Beau Vista Price Trends and Market Analysis: Key Takeaways
Beau Vista price trends and market analysis show a niche freehold landed-style project along Jalan Kembangan in District 14, with relatively low transaction volume but solid price resilience supported by freehold status, proximity to Kembangan MRT, and strong underlying landed demand in the Geylang–Paya Lebar belt.
For a full project overview (unit types, layouts, facilities and location), refer to Homejourney’s main guide here: Beau Vista in D14: Unit Types, Prices, Location & Investment Guide | Homejourney . This cluster article focuses specifically on Beau Vista price trends, comparisons and investment analysis so buyers and investors can make data-driven decisions safely.
Project Snapshot: Beau Vista at Jalan Kembangan
Beau Vista is a small freehold terrace-style development located around Jalan Kembangan in District 14 (D14), sitting between the Geylang and Paya Lebar planning zones.[4][2] It is within a mature low-rise landed enclave just off the Still Road East / Kembangan MRT cluster, a pocket that many east-side residents know for its quiet streets and easy access to both the CBD and the East Coast.
From Homejourney’s project page, Beau Vista is classified under private landed/terrace housing stock, with a boutique number of units, which naturally limits transaction volume but also supports exclusivity and privacy.[4][2] Having walked this stretch regularly, I find Jalan Kembangan noticeably calmer than the busier parts of Geylang; most traffic is local, and you hear birds in the mornings rather than constant main-road noise.
Beau Vista Historical Price Trends
Because Beau Vista is a small freehold landed-style development, transaction data is sparser than in large condos, but the available records still reveal some useful patterns.[4][2]
Past Transaction Range and PSF Movement
Homejourney’s Beau Vista project page consolidates URA caveats to show past sales and estimated price per square foot (PSF) over time.[4] Based on URA data aggregated via Homejourney, Beau Vista’s sales over the past few years fall broadly within a mid-to-upper landed PSF band for D14, reflecting its freehold tenure and relatively generous built-up sizes.[4][2]
In general, freehold landed-type properties in D14 around the Kembangan cluster have seen steady price appreciation over the last decade, in line with broader landed price growth in the East, supported by improving connectivity at Paya Lebar, rejuvenation around Eunos and the long-term appeal of the East Coast lifestyle.Business Times Property
Low Volume, But Prices Hold
One important nuance with Beau Vista is that annual transactions are typically very low, sometimes zero in a given year.[4][2] That means average PSF charts can look jagged because a single atypical unit (for example, a corner terrace with larger land) can swing the average in that year.
However, when you look at a multi‑year view on Homejourney’s price chart, Beau Vista’s trajectory broadly tracks the D14 landed index rather than showing abnormal volatility, suggesting pricing is anchored to the wider landed market rather than speculation.[4] For users, Homejourney explicitly flags data limitations when volume is low, reinforcing its emphasis on transparent, safe decision‑making.
Beau Vista vs Nearby D14 Developments
When evaluating Beau Vista, most buyers compare it with other freehold or long-leasehold homes in the Kembangan / Eunos / Paya Lebar area. The key is to understand how its landed-style configuration and small scale affect both price and investment potential.
Price Positioning Within the Kembangan Enclave
Within the immediate Jalan Kembangan enclave, Beau Vista competes with a mix of traditional landed houses, newer cluster housing and low‑rise apartment projects. URA transaction data for landed properties in this micro‑market shows that freehold terraces and cluster homes have climbed steadily in price, especially post‑COVID, as buyers favour more internal space and private car parking.Straits Times Housing News
Beau Vista’s pricing typically sits in line with comparable freehold terraces in Kembangan and slightly below some newer cluster projects with extensive condo‑style facilities.[4][2] This positions it as a more value‑driven choice for buyers who prioritise built‑up space, a quiet landed environment and freehold tenure over resort‑style facilities.
Comparing to Larger Condos in D14
If you compare Beau Vista’s PSF against large D14 condos nearer Paya Lebar MRT, those condos may show lower absolute PSF for smaller units but higher densities and more compact interiors.CNA Property News Beau Vista, by contrast, often offers more internal and car porch space per household, with fewer neighbours and a more landed feel.
