South Beach Residences Singapore: Luxury Condo at Beach Road, District 7
It’s one of those developments that really deserve the word iconic. Not because of marketing language, but because of what it really is. A merged mixed-use landmark in the core of Singapore’s Civic District, designed by Foster + Partners, built by City Developments Limited, and home to just 190 residences set above 34 storeys of Grade A services and a 634-room console hotel.
If you’ve been seeking for luxury condos for sale in Singapore and keep circling back to South Beach Residences, this covers everything you need to realise position, unit types, pricing, facilities, capital case, and how it compares to other top-tier developments in the metropolis.
South Beach Residences: Key Facts at a Glance
Detail | Information |
Address | 30 Beach Road, Singapore 189763 |
District | D7 – Beach Road / Bugis / Downtown Core |
Tenure | 99-year leasehold (from 2007) |
Developer | South Beach Consortium Pte Ltd (CDL and IOI Group) |
Architect | Foster + Partners (London) |
Total Residential Units | 190 |
Storeys | 45 (residential from level 22 to 45) |
Unit Types | 2-Bedroom to 4-Bedroom, Penthouses (3 to 5-Bedroom) |
Completion | 2016 |
Nearest MRT | Esplanade (CC3), City Hall (EW13/NS25) |
Hotel | JW Marriott Singapore South Beach (634 rooms) |
Foster + Partners at Beach Road
The South Beach development spans two towers connected by a striking microclimatic canopy — a wave-shaped glass and steel canopy that runs over the conserved heritage buildings between the two towers. This canopy is one of South Beach’s most distinctive architectural features. It’s engineered to create a microclimate underneath — reducing heat, managing airflow, and creating covered outdoor space that actually works in Singapore’s tropical weather.
The four conserved heritage buildings within the development date back to the site’s history as a military barracks. Rather than razing them, the development wrapped near them and reused them as way of living and event venues. If you walk over The NCO Club or South Beach Quarter today, you’re walking through recovered colonial-era military buildings that now house restaurants, bars, and event areas.
The residential tower itself 45 storeys, with residences from level 22 upward is clean, angular, and certainly modern. From the outside, it commands its situation at the junction of Beach Road and the Civic District. From the inside, the opinions it provides are among the best of any residential development in Singapore.
The Case for Investing Here
South Beach Residences is a 99-year leasehold development. That’s the starting point for any investment analysis — leasehold at this price point needs a clear thesis, not just confidence in the address.
The thesis for South Beach Residences goes like this: the Civic District is a genuinely irreplaceable location. Conservation rules protect the surrounding heritage buildings. The mixed-use integrated nature of the development — hotel, Grade A offices, retail, and residences under one roof — creates a self-sustaining demand ecosystem that benefits the residential component through tenant quality and rental sustainability.
The rental numbers support this. Monthly rentals of S$15,000 to S$29,800 with a 3.1% yield on a leasehold asset in this location are respectable figures. The tenant profile — senior executives from the financial district, international business travellers on extended stays, diplomatic families — tends toward longer tenancies and less turnover than typical prime residential developments.
ABSD for Different Buyer Types
Given South Beach Residences’ price range and its heavily international buyer base, ABSD is a significant consideration.
Singaporeans buying a second property face 20% ABSD. At a S$5 million purchase, that’s an additional S$1 million on top — a number that needs to be factored in from the beginning, not discovered at the end.
Permanent Residents pay 30% ABSD beyond their first residential property.
Foreign buyers currently face 60% ABSD under Singapore’s rules. At South Beach Residences’ price levels, that’s a very large number — but given the development’s international buyer base, clearly one that many foreign purchasers have found worth paying for this specific address.
Working with the Right Agent
At this price point, who guides you through the process matters significantly. The difference between a knowledgeable luxury property specialist and a generalist agent can be several percentage points on your purchase or sale. If you’re serious about South Beach Residences, our luxury condo real estate agent at SG Luxury Condo has specific experience with integrated mixed-use developments and prime district transactions.
South Beach Residences vs Other Singapore Luxury Condos
It helps to understand where South Beach Residences sits relative to other top developments in Singapore’s luxury residential market.
