Deep Property Dossier
City Gate
Beach Road · District D07 (Beach Road / Bugis / Rochor)
Tenure 99-year LeaseholdType CondominiumMRT CC5 Nicoll Highway MRT Station · 410mDeveloper Bayfront Ventures Pte Ltd
Livability
5.3/10
Own-stay
Investment
6.6/10
Invest fit
Overall
5.9/10
Live + Invest
Bottom line: City Gate offers aggressive entry pricing against the district but demands patience, as sluggish capital growth and leasing risks challenge long-term wealth building.
1
Overview
- Project
- City Gate
- Address / District
- Beach Road · D07
- Positioning
- Beach Road / Bugis / Rochor
- Developer
- Bayfront Ventures Pte Ltd
- Type
- Condominium
- Units
- ~311
- Tenure
- 99-year Leasehold
- Nearest MRT
- CC5 Nicoll Highway MRT Station · 410m
- On-market
- ~36 listings
- Avg asking PSF
- ~$2233.0
- Historical txns
- ~383 txns
- District avg PSF
- D07 ~$2360
| Bed | Area sqft | On-sale | Txns | Avg PSF | Price range |
|---|---|---|---|---|---|
| 1-BR | 430–484 | 5 | 52 | $1996 | $0.96M–$1.00M |
| 2-BR | 560–1066 | 27 | 270 | $1888 | $1.24M–$1.88M |
| 3-BR | 807–1464 | 4 | 56 | $1824 | $1.90M–$1.98M |
| 4-BR | 1604–1819 | — | 5 | $1874 | — |
Avg PSF is the per-bedroom historical transaction mean. Source: open-market transaction records.
2
Livability · 5.3
Transport 7 · Amenities 5 · Green 4 · Schools 4 · Quiet 5 · Layout 7
- Transport：Nicoll Highway MRT (CC5) is a 410m walk, providing reliable city access but falling outside the sub-300m premium zone, so transit convenience is good but not elite.
- Amenities：Daily needs are served by ground-floor shops and nearby shophouses, yet the absence of a large mall or wet market within walking distance limits spontaneous retail and dining options.
- Green：With no major parks or nature reserves in immediate proximity, residents lack quick access to green respite, a notable gap for families and outdoor enthusiasts.
- Schools：No top-tier primary school sits within 1km; the closest notable institution is School Of The Arts at 1.6km, but its niche curriculum leaves mainstream education demand unmet.
- Quiet：Fronting busy Beach Road and hosting a commercial podium, the development experiences persistent traffic noise and pedestrian activity, undercutting serene residential living.
- Layout：The 1‑bedroom compact plans are space‑efficient, but 2‑bedroom sizes vary widely and larger units can feel inefficient; verify actual configurations to avoid awkward layouts.
🚇 MRTCC5 Nicoll Highway MRT Station 410m
🎓 SchoolsSchool Of The Arts, Singapore (MIXED LEVEL (S1-JC2) 1.6km) · Farrer Park Primary School (Primary 1.7km) · St. Margaret'S School (Primary) (Primary 1.9km)
Location · Beach Road (map: OneMap / SLA)
3
Investment · 6.6
- Price trend：Historical CAGR of just 1.2% shows the project has barely kept pace with inflation, underperforming both the district and broader market over its lifespan.
- Liquidity：The 2‑bedder segment is highly liquid with 270 recorded transactions, ensuring reasonable exit options, though 1‑ and 3‑bedders may require patience.
- Listing premium：Asking prices averaging $2,233 psf far exceed recent resales near $1,799 psf, signaling seller optimism that may not align with market reality—buyers have strong negotiation runway.
- Vs‑district：At a 24% discount to D07’s average psf, resale units appear cheap, but this gap also reflects the project’s weaker attributes and may persist until fundamentals improve.
- Summary：Entry pricing is the main draw, yet the combination of anemic annual growth, mid‑lease status, and incoming supply creates a low‑certainty investment requiring careful timing.
Upside 5 · Rental 6 · Liquidity 8 · Resilience 5 · Entry 9
Source: open-market records · per-bedroom deep history. *Last year partial.
Yearly avg PSF by bedroom; ≥4 txns/point. Source: open-market records.
Source: open-market records + URA. *Last year partial.
| Project | TOP | Asking PSF | — |
|---|---|---|---|
| South Beach Residences | 2016 | $3,578 | |
| Midtown Bay | 2023 | $3,357 | |
| Midtown Modern | 2025 | $3,313 | |
| Aurea | 2030 | $2,836 | |
| The M | 2023 | $2,693 | |
| Heritage Place | — | $2,504 |
Same-district comparables · avg asking PSF. Source: open-market listings.
4
Entry Cost & Return
Price is only part of it — stamp duty (BSD + ABSD), monthly repayment, net yield and break-even decide whether it is worth it. Figures below use a representative 2-BR · $1.56M.
| Buyer | BSD | ABSD | Total duty | All-in price | % of price | Break-even* |
|---|---|---|---|---|---|---|
| Citizen · 1st | $0.05M | — | $0.05M | $1.61M | 3.1% | ~2.5 yr |
| Citizen · 2nd | $0.05M | $0.31M | $0.36M | $1.92M | 23.1% | ~17.4 yr |
| PR · 1st | $0.05M | $0.08M | $0.13M | $1.69M | 8.1% | ~6.5 yr |
| Foreigner | $0.05M | $0.94M | $0.98M | $2.54M | 63.1% | ~41.0 yr |
*Break-even = years of appreciation to offset stamp duty, at the project ~1%/yr historical growth; ABSD varies with policy.
Dark = at project ~1%/yr, light = district ~5%/yr (optimistic).
