Blk 40 Beo Cres
BEO CRES · BUKIT MERAH · Singapore 160040 · D03
Median PSF · 12m
S$630
Median price · 12m
S$400K
Latest sale
S$400K
Jun 2026
1-year change
+10.9%
Sales · 12m
2
123 all time
Gross yield
8.53%
4 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
- +35.7%
- Annualised
- +13.0%
- Transactions
- 25
- 1 year
- +10.9%
- 3 years p.a.
- +3.1%
- 5 years p.a.
- +4.9%
- 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 40 Beo Cres | D03 median | Difference |
|---|---|---|---|
| Median PSF | S$630 | S$968 | -34.9% |
| Median price | S$400K | S$888K | -55.0% |
| Gross rental yield | 8.53% | 6.30% | +2.2 pts |
| 1-year price change | +10.9% | +8.7% | +2.3 pts |
This development trades about 35% below the D03 median price per square foot.
Rental
Rent and yield
From HDB approved subletting contracts published on data.gov.sg.
Median monthly rent
S$2,700
Contracts · 12m
4
Implied annual rent
S$32K
Gross yield
8.53%
| Unit type | Contracts | Median rent |
|---|---|---|
| 3 ROOM | 3 | S$2,900 |
| 2 ROOM | 1 | S$2,500 |
Investment analysis
Investment score 60 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
60/100
100% 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.
- Valuationweight 22%98
How its median price per square foot compares with its own district.
- Rental yieldweight 20%94
Gross yield against every other development in its segment.
- Locationweight 15%53
Distance to the nearest rail station, plus schools within 1 km. Nearest is Tiong Bahru MRT at 340 m.
- Price momentumweight 18%37
Three-year annualised change in median PSF, or one year where three is unavailable.
- Supply riskweight 10%22
Upcoming units recorded in the same district. Higher score means less competing supply.
- Liquidityweight 15%20
Transactions in the last 12 months — how easily it trades.
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 MRT340 m
- Havelock MRT700 m
- Great World MRT850 m
- Redhill MRT1.2 km
Schools within 2 km
- Gan Eng Seng Schoolsecondary (s1-s5)420 m
- Alexandra Primary Schoolprimary430 m
- Zhangde Primary Schoolprimary570 m
- River Valley Primary Schoolprimary1.1 km
- Crescent Girls' Schoolsecondary (s1-s4)1.2 km
- Gan Eng Seng Primary Schoolprimary1.4 km
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
- JERVOIS MANSIONKimen Realty Pte Ltd130 units580 m
- Zyon GrandCDL-MFA Altair Property Pte Ltd/CDL-MFA Vega Property Pte Ltd1,079 units760 m
- Residential apartmentsNovaterra Residential Pte Ltd · TOP 2030515 units770 m
- Residential apartmentsWee Hur Thomson Residential Pte Ltd596 units770 m
- Residential apartmentsSim Lian JV (Holland 2) Pte Ltd264 units770 m
- Residential apartmentsKingsford Southern Development Pte Ltd741 units770 m
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 |
|---|---|---|---|---|---|---|
| Jun 2026 | 3 ROOM | S$400,000 | 635 sqft | S$630 | 04 TO 06 | 43 yr 8 mo |
| Jun 2026 | 3 ROOM | S$400,000 | 635 sqft | S$630 | 04 TO 06 | 43 yr 8 mo |
| Feb 2025 | 3 ROOM | S$410,000 | 635 sqft | S$646 | 07 TO 09 | 45 yr 1 mo |
| Feb 2025 | 3 ROOM | S$410,000 | 635 sqft | S$646 | 07 TO 09 | 45 yr 1 mo |
| Feb 2025 | 3 ROOM | S$372,000 | 635 sqft | S$586 | 04 TO 06 | 45 yr 1 mo |