Development | Tenure | Units | Key Feature | |
South Beach Residences | 99-year leasehold | 190 | Atop JW Marriott, Foster + Partners design, Civic District | |
Wallich Residence | 99-year leasehold | 181 | Singapore’s tallest residential building, Tanjong Pagar | |
Marina One Residences | 99-year leasehold | 1,042 | Marina Bay, large mixed-use development | |
Boulevard 88 | Freehold | 154 | Orchard Boulevard, Waldorf Astoria hotel affiliation | |
Park Nova | Freehold | 54 | Biophilic design, Tomlinson Road |
Schools Near South Beach Residences
The Beach Road location is more urban than the typical family condo corridor — but schools are accessible:
International Schools:
- Ichiban Montessori (Beach Road) — immediately nearby
- Pat’s Schoolhouse — 147 metres away
- Italian Supplementary School — in the area
Within reach by MRT or car:
- St Margaret’s Primary School
- Raffles Girls’ School
- Singapore Chinese Girls’ School
- Anglo-Chinese School (Junior)
Given South Beach Residences’ international buyer profile, the proximity to international pre-schools and childcare centres close to the development is relevant — and for older children, the MRT connectivity makes school commutes across the island manageable.
Food and Dining
South Beach Residences is surrounded by some of Singapore’s best dining — both within the development itself and in the immediate neighbourhood.
Within the South Beach development: Madame Fan, Akira Sack’s restaurant, Assembly bar, and The NCO Club’s various outlets. A short walk brings you to CHIJMES — one of Singapore’s most beautiful dining precincts — with fine dining and casual restaurants set within the restored neo-Gothic chapel. Raffles Hotel’s collection of restaurants and bars is directly opposite.
Suntec City’s restaurant floors, Marina Square’s food court and restaurants, and the hawker centres along Beach Road and surrounding streets give you options at every price point.
Shopping
Suntec City is accessible via underground walkway. Raffles City, Marina Square, and Millenia Walk are all a short walk away. For luxury retail, the Marina Bay Sands Shoppes are a quick drive or taxi ride.
Healthcare
Raffles Medical Group’s main clinic is nearby. Raffles Hospital is accessible. For specialist care, the cluster of hospitals along Orchard Road — Gleneagles, Mount Elizabeth, and Paragon Medical — are 10 minutes by car.
Who Should Consider South Beach Residences?
South Beach Residences suits a specific type of buyer or tenant. It’s not for everyone — and that’s not a criticism, it’s just accurate.
It works best for:
- Senior expat executives working in the CBD who want hotel-style living within walking distance or one MRT stop from the office
- International buyers who want a Singapore pied-à-terre with hotel services, minimal management hassle, and a globally recognisable address
- Investors targeting the top end of the Singapore executive rental market — particularly tenants from the financial, legal, and banking sectors who work in the adjacent CBD and prefer not to commute
- Buyers who prioritise views — the Marina Bay and CBD views from the upper floors are genuinely exceptional and hard to match anywhere in Singapore
- Lifestyle buyers who value walkability to world-class dining, arts, and entertainment over the quiet residential enclave experience
If you’re a first-time luxury condo buyer trying to understand what makes a development like this worth the premium, the luxury homes Singapore guide on SG Luxury Condo gives a good foundation for what separates ultra-prime residential from standard prime developments.
Frequently Asked Questions About South Beach Residences
South Beach Residences is at 30 Beach Road, Singapore 189763, in District 7 — the Downtown Core and Civic District area. It’s directly opposite Raffles Hotel and within walking distance of Suntec City, the Esplanade, and Marina Bay.
It’s a 99-year leasehold development, with the lease starting from 2007. This is an important consideration for buyers assessing long-term capital appreciation versus a freehold alternative.
190 residential units, occupying floors 22 to 45 of the South Tower. The floors below are occupied by the JW Marriott Singapore South Beach hotel.
South Beach Consortium Pte Ltd — a joint venture between City Developments Limited (CDL) and IOI Group. CDL is the lead developer. The development was designed by Foster + Partners of London.
