I Toured A Collection Of Never-Before-Sold Homes In Bugis Starting From $2.95M — Including Private Pool Penthouses And Layouts Up To 4,585 Sq Ft

If you’ve ever taken Nicoll Highway or East Coast Parkway (ECP) to drive into the city, there’s a good chance that the distinct architecture of The Concourse and Concourse Skyline along Beach Road has caught your eye.

The distinctive octagonal shape of The Concourse has been an architectural landmark along that stretch of Singapore’s ‘Golden Mile’ for over 30 years. Its post-modern architecture was designed by American architect Paul Rudolph.

Part of a mixed-use development, The Concourse is the 41-storey office tower, and it is surrounded by the residential Concourse Skyline, which consists of two high-rise residential towers and a low-rise block.

Developed by Hong Fok Land Limited, most of the residential units have been sold progressively over the years, but a handful of units across all three residential blocks have remained with the developer within its local investment portfolio.

However, Hong Fok is finally releasing the residential units at The Poolside Terraces it has held so far. The most significant are the apartments and penthouse units in the seven-storey podium block. These residential units occupy the top three floors and have never been officially released for sale.

Now known as The Poolside Terraces, these units at Block 302 feature a mix of three- and four-bedroom flex configurations that range from 1,668 - 1,991 sq ft, with prices starting from $2.95 million. There are also 2,648 sq ft four-bedders going from $4.25 million.

The eye-catching units are the 4,069 - 4,585 sq ft duplex penthouses that each have a private pool, and are priced from $5.8 million. The availability of these units on the market should draw the attention of buyers who have been considering projects along Beach Road like Concourse Skyline.

Meanwhile, a handful of units at the high-rise towers (Blocks 296 and 298) are also available. These range from one- and two-bedroom units, four-bedroom plus study units, and Skysuites.

I had a chance to view each of the different unit types that have been put up for sale. We’ll be taking a closer look at what The Poolside Terraces offer, how the large units compare against a relatively sparse District 7 market, and what the pricing gap with Aurea could indicate to prospective buyers about the perceived value of prime apartments along this ‘Golden Mile’.

The residential market along that part of Beach Road has changed considerably over the last 12 years. Recent additions that have reshaped the district include the mixed-use Guoco Midtown in Bugis, which has also added new homes from the completion of Midtown Modern and Midtown Bay.

Meanwhile, the redevelopment - and recent completion - of Shaw Tower added 476,000 sq ft of new office space to the precinct. Aurea, the 188-unit luxury residential component of Golden Mile Singapore, bookends the Golden Mile and has seen steady take-up rates since its launch in March 2025.

All of these completions and redevelopment projects mean that this stretch of Beach Road, which was occasionally overlooked up to a decade ago, is quickly gearing up to transform into a more complete live-work environment.

Against this backdrop of a revitalised commercial scene and the injection of new prime residential offerings, Hong Fok is banking that the renewed spotlight will enable it to sell the remaining units at Concourse Skyline.

Three distinctive residential blocks with 360 homes - Here’s what Concourse Skyline offers

The residential units at Concourse Skyline have been prized for their panoramic views of Marina Bay, the Kallang Basin, and the skyline of the Central Business District. It was not until recently, with the launch of Aurea, that there were new opportunities to grab prime residential units with that kind of view.

Concourse Skyline consists of two high-rise blocks - the 40-storey Block 296 and the 34-storey Block 298 - as well as the seven-storey podium (Block 302), which features retail units on the ground floor, a multi-storey carpark, and the residential units on the top three floors. Additional parking is available across the basement level.

This low-rise podium also features the inclined ribbon windows that are inspired by the octagonal design of The Concourse, and the angled panels also serve a practical function in reducing afternoon heat by reducing the indoor areas' exposure to direct sunlight.

The range of facilities is what you can expect from a prime residential development, albeit one that is a decade old. It has a 50-metre lap pool, a spa pool, sky gardens on the upper podium levels, a gymnasium, function rooms and barbecue pavilions.

In terms of public transport connectivity, the development is close to Nicoll Highway MRT on the Circle Line, and is connected via a sheltered pedestrian link. Bugis MRT interchange on the East-West Line and Downtown Line is about a six-minute walk.

You might also be surprised to know that there are two primary schools within 2km of the condo, namely Farrer Park Primary School and St. Margaret's School (Primary). Not bad for a development that is on the fringe of the Central Business District.

The Poolside Terraces

This is the first time that the apartments and penthouses in the low-rise block have been named, and the developer is calling this collection of units The Poolside Terraces. This stems from the fact that all units overlook the 50m swimming pool and pool deck.

There are 17 apartment units and penthouse units spread across three floors, with the duplex penthouse also featuring a rooftop terrace and private pool. Nearly all of the units will be sold with existing tenancies, but the leases are staggered, with upcoming expiries over the coming year available.

For investors who want to add a unit like this into their investment portfolio, most of the units in the Poolside Terrace collection fetch an average monthly rent of $8,000. Set against the indicative asking price, this translates to a gross yield of approximately 3.1 – 3.3%.

