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District 7 · RCR · Rest of Central Region

District 7 — Bugis, Beach Road, Golden Mile

A district in transition. Golden Mile's redevelopment and new mixed-use launches along Beach Road have pulled the apartment median to $2,307 psf on 182 deals.

BugisBeach RoadGolden MileKampong GlamRochor

Figures pulled 23 July 2026 from URA caveat data and HDB resale registrations — completed transactions, not portal asking prices.

Private condo

$2,303 psf

median $1,850,000

194 caveats

HDB 4-room · KALLANG/WHAMPOA

$905,000

302 resales

Condo rent

$4,600 / month

437 contracts

MRT

East West, Downtown, Circle

A district in transition. Golden Mile’s redevelopment and new mixed-use launches along Beach Road have pulled the apartment median to $2,303 psf on 194 deals.

What moves price here

  1. Redevelopment is the story — the Golden Mile Complex conservation-and-redevelopment project reset expectations for the whole strip.
  2. Stock is Apartment-classified, and skews new. That lifts the median relative to older neighbouring stock.
  3. Kallang/Whampoa HDB at $905,000 (4-room) shows how strongly the wider area has repriced.

Who it suits

Buyers who want city-fringe with genuine street life, and investors comfortable with a redevelopment thesis.

What to check before you commit

  • Completion timelines on nearby redevelopment
  • Noise from nightlife streets
  • New-sale premium versus older stock a block away

Figures pulled 2026-07-23 from URA caveat data and HDB resale registrations — completed transactions, not portal asking prices. Caveats lag the live market by a few weeks. Want the numbers for a specific project or block in District 7? Ask me and I’ll pull them.

Can you afford it?

What income does District 7 actually need?

Banks don't test you at the rate they advertise. They test you at the MAS floor of 4%. Here's the gross household income needed to clear that test on a median-priced home here.

Median homePriceLoan at 75%Monthly at 4%Income needed
HDB 4-room resale · KALLANG/WHAMPOAMSR 30% cap$905,000$678,750$3,583$11,942
Private condoTDSR 55% cap$1,850,000$1,387,500$7,324$13,316

What this does not include

This is the arithmetic on a median home, nothing more. Your real ceiling moves with existing debt (a car loan bites hard), your CPF balance, your age — which caps loan tenure — citizenship, and how much cash you hold for the portion CPF can't cover. It also assumes a 25-year tenure and no other borrowings. Two households on identical incomes routinely get very different answers.

Run my actual numbers — free

Assumes 75% loan-to-value on a first housing loan, 25-year tenure, and the MAS medium-term interest rate floor of 4% used for TDSR/MSR computation. Income figures are gross monthly household income with no other debt. Frameworks per MAS; property medians from URA caveats and HDB resale registrations.

The private market

Which condos actually trade here.

The district median is an average of very different buildings. These are the projects with the most completed transactions in the last 12 months — the ones you'll actually be comparing against.

ProjectDealsMedian psfTenure
AureaNew launch45$2,85099-yr
City Gate27$2,12299-yr
Duo Residences26$2,25099-yr
Concourse Skyline19$2,02199-yr
The M16$2,51099-yr
Midtown Modern15$3,00199-yr

One district, 2.8× the price. The Plaza trades at $1,216 psf (6 deals) while Midtown Bay trades at $3,347 psf (10 deals) — both in District 7. Age, tenure, facilities and exact location drive that gap. It's why a district median is a starting point, never a valuation.

14 projects transacted in District 7 over the 12 months to July 2026, across 194 caveats. Ranked by transaction volume. Median psf per project from URA caveat data — completed transactions, not asking prices. “New launch” marks projects where most deals were new sales from the developer. The high/low comparison above only uses projects with at least 5 transactions, so a one-off sale never sets the range.

Let's run your numbers before you commit.

Tell me where you are — thinking about it, actively looking, or already got an offer on the table. I'll come back with the actual figures for your situation. Free, no obligation, no pressure.

Get my free numbers breakdownWhatsApp +65 9806 0007

I reply within one business day. · Eugene Tan · CEA R074026J · PropNex Realty