2-bedroom, 3-bedroom, and 4-bedroom apartments, plus six penthouses ranging from 3-bedroom to 5-bedroom configurations. The duplex penthouses feature 4.5-metre ceilings, rooftop terraces, and private pools.
Sale prices currently range from approximately S$3,700,000 to S$20,000,000. The PSF range is S$3,043 to S$4,981. Monthly rentals run from S$15,000 to S$29,800.
Esplanade MRT (CC3 — Circle Line) is at the doorstep. City Hall MRT Interchange (EW13/NS25) is a few minutes’ walk. Both are accessible via underground walkway, along with connections to Suntec City.
The JW Marriott Singapore South Beach — a 634-room, five-star hotel with five restaurants and bars, The NCO Club, Spa by JW, and full hotel infrastructure. Residents have access to hotel services through the Residential Hosts concierge team.
It depends on your thesis. The Civic District location is irreplaceable, the integrated hotel-office-retail structure creates durable rental demand, and the international buyer base provides demand diversification. The 99-year leasehold tenure is the key variable that needs to factor into your long-term return expectations.
Senior executives from financial, legal, and banking firms in the adjacent CBD, international business travellers on extended stays, and diplomatic families. Monthly rents of S$15,000 to S$29,800 reflect the premium tenant profile this development consistently attracts.
South Beach Residences Location Map
Live Large With No Boundaries
You will never be short of diversion with an address within the lively Civic District. The Esplanade is just minutes’ walk away as are various galleries and museums.
Nearby malls and shopping streets provide a plethora of retail and dining choices to suit every taste. Connecting you to the island at large. Esplanade MRT Station and City Hall MRT Interchange can be directly accessed from South Beach itself. By car. key destinations are well within reach: 5 minutes to the Central Business District; 10 minutes to the world-famous Orchard Road shopping belt; and 15 minutes to Changi Airport.
An Above To Rival The Heights You Scale
For the individual who demands absolute exclusivity. South Beach Residences is a landmark home without equal. Nestled within the iconic South Beach integrated development and perched atop the JW Marriott Singapore South Beach. this is an abode at the height of luxury.
Tower Above All
Located within the Civic District, enjoy an address that places you at the heart of Singapore’s historical, architectural and cultural heritage. With myriad landmarks at your doorstep, bask in peerless views of the neighbouring arts and entertainment precinct as well as the nearby world-class business district.
Nothing Is Quite Like The Exquisite Taste Of Life
As part of the transformative South Beach integrated development with its sublime fusion of past and present, South Beach Residences is perfectly placed to let you enjoy the very best that life has to offer.
JW Marriott Singapore South Beach
A rare home deserves an equally rare place in society. South Beach Residences rises from level 22 to 45 atop this design-led luxury hotel which boasts 634 rooms and suites: five exciting restaurants and bars: The NCO Club, an entertainment and lifestyle venue: and the signature Spa by JW.
Conservation Buildings
Remembering the army camp history of the South Beach site. the four restored military buildings now serve as unique lifestyle and event venues. At the South Beach Quarter and The NCO Club. discover novel wine & dine concepts like Madame Fan by famed restaurateur Alan Yau. A cocktail bar and a suite of meeting rooms can be found at Assembly while the Grand Ballroom is set to impress with its stunning Forest of Lights installation.
Dining And Entertainment
Indulge your palate with a host of options that run the gamut from casual modern to fine dining, including a restaurant by internationally acclaimed chef Akira Sack, known for his fearless creativity.
South Beach Tower
The sister tower to South Beach Residences, and a dynamic business hub featuring 34 storeys of Grade A office space.
Amenities near to South Beach Residences
TRANSPORTATION
East Coast Parkway (ECP)
Central Expressway (CTE)
Kallang Paya Lebar Expressway (KPE)
Ayer Rajah Expressway (AYE)
SHOPPING MALL
Suntec City Mall
Shaw Leisure Gallery
Marina Square
Millenia Walk
Raffles City
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South Beach Residences Site Plan
Facilities at South Beach Residences sit across two sky decks — Level 23 and Level 32 — rather than at ground level. This placement gives them views that ground-floor facilities simply can’t match.