The price for the smallest 1,668 sq ft three-bedroom unit (Type PA1 on the fifth floor) starts from $2.95 million ($1,768 psf), and from $3.1 million ($1,859 psf) for this type of unit on the sixth floor. Meanwhile, a four-bedroom unit of 2,648 sq ft starts from $4.25 million ($1,605 psf).

The $PSF price is less than the median resale price of the development so far this year, which is about $1,982 psf based on eight sales recorded over the past seven months. The difference in price reflects these units' differentiated offering, since these units sit between the fifth and seventh floors and the balcony view stops at the pool.

It is an altogether different proposition from the sky-high city views that most of the high-rise units enjoy, and the units in The Poolside Terraces trade that city view for more direct access to the swimming pool and pool deck, as well as a unique view of the neighbouring conservation shophouses at Kampong Glam.

In general, our take on the large-format layouts in The Poolside Terraces is that it features elements that most new launch projects no longer include, as average selling prices in the primary market have jumped significantly in recent years.

For example, the three-bedroom (Type PA1) comprises an ensuite master bedroom, two common bedrooms that share a common bathroom, separate wet and dry kitchens, a utility yard, a helper's room with a separate WC, and a pool-facing balcony.

It is difficult to find a similarly sized 1,668 sq ft for a three-bedroom unit that also includes a helper's room. Most developers over the past five years have redistributed that square footage into the main living areas. For a household with a live-in helper, it is a genuine differentiator from what a comparable-priced newer launch would offer.

The view lacks the vantage that most units in the high-rise tower get to enjoy. Since the apartments in The Poolside Terrace occupy the top three floors of the seven-storey block, all units benefit from dual-facing views.

The inward-facing balconies overlook the lap pool and pool deck, while the opposite side still enjoys unblocked views of Kampong Glam, though the angled windows along that facade do not offer the type of wide open view that most residents will be familiar with.

Overall, the pool view will appeal to owners who want that type of scene, but it is not the view that drives the development's high-floor transactions or the development-wide median price.

Units at Concourse Skyline do not come with an allocated car park space, and season parking is available but needs to be purchased separately. The monthly maintenance fee runs around $60 per share value, averaging $500 per month, subject to GST, for most units in The Poolside Terraces.

To access the condo’s 24-hour concierge service, residents in the Poolside Terrace units in Block 302 will have to make their way to the counter at Block 296 or Block 298.

For buyers who want to immediately move in, the timeline to occupy a unit will depend on their choice, since nearly all the units are currently leased and each lease is unit-specific. The developer says that units can be sold with their existing tenancy.

Demonstrating the flexibility of the large-format Poolside Terrace units

The unit we viewed was a Type PA1 that was fitted out in a four-bedroom configuration as opposed to its original design as a three-bedder.

Hong Fok is not selling these units as four-bedders: the Type PA1 unit is officially a three-bedroom that is priced from $2.95 million.

But the mock-up of the unit is meant to demonstrate the flexibility of the large-format units and how it can be reconfigured to suit the different lifestyle needs of various owners.

In the show unit we visited, the fourth bedroom comes from space taken from the living area and a small section of Bedroom 2. New partition walls close off part of the original living space and borrow a corner of the adjacent room, with a portion of the existing wall in the master bedroom hacked to open up a walkway.

As a result, the living area is noticeably smaller compared to what is illustrated in the original floorplan, but what remains is still a well-sized living and dining area that is comparable to what most new launches at this price point would deliver as standard.

This type of layout conversion will be up to the new owner, but the developer estimates that a renovation like what it has done may cost between $100,000 and $120,000 for works including the partitioning, hacking, and fit-out.

This flexibility matters because it changes the prospective buyers that may find it appealing. A buyer with a family that could use a fourth bedroom, who would otherwise be priced out of the four-bedroom segment at this address, can get a three-bedroom from $2.95 million that genuinely functions as a four-bedroom with a renovation budget attached.

The Poolside Terraces also offer other configurations: 

• A 1,991 sq ft corner three-bedroom unit from $3.25 million ($1,632 psf)
• A 2,648 sq ft four-bedroom unit listed from $4.25 million ($1,605 psf)
• Duplex penthouses of 4,069 sq ft to 4,585 sq ft that feature a private pool and roof terrace, priced from $5.8 million ($1,425 psf)

The scarcity of large-sized, prime apartments on Beach Road

Overall, the sales volume of large-sized private residential units in District 7 is relatively sparse. Since the start of 2023, only eight apartments of 2,000 sq ft or more have been caveated across the entire district.

Two of those units sold in May 2023 were in Concourse Skyline. The others were at South Beach Residences, Midtown Modern, and Aurea. There has been no large-unit transaction at Concourse Skyline, based on URA caveats, since that pair of units sold three years ago.

Concourse Skyline's offering in this segment points to two of The Poolside Terrace units mentioned earlier, and the four-bedroom plus study tower units at 2,142 sq ft from $4.9 million.