Repayment & down-payment (LTV 75% · 3.5% · 25 yr):
| Bed | Ref price | Down 25% | Min cash 5% | Loan 75% | Monthly |
|---|---|---|---|---|---|
| 1-BR | $0.96M | $0.24M | $0.05M | $0.72M | ~$3,604 |
| 2-BR | $1.24M | $0.31M | $0.06M | $0.93M | ~$4,648 |
| 3-BR | $1.90M | $0.47M | $0.10M | $1.42M | ~$7,134 |
Indicative only; subject to bank approval.
Recent transactions (negotiation basis):
| Month | Bed | Floor | Area | Price | PSF |
|---|---|---|---|---|---|
| 2026-06 | 2-BR | 08 | 710 | $1.52M | $2,141 |
| 2026-05 | 2-BR | 19 | 571 | $1.12M | $1,961 |
| 2026-04 | 2-BR | 26 | 678 | $1.53M | $2,254 |
| 2026-03 | 2-BR | 10 | 560 | $1.19M | $2,121 |
| 2026-03 | 3-BR | 17 | 904 | $1.88M | $2,080 |
| 2026-02 | 2-BR | 1 | 711 | $1.51M | $2,124 |
| 2026-02 | 3-BR | 16 | 915 | $1.93M | $2,109 |
| 2026-02 | 2-BR | 21 | 570 | $1.14M | $1,996 |
| 2026-01 | 1-BR | 28 | 452 | $1.03M | $2,279 |
| 2026-01 | 1-BR | 30 | 484 | $0.99M | $2,043 |
| 2026-01 | 3-BR | 13 | 904 | $1.78M | $1,969 |
| 2025-12 | 2-BR | 2 | 700 | $1.54M | $2,197 |
Source: open-market transaction records (per-bedroom · with floor).
5
Supply · Demand · Planning
- Planning outlook：Greater Southern Waterfront promises long‑term uplift, but City Gate sits at the northern edge of the transformation zone and benefits could be delayed and diluted.
- Future supply：Midtown Modern (558 units, 2025) and Aurea (188 units, 2030) will inject direct competition, potentially funnelling buyer interest away and capping resale price recovery.
- Future demand：Demand is shallow beyond singles and investors; family‑sized units languish because of poor schooling and limited space, narrowing the buyer pool over time.
- Tenure & holding：Lease started around 2014, leaving only ~87 years; the decay curve is beginning to steepen, eroding both resale value and CPF usage eligibility.
- Impact on current investment value：Combined with high buyer stamp duties and a long break‑even horizon (2.5 years for first‑time citizens, far worse for others), the risk of a flat or negative exit is material.
Future supply pipeline (District D07 upcoming launches):
| Upcoming | Units | Est. TOP | Status |
|---|---|---|---|
| Midtown Modern | 558 | 2025 | U/C |
| Aurea | 188 | 2030 | U/C |
| Total | ~746 | completing |
Around 2025 new launches set the ceiling; resale here is the value entry. Source: URA (split by sale type).
Planning & supply timeline. Source: URA Master Plan 2025 + open-market listings.
Tenure & holding period: For a 99-yr lease, the future depends on how long you hold — below: remaining lease and CPF/loan impact by holding period.
| Hold | Lease left | Bala value* | CPF / loan |
|---|---|---|---|
| After 5 yr | ~87 yr | ~92% | Full access |
| After 10 yr | ~82 yr | ~91% | Full access |
| After 20 yr | ~72 yr | ~87% | Full access |
| After 30 yr | ~62 yr | ~81% | Near 60-yr limit |
*Bala curve is a lease-valuation rule of thumb; indicative only.
*Outlook is based on URA Master Plan 2025 and nearby public planning information, not an official forecast; launch unit counts/TOP are subject to official and developer announcements.
6
Risks & Fit
Who it suits
- Budget‑constrained buyers who want district‑09 fringe exposure at a discount
- Single professionals who prioritize MRT connectivity and are indifferent to schools
- Investors targeting cash flow over capital growth, provided rental yield checks out
- Short‑term tenants working in the CBD or Suntec area who value quick commute
Caution / not for
- Families with school‑age children will find school options poor and the environment too noisy
- Growth‑oriented investors will be disappointed by the 1.2% historical CAGR and looming supply
- Noise‑sensitive occupants; Beach Road is a major arterial and the ground‑floor retail adds bustle
- Long‑term holders face mounting lease depreciation and possible oversupply that could lock in losses
Verify before buying
Verify floor plans: check for wasted space, bay windows, and planter areas that reduce liveable area · Inspect unit facing and noise levels during morning and evening peak traffic · Negotiate hard against the listing premium—use recent transaction data as your benchmark · Request actual rental contracts to confirm yield; do not rely on pro‑forma estimates
7
Summary · Pros & Cons
| ✅ Pros | ⚠️ Cons · Risks |
|---|---|
| Deep discount to district average psf lowers capital outlay | Paltry 1.2% CAGR over more than a decade signals weak capital upside |
| High 2‑bedroom liquidity enables easier resale | Mid‑lease tenure (87 years left) accelerates depreciation from here |
| Reliable MRT access via Nicoll Highway station | Road noise and mixed‑use setting erode residential calm |
| Minimal entry quantum opens D07 to smaller budgets | No top primary schools within 1km limits family appeal |
| Ground‑floor amenities cover daily essentials | Future supply influx risks price stagnation |
Overall · 5.9/10: City Gate is a pragmatic purchase for those who value affordability and MRT convenience over everything else, but its sluggish appreciation, mid‑lease status, and noise profile make it unsuitable for families or capital‑focused investors. The discount to district is genuine, yet it reflects inherent weaknesses that will not disappear. Enter only if you have a clear, short‑to‑medium‑term exit strategy and have verified rental returns beyond the paper projections.
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