Level 23 Sky Garden includes:
50-metre lap pool
Jacuzzi
Outdoor fitness zone
Children's playground and pool
Reading room
Steam room
Level 32 Sky Terrace includes:
Infinity pool
Sun deck
Gourmet pantry with panoramic CBD and Marina Bay views
Function room with adjoining kitchenette — private chef dining available
Fully equipped indoor gymnasium
The infinity pool on Level 32 is the standout feature. The views from that height, in that location, over Marina Bay and the CBD, are the kind of thing that’s genuinely hard to photograph properly — you need to be standing there.
The function room with the private chef option is also unusual. Having a formal entertaining space with kitchen facilities and city views, available exclusively to residents, gives South Beach Residences a hospitality dimension most condos don’t offer.
The Part Most Residents End Up Relying On
The infinity pool on Level 32 is the standout feature. The views from that height, in that location, over Marina Bay and the CBD, are the kind of thing that’s genuinely hard to photograph properly — you need to be standing there.
The function room with the private chef option is also unusual. Having a formal entertaining space with kitchen facilities and city views, available exclusively to residents, gives South Beach Residences a hospitality dimension most condos don’t offer.
Inside the Apartments — What You Actually Get
With only 190 apartments across the whole building, there’s no sense of being in a crowd. You choose from two, three, or four-bedroom units, or the penthouses if you want the full picture.
The interiors are properly finished. Double-height floor-to-ceiling windows make real use of the views — not just architecturally, but in terms of how the space feels day to day. A generously sized balcony extends that sense of space further. It doesn’t feel like a typical city apartment inside, which is the point.
Security is handled by a biometric access system with fingerprint recognition. It’s one of those things you stop noticing after a week because it just works. The kitchens are fully equipped Bulthaup setups fitted with Miele appliances — designed for people who actually cook, not just for looks.
In the penthouses, it steps up further. Sub-Zero refrigerator and wine chiller, 4.5-metre ceilings, rooftop terraces, private pools. If you know what Sub-Zero and Bulthaup mean in a kitchen context, you already understand what level of finish this represents.
The Building Itself Is Worth Talking About
South Beach was designed by Foster + Partners — the same firm behind Apple Park, the HSBC Building in Hong Kong, and the Gherkin in London. The architecture here isn’t decorative. It’s functional.
The undulating canopy that runs across the development does three things at once: it improves natural ventilation, filters heat, and converts sunlight into electricity. Its shape also channels rainwater for harvesting. On the towers, high-performance glass handles heat and glare, with shingles on the north and south faces and louvres on the east-west sides for more direct sun control.
For those who prefer spending quality time with family, you’ll find fun for all ages here. Bond over books in the reading room, or lose your inhibitions and join the children as they gambol around the playgrounds and play pool.
The green footprint is real — over 10,800 square metres of ground-level greenery and another 3,400 square metres of gardens within the residential tower itself. All of it works together to absorb carbon dioxide, heat, and noise. South Beach has been awarded two Green Mark Platinum Awards, covering both the residential and commercial components. It also took the top spot in the FIABCI Singapore Awards for Sustainable Development.
This isn’t sustainability as a selling point. It’s sustainability as architecture. There’s a difference, and you can feel it in the building.
South Beach Residences Price and Transaction Data
What Units Are Trading At
Based on recent transaction data:
- Sale price range: S$3,700,000 – S$20,000,000
- Current PSF range: S$3,043 – S$4,981 psf
- Average PSF (last 12 months): approximately S$3,303 psf
- Highest recorded transaction: S$4,748 psf (October 2021, 3,897 sq ft unit)
- Lowest recorded transaction: S$2,795 psf (September 2018, 1,216 sq ft unit)
- Rental yield: approximately 3.1%
- Monthly rental range: S$15,000 – S$29,800
These are not numbers for casual buyers. South Beach Residences is priced at the top end of Singapore’s leasehold luxury market — and holds that positioning because of what it offers: the address, the hotel integration, the Foster + Partners architecture, and views that most condos in Singapore simply can’t replicate.