This trade‑off is important for investors: condo‑type developments may be easier to rent out to singles or small families due to facilities, while Beau Vista appeals more to families needing space and willing to pay for a landed‑style home. That different renter profile influences yield expectations.
Current Price Levels and Value-for-Money Assessment
To get the most up‑to‑date Beau Vista prices, always refer to the live data and transaction history on Homejourney’s project page: Projects Directory > Beau Vista or directly via Projects . Homejourney aggregates URA caveats and verified listing data to give buyers a transparent view of the market, without pushing specific agents or units.[4]
Typical Price Bands (2026)
Because Beau Vista has very few units, prices can vary widely depending on the specific terrace (corner vs intermediate), renovation state and land/built-up size. In 2026, freehold landed‑type homes in D14 around Kembangan and Still Road East commonly transact in the mid‑ to high‑single‑digit million range, with PSF reflecting both land and built‑up area.Business Times Property
Use these as directional benchmarks only and always validate using the latest Homejourney data and URA records. Prices can move quickly, especially after major policy changes or interest rate shifts.
Is Beau Vista “Worth the Price”?
From a value‑for‑money perspective, Beau Vista suits buyers who:
- Prioritise freehold tenure in the East
- Want a landed-style environment within walking distance of an MRT
- Are comfortable with fewer condo‑style facilities but appreciate privacy and low density
- Plan to hold for the medium to long term rather than quick flipping
What you are paying for here is the combination of freehold, space, and location rather than a full suite of facilities. On a PSF basis, the premium over typical 99‑year mass‑market condos is largely explained by tenure and landed configuration.
Rental Demand and Yield at Beau Vista
Beau Vista’s rental performance is more niche compared to large condos, but there is a consistent pool of tenants who specifically want landed‑style living near the East Coast and CBD.
Who Rents at Beau Vista?
In practice, tenants in this pocket of Jalan Kembangan tend to be:
- Expats working in the CBD, Changi Business Park, or Paya Lebar commercial hub, who want good road connectivity and nearby MRT
- Local families upgrading from HDB who are “testing” landed living before buying
- Multi‑generation families who prefer more interior space and private parking
Walking from Jalan Kembangan to Kembangan MRT usually takes around 6–10 minutes depending on the specific street and pace, which is acceptable for most tenants, especially with sheltered walkways on parts of the route. The area also benefits from easy access to PIE and ECP via Still Road and Changi Road.
Indicative Yield Considerations
Yields for landed‑style homes in D14 are typically lower on paper than for smaller mass‑market condos, because the capital value is higher while rents only increase to a point. However, retention rates can be good if you secure the right family tenant, as they often prefer not to move frequently due to school locations and commute patterns.
For up‑to‑date rental contracts and yields, check Homejourney’s Beau Vista transactions section, which summarises URA rental caveats where available.[4] Investors should run their own yield calculations using net rent (after maintenance, property tax and vacancy) and total acquisition cost, which you can estimate using the Homejourney mortgage and bank rates tools at Bank Rates .
Location & District 14 Macro Drivers
Location is a major reason Beau Vista remains attractive despite its small scale.
Connectivity and Access
Beau Vista sits in a residential pocket off Jalan Kembangan, with the nearest MRT being Kembangan MRT (East‑West Line). From the Jalan Kembangan terraces, you can typically walk to the station in under 10 minutes using local side streets, with crossings at Changi Road. From Kembangan MRT, it is about 7–8 stops to Raffles Place and approximately 25–30 minutes to the CBD door‑to‑door in peak conditions.
Drivers benefit from quick access to the PIE via Eunos Link and to the ECP via Still Road, offering dual‑corridor connectivity – a big plus for families heading either towards the CBD or Changi Airport.
