AUREA
How is this worked out? — this project’s 3 sub-scores, from its own data
Aurea is a leasehold project in D7 Downtown Core with limited yield data, thin liquidity. It sits ~0.7 km from the Kallang Alive / Kampong Bugis growth node (under construction).
- Capital growth buyers
- pure rental-yield investors
- Confirm the exact unit stack, facing and floor — our figures are project medians.
- Stress-test cashflow at +1–2% interest in the calculator below.
Investment report
A plain-language read on Aurea — genuine strengths, honest risks, an independent fair-value range and a Buy / Watch / Avoid position, all from the data above.
- In the Kallang Alive / Kampong Bugis URA growth precinct — a corridor earmarked for new jobs, transport and amenities.
- Strong transaction liquidity — 40 resale deals in the past 12 months, so pricing is well-tested and exit is easier.
- Nicoll Highway MRT Station MRT within ~438 m — walkable transit underpins rent and resale.
- Entry $psf sits ~77% above nearby projects (within ~2.0 km) — a location/quality premium that has to keep being earned.
- Check nearby new-launch & upcoming TOP supply — a fresh project within walking distance can cap rents and resale for a few years.
Fair-value range
Several independent value bases — more informative than a single median. The combined range weights the project-specific bases most.
| Recent project median $psfexcludes ground & top-floor units | $2,846 psf |
| Same-size, recent compsfloor of ±25% size band, recency-weighted | $2,860 psf |
| Nearby projectsmedian $psf of projects within ~2.0 km | $1,610 psf |
| HomeVestor fair range | $2,152–$2,795 psf ≈ $1,527,920–$1,984,450 for a ~710 sqft unit |
See the D7 comparables behind that district base on the map below — switch on “District condos by $psf” in the layers (this project vs cheaper/pricier neighbours).
How is this worked out? — the value bases & combined range
Buy · Watch · Avoid
Where the project’s current median $psf sits against its fair range, overlaid with the risk signals. An educational classification — not a recommendation.
Price trend
6-month rolling median $psf · excludes ground & top floor
Location & neighbourhood
Tap any label below the map to show or hide that layer, or use Show / hide all. On by default: primary schools, MRT stations within 2 km (nearest highlighted), and hawker / malls / supermarkets. Off by default (tap to switch on): Secondary / JC / Poly, international schools, bus stops, healthcare and childcare.
Nearest MRT: Nicoll Highway MRT Station · ~438 m. Amenities © OpenStreetMap contributors (ODbL), tiles © CARTO.
About this project
| Project Name | AUREA |
| Street Name | Beach Road |
| Property Type | Apartment |
| Tenure | 99 years leasehold |
| District / Planning Area | D7 / Downtown Core |
| Completion | Under construction · TOP pending |
| Number of units | 188 units |
| Highest floor in the project | 39 |
| Developer | GMC PROPERTY PTE LTD |
| Land Area (sqm) | — |
| Master Plan Plot Ratio | 2.8 |
All transactions (63)
Newest first. Click any column heading to sort. Ground & top-floor units are excluded from the median above.
| Date ↕ | Address ↕ | Size (sqft) ↕ | $psf ↕ | Price ↕ |
|---|