Project	Size	Price	$PSF	Date
South Beach Residences	2,121 sq ft	$7,500,000	$3,537	Oct 2025
Aurea	3,251 sq ft	$12,000,000	$3,691	Jun 2025
South Beach Residences	2,282 sq ft	$7,000,000	$3,068	Feb 2025
South Beach Residences	2,260 sq ft	$7,680,000	$3,398	Jul 2024
Concourse Skyline	2,142 sq ft	$5,375,000	$2,509	May 2023
Concourse Skyline	2,131 sq ft	$5,700,000	$2,674	May 2023
Midtown Modern	3,272 sq ft	$14 million	$4,278	Jan 2023

Large-sized units at South Beach Residences have been transacting for $3,068 psf - $3,537 psf, while developer sales of the large-sized units at Aurea came in at an average of $3,691 psf.

These two examples feature prices which are above Concourse Skyline's four-bedroom asking price at roughly $2,300 psf. For a buyer specifically after a large unit in this corridor, the price gap between the various developments needs to be evaluated.

Units in The Poolside Terrace penthouses sit at the lowest end of this already-thin market, priced from $5.8 million ($1,425 psf). The closest resale comparison in terms of size is a 3,272 sq ft unit at Midtown Modern that fetched $4,278 psf in January 2023.

For a buyer who is after a city-centre residence that is quite sizeable, there is nearly no readily available alternative.

The competitiveness of the high-rise tower units: the four-bedroom plus study

One of the high-rise units we also visited was a 2,142 sq ft Type D1 unit on the 33rd floor, which was fitted out in a four-bedroom configuration as opposed to its original design as a four-bedroom plus study.

The layout features a study, four bathrooms, separate wet and dry kitchens, a utility yard, a household shelter that can double up as a helper's room with a separate WC and two balconies.

For this show unit, the two study rooms had been configured as a bedroom; another demonstration of the flexibility that the units at Concourse Skyline offer over new launch units.

I think its height on the 33rd floor, and panoramic view this offers, speaks volumes over the specifics of the layout. All main areas and bedrooms take in the Singapore Flyer and Marina Bay skyline, while the ensuite bathroom for Bedroom 4 faces toward Kampong Glam.

Smaller units — one-bedroom configurations — are also available for sale in the high-rise towers. The tower units have been on the market for longer than The Poolside Terraces and make up the bulk of the resale transaction history of this development.

Median $PSF climbed from $1,913 psf in 2022 to a 2024 peak of $2,012 psf and has eased to $1,982 psf through 2026 year-to-date. This is a pullback consistent with reduced foreign buyer activity after the 60% ABSD rate for foreigners was introduced in April 2023.

Year	Median $PSF
2026 YTD	$1,982
2025	$2,003
2024	$2,012
2023	$1,921
2022	$1,913

Tracking the sales performance of Aurea, and the evolution of Beach Road 

Aurea is the luxury residential component of Golden Mile Singapore, a redevelopment of the former Golden Mile Complex. The 188-unit condo is in a new 45-storey residential tower that is being built next to the conserved block.

This project is just a few steps along Beach Road from Concourse Skyline, and first hit the market in March 2025. It moved 24 units over its first month of sales, and since then the take-up rate has been relatively modest.

The developer has only released 78 units for sale and 67 have been snapped up, with the remaining 110 units likely part of a subsequent sales phase. Based on caveats to date, the median $PSF price at Aurea is about $2,864 psf, up from its median level of $2,884 psf in 2025.

That is roughly $882 psf above Concourse Skyline's 2026 median of $1,982 psf, a gap of about 44%. Part of that reflects the lease differential: Aurea's 99-year lease runs from 2024, while Concourse Skyline's runs from 2008. Another part reflects the new launch premium, and the fact that the price of new private homes along Beach Road has significantly increased.

Shaw Tower, the redevelopment of the old Shaw Towers site on the same Beach Road / Nicoll Highway corridor, received its TOP in late June 2026. With its new stock of 476,000 sq ft of Grade A office space, it represents the last significant new office supply for this stretch through 2026 and into 2027.

Combined with Guoco Midtown, which earlier added 709,000 sq ft of Grade A office space alongside two residential projects - the 219-unit Midtown Bay and 558-unit Midtown Modern - the immediate precinct has added office density, amenities and a more complete live-work-play environment compared to just a decade ago.

Midtown Modern has been trading at a 2026 median of $3,109 psf, above Aurea and well above Concourse Skyline. But Midtown Modern represents a slightly different location and land tenure (99 years from 2019).

What will the purchase of units at Concourse Skyline be determined by?

We’re upfront to say that a fair comparison is not Concourse Skyline against Aurea on a per-foot basis - the $882 psf gap reflects real differences in lease age and completion status.

A more relevant question that buyers will have to ask themselves is whether a completed and generally proven resilient development like Concourse Skyline can stand up as competition heightens.

The appeal of the units in The Poolside Terrace collection will depend on how the pool-facing and relatively low-floor units will resonate among buyers in this sub-market. While prices are somewhat lower compared to the high-rise units transacted so far, other attributes in the layout like the helper's room, the four-bedroom potential and the first-time-to-market scarcity working in its favour.