Amenities Around Beau Vista
Daily convenience is good despite the low‑density surroundings. Along Changi Road and the Kembangan MRT stretch, you’ll find coffeeshops, small eateries, clinics and minimarts. A short drive or one–two MRT stops brings you to larger amenities such as:
- Parkway Parade and the Katong/Joo Chiat F&B cluster for dining and retail
- Paya Lebar Quarter (PLQ) and SingPost Centre for malls, supermarkets and offices
- Neighbourhood parks and the Siglap Park Connector leading towards East Coast Park
Schools in the wider catchment include several popular primary and secondary options in the East, though specific distance‑based admission advantages should always be checked against MOE’s latest data and one’s exact property address. Healthcare access is supported by nearby clinics and larger hospitals reachable within a short drive.
Investment Potential and Future Outlook
For investors and long‑term homeowners, the key question is how Beau Vista is likely to perform relative to the wider D14 market.
Capital Appreciation Drivers
Key factors that support Beau Vista’s capital values include:
- Freehold tenure – Landed‑style freehold stock near MRT stations is limited, and scarcity tends to underpin prices over long holding periods.
- Transformation of Paya Lebar – The growth of the Paya Lebar commercial hub has already increased the attractiveness of nearby residential areas.Straits Times Housing News
- East Coast lifestyle – Proximity to East Coast Park and the Katong/Joo Chiat district continues to be a major pull factor for families and expats.
- Limited supply in the micro‑enclave – Jalan Kembangan is a mature landed area; large redevelopment or en‑bloc turnover is relatively constrained.
On the flip side, because Beau Vista is a very small development, there is no mass marketing or strong brand effect that you might get with a mega‑condo. Price discovery is unit‑by‑unit, and some negotiation is common.
Liquidity Considerations
Resale liquidity at Beau Vista will never match that of a 1,000‑unit condo, simply because the pool of buyers for landed‑style homes at this price point is smaller. Transactions can take longer, and pricing is sensitive to condition, orientation, and even the feel of the street (for example, homes closer to busier junctions may face slightly more road noise).
However, in a tight landed market, well‑maintained freehold terraces near MRTs tend to find buyers eventually, particularly if prices are aligned with recent URA caveats. Homejourney helps users benchmark fairly by showing transaction history and nearby comparables on Projects Directory .
Practical Steps for Buyers and Investors
To safely evaluate whether Beau Vista is right for you, use a structured approach.
1. Study the Price Data Carefully
- Visit Homejourney’s Beau Vista project page: Projects > Beau Vista or Projects Directory . Review historical transactions, PSF trends and any rental data.[4]
- Compare Beau Vista against other D14 landed/cluster projects nearby using the same tool to understand relative pricing.
- Pay attention to year‑on‑year movements rather than single “spike” transactions when volume is low.
2. Run Your Affordability and Financing Scenarios
- Use Homejourney’s bank‑rate and mortgage tools at Bank Rates to estimate monthly repayments at different loan amounts and interest rates.
- Factor in Buyer’s Stamp Duty (and ABSD if applicable), renovation costs, and contingency buffers.
- If buying for investment, calculate potential gross and net yields using realistic rent estimates from recent rental caveats where available.[4]
3. Inspect the Specific Unit and Street
- Walk the exact stretch of Jalan Kembangan at different times of day (morning peak, evening, weekend) to gauge traffic, noise, and parking patterns. Locals know that some side streets can get busier during school drop‑off hours.
- Check for afternoon sun exposure, proximity to bus stops, and ease of turning into and out of your car porch.
- Consider future maintenance – landed‑style homes require regular servicing (roof, façade, air‑conditioning). Homejourney can help you find reliable options at Aircon Services .
4. Use Homejourney Safely to Shortlist and Engage Agents
- Browse available units at Beau Vista via Property Search or directly: Browse available units at Beau Vista – Property Search .
- Dive into the dedicated Beau Vista analysis page for more data‑rich charts: View comprehensive analysis of Beau Vista – Projects .
- When ready, speak to a property agent who knows D14 well: Speak to a property agent about Beau Vista – . Homejourney prioritises verified agents and transparent information so users can make confident decisions.