| Feb 2025 | 3 ROOM | S$372,000 | 635 sqft | S$586 | 04 TO 06 | 45 yr 1 mo |
| Jan 2025 | 3 ROOM | S$358,000 | 635 sqft | S$564 | 01 TO 03 | 45 yr 1 mo |
| Jan 2025 | 3 ROOM | S$358,000 | 635 sqft | S$564 | 01 TO 03 | 45 yr 1 mo |
| Jan 2025 | 2 ROOM | S$330,000 | 581 sqft | S$568 | 01 TO 03 | 45 yr 1 mo |
| Jan 2025 | 2 ROOM | S$330,000 | 581 sqft | S$568 | 01 TO 03 | 45 yr 1 mo |
| Oct 2024 | 3 ROOM | S$360,888 | 635 sqft | S$568 | 04 TO 06 | 45 yr 4 mo |
| Oct 2024 | 3 ROOM | S$360,888 | 635 sqft | S$568 | 04 TO 06 | 45 yr 4 mo |
| Aug 2024 | 3 ROOM | S$375,000 | 635 sqft | S$590 | 07 TO 09 | 45 yr 6 mo |
| Aug 2024 | 3 ROOM | S$375,000 | 635 sqft | S$590 | 07 TO 09 | 45 yr 6 mo |
| May 2024 | 2 ROOM | S$265,000 | 549 sqft | S$483 | 01 TO 03 | 45 yr 10 mo |
| May 2024 | 2 ROOM | S$265,000 | 549 sqft | S$483 | 01 TO 03 | 45 yr 10 mo |
| Feb 2023 | 3 ROOM | S$365,000 | 635 sqft | S$575 | 07 TO 09 | 47 yrs |
| Feb 2023 | 3 ROOM | S$365,000 | 635 sqft | S$575 | 07 TO 09 | 47 yrs |
| Apr 2022 | 3 ROOM | S$355,000 | 635 sqft | S$559 | 07 TO 09 | 47 yr 10 mo |
| Apr 2022 | 3 ROOM | S$355,000 | 635 sqft | S$559 | 07 TO 09 | 47 yr 10 mo |
| Mar 2022 | 3 ROOM | S$350,000 | 635 sqft | S$551 | 07 TO 09 | 47 yr 10 mo |
| Mar 2022 | 3 ROOM | S$350,000 | 635 sqft | S$551 | 07 TO 09 | 47 yr 10 mo |
| Nov 2021 | 3 ROOM | S$315,000 | 635 sqft | S$496 | 04 TO 06 | 48 yr 3 mo |
| Jun 2021 | 2 ROOM | S$233,000 | 549 sqft | S$424 | 04 TO 06 | 48 yr 8 mo |
| May 2021 | 3 ROOM | S$320,000 | 635 sqft | S$504 | 04 TO 06 | 48 yr 9 mo |
| Feb 2021 | 3 ROOM | S$338,888 | 635 sqft | S$534 | 07 TO 09 | 48 yr 11 mo |
| Jan 2021 | 3 ROOM | S$310,000 | 635 sqft | S$488 | 04 TO 06 | 49 yrs |
| Sep 2020 | 3 ROOM | S$270,000 | 635 sqft | S$425 | 07 TO 09 | 49 yr 5 mo |
| Aug 2020 | 3 ROOM | S$300,000 | 635 sqft | S$472 | 04 TO 06 | 49 yr 6 mo |
| Jul 2020 | 3 ROOM | S$250,000 | 635 sqft | S$394 | 01 TO 03 | 49 yr 7 mo |
| Jun 2020 | 3 ROOM | S$290,000 | 635 sqft | S$457 | 01 TO 03 | 49 yr 10 mo |
| Feb 2020 | 3 ROOM | S$340,000 | 635 sqft | S$535 | 10 TO 12 | 49 yr 11 mo |
| Jun 2019 | 2 ROOM | S$199,000 | 549 sqft | S$363 | 07 TO 09 | 50 yr 7 mo |
| Jul 2018 | 2 ROOM | S$198,000 | 549 sqft | S$361 | 07 TO 09 | 51 yr 7 mo |
| Aug 2017 | 4 ROOM | S$688,000 | 1,270 sqft | S$542 | 10 TO 12 | 52 yr 5 mo |
| Jul 2017 | 3 ROOM | S$355,000 | 635 sqft | S$559 | 04 TO 06 | 52 yr 6 mo |
| Feb 2017 | 3 ROOM | S$380,000 | 635 sqft | S$598 | 01 TO 03 | 52 yr 11 mo |
| Sep 2015 | 3 ROOM | S$333,000 | 635 sqft | S$524 | 01 TO 03 | 54 yrs |
| Apr 2015 | 3 ROOM | S$333,000 | 635 sqft | S$524 | 04 TO 06 | 54 yrs |
| Apr 2015 | 2 ROOM | S$273,000 | 549 sqft | S$497 | 07 TO 09 | 54 yrs |
Showing the 40 most recent of 123 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%8 sales9.3% yield
Blk 52 Havelock Rd
S$1,091
+1.7%12 sales5.3% yield
Blk 34 Jln Bt Ho Swee
S$551
-12.8%4 sales10.5% yield
Blk 24 Beo Cres
S$564
-5.8%2 sales9.8% yield
Blk 58 Havelock Rd
S$1,087
+2.2%14 sales4.7% yield
Blk 26 Jln Klinik
S$572
-4.3%4 sales9.6% yield
Blk 22 Havelock Rd
S$563
-1.8%12 sales9.3% yield
Blk 28 Jln Klinik
S$557
+1.1%8 sales9.7% 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.