 | 635 sqft | S$559 | 01 TO 03 | 46 yrs |
| Jan 2024 | 3 ROOM | S$342,000 | 635 sqft | S$539 | 10 TO 12 | 46 yr 1 mo |
| Jan 2024 | 3 ROOM | S$318,000 | 635 sqft | S$501 | 07 TO 09 | 46 yr 1 mo |
| Jun 2022 | 4 ROOM | S$620,000 | 1,184 sqft | S$524 | 07 TO 09 | 47 yr 8 mo |
| Mar 2022 | 2 ROOM | S$250,000 | 549 sqft | S$455 | 04 TO 06 | 47 yr 11 mo |
| Dec 2021 | 3 ROOM | S$338,888 | 635 sqft | S$534 | 07 TO 09 | 48 yr 1 mo |
| Nov 2021 | 3 ROOM | S$342,888 | 635 sqft | S$540 | 10 TO 12 | 48 yr 3 mo |
| Oct 2021 | 3 ROOM | S$295,000 | 635 sqft | S$465 | 07 TO 09 | 48 yr 4 mo |
| Jul 2021 | 3 ROOM | S$330,000 | 635 sqft | S$520 | 04 TO 06 | 48 yr 7 mo |
| Nov 2020 | 3 ROOM | S$330,000 | 635 sqft | S$520 | 07 TO 09 | 49 yr 3 mo |
| Jul 2019 | 2 ROOM | S$215,000 | 549 sqft | S$392 | 04 TO 06 | 50 yr 6 mo |
| May 2019 | 3 ROOM | S$310,000 | 635 sqft | S$488 | 04 TO 06 | 50 yr 8 mo |
| Dec 2018 | 3 ROOM | S$355,000 | 635 sqft | S$559 | 04 TO 06 | 51 yr 1 mo |
| Jul 2018 | 3 ROOM | S$340,000 | 635 sqft | S$535 | 04 TO 06 | 51 yr 7 mo |
| Dec 2017 | 2 ROOM | S$264,000 | 549 sqft | S$481 | 04 TO 06 | 52 yr 1 mo |
| Mar 2015 | 3 ROOM | S$380,000 | 635 sqft | S$598 | 04 TO 06 | 54 yrs |
| Jan 2015 | 3 ROOM | S$382,000 | 635 sqft | S$602 | 07 TO 09 | 55 yrs |
| Sep 2014 | 3 ROOM | S$390,000 | 635 sqft | S$614 | 04 TO 06 | 55 yr 4 mo |
| Feb 2014 | 3 ROOM | S$380,888 | 635 sqft | S$600 | 10 TO 12 | 55 yr 11 mo |
| May 2013 | 3 ROOM | S$398,000 | 635 sqft | S$627 | 10 TO 12 | 56 yr 8 mo |
| Aug 2012 | 2 ROOM | S$300,000 | 549 sqft | S$546 | 01 TO 03 | 57 yr 5 mo |
| Feb 2012 | 3 ROOM | S$393,000 | 635 sqft | S$619 | 07 TO 09 | 57 yr 11 mo |
| Jan 2012 | 3 ROOM | S$363,000 | 635 sqft | S$572 | 01 TO 03 | 58 yrs |
| Jun 2010 | 3 ROOM | S$322,000 | 635 sqft | S$507 | 04 TO 06 | 59 yr 7 mo |
| Mar 2010 | 3 ROOM | S$318,000 | 635 sqft | S$501 | 10 TO 12 | 59 yr 10 mo |
| Jan 2010 | 2 ROOM | S$233,000 | 549 sqft | S$424 | 07 TO 09 | 60 yrs |
| Dec 2009 | 3 ROOM | S$305,000 | 635 sqft | S$480 | 04 TO 06 | 60 yr 1 mo |
| Dec 2009 | 3 ROOM | S$300,000 | 635 sqft | S$472 | 07 TO 09 | 60 yr 1 mo |
| Sep 2009 | 3 ROOM | S$293,000 | 635 sqft | S$461 | 10 TO 12 | 60 yr 4 mo |
| Sep 2009 | 3 ROOM | S$283,000 | 635 sqft | S$446 | 04 TO 06 | 60 yr 4 mo |
| Aug 2009 | 4 ROOM | S$505,000 | 1,184 sqft | S$427 | 07 TO 09 | 60 yr 5 mo |
| Jul 2009 | 3 ROOM | S$269,000 | 635 sqft | S$424 | 04 TO 06 | 60 yr 6 mo |
| Mar 2009 | 3 ROOM | S$295,000 | 635 sqft | S$465 | 07 TO 09 | 60 yr 10 mo |
| Oct 2008 | 3 ROOM | S$306,000 | 635 sqft | S$482 | 07 TO 09 | 61 yr 3 mo |
| Oct 2008 | 3 ROOM | S$298,000 | 635 sqft | S$469 | 10 TO 12 | 61 yr 3 mo |
| Jul 2008 | 3 ROOM | S$240,000 | 635 sqft | S$378 | 04 TO 06 | 61 yr 6 mo |
| Feb 2008 | 3 ROOM | S$260,000 | 635 sqft | S$409 | 04 TO 06 | 61 yr 11 mo |
| Jan 2008 | 2 ROOM | S$203,000 | 549 sqft | S$370 | 04 TO 06 | 62 yrs |
| Dec 2007 | 3 ROOM | S$215,000 | 635 sqft | S$339 | 01 TO 03 | 62 yr 1 mo |
Showing the 40 most recent of 102 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 36 Beo Cres
S$587
-0.3%4 sales9.0% yield
Blk 34 Jln Bt Ho Swee
S$551
-12.8%2 sales10.5% yield
Blk 40 Beo Cres
S$630
+10.9%1 sales8.8% yield
Blk 28 Jln Klinik
S$557
-0.7%4 sales9.8% yield
Blk 24 Beo Cres
S$564
-5.8%1 sales9.6% yield
Blk 46 Jln Bt Ho Swee
S$599
-7.0%2 sales8.6% yield
Blk 26 Jln Klinik
S$572
-4.3%2 sales9.6% yield
Blk 30 Jln Klinik
S$559
-6.5%5 sales9.0% yield
Important
Property values shown are estimates generated from available transaction and market data and are not official valuations. Actual transaction prices may differ. Data availability and accuracy depend on the underlying source datasets. Users should conduct their own due diligence and seek professional advice where appropriate.