Who Buys at South Beach Residences
The buyer profile here is notably international. According to available data, approximately 61.5% of buyers are foreigners, with Permanent Residents at 22.1% and Singaporeans at 16.3%. This is one of the most internationally skewed buyer profiles of any residential development in Singapore — reflecting both the global appeal of the Civic District address and the hotel-style living concept that attracts buyers from Hong Kong, mainland China, Europe, and elsewhere.
When Even Luxury Has Become Commonplace, It's Time To Raise The Bar
There is no mistaking this icon envisioned by leading British architectural firm Foster+Partners. Blending innovative form with environmentally conscious design. South Beach is poised to be a benchmark for sustainable urban living with its multitude of clever green technologies.
The undulating microclimatic canopy is not only distinctive but engineered to maximise ventilation, filtering out heat while converting sunlight into electricity. Its unique shape also facilitates rainwater harvesting. On the towers, high-performance glass is used, with shingles on the North and South-facing sides to mitigate the sun’s glare and provide clear views out at the same time. A second layer of louvres shield against more direct sunlight on the East-West facings.
With over 10.800 square metres of greenery on the ground and a further 3,400 square metres of gardens within the residential tower to absorb carbon dioxide, heat and noise, South Beach is truly designed to work in harmony with nature. In recognition of its commitment to sustainability. South Beach has been conferred two Green Mark Platinum Awards (Residential and Commercial). It was also honoured with the prestigious FIABCI Singapore Awards, topping the Sustainable Development category.
FOSTER + PARTNERS
An internationally lauded architecture and integrated design practice founded by Pritzker Prize winner Norman Foster. For over four decades. Foster+Partners has been at the forefront of Pioneering work in their pursuit of a sustainable approach to architecture. Their strikingly wide range includes urban masterplans, public infrastructure. airports. civic and cultural buildings. offices and workplaces to private houses and product design.
South Beach Residences Unit Types and Floor Plans
| Unit Type | No. of Units | Unit Area (Sq ft) | Distribution (%) |
| 2 Bedroom | 88 | 936 – 1,798 | 46 |
| 3 Bedroom | 61 | 1,604 – 2,282 | 32 |
| 4 Bedroom | 35 | 2,239 – 2,616 | 19 |
| Penthouse | 6 | 3,897 – 6,728 | 3 |
| Total | 190 | 100 |
South Beach Residences Schematic Chart
South Beach Residences Typical Units
2-BEDROOM
3-BEDROOM
4-BEDROOM
PENTHOUSE
3-BEDROOM PENTHOUSETYPE - TYPE 3PH1
main
LEVEL
MAIN
LEVEL
VOID
ROOFTOP
LEVEL
4-BEDROOM PENTHOUSETYPE - TYPE 4PH1
main
LEVEL
UPPER
LEVEL
VOID
ROOFTOP
LEVEL
5-BEDROOM PENTHOUSETYPE - TYPE 5PH1
LOWER
LEVEL
MAIN
LEVEL
VOID
ROOFTOP
DECK
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South Beach Residences by CDL & IOI
City Developments Limited
South Beach Residences was developed by South Beach Consortium Pte Ltd, a joint venture among City Developments Limited (CDL) and IOI Group. CDL is the managing developer.
CDL was established in 1963 and is one of Singapore’s greatest and most admired property companies, listed on the Singapore Exchange with over 400 subsidiaries and associated companies globally. Their portfolio spans Asia, Europe, the Middle East, and North America.
In Singapore’s luxury residential space, CDL has an impressive track record. Their projects include Nouvel 18, Wallich Residence, and Boulevard 88 all of which sit at the top end of Singapore’s prime market. South Beach Residences sits comfortably alongside those in terms of address and prestige.
CDL has collaborated with some of the world’s most celebrated architects — Foster + Partners, Jean Nouvel, Moshe Safdie, Carlos Ott. For South Beach Residences, they brought in Foster + Partners, the same firm behind Apple Park in Cupertino, the HSBC Building in Hong Kong, and the iconic Gherkin in London.
The development has won several awards including the Singapore Good Design Mark, the Green Mark Platinum Award, and the Asia Pacific Property Awards 2016 for Best All-around Development and Best Mixed-Use Structure in Singapore.
IOI Properties Group Berhad
IOI Properties Group Berhad (IOIPG) is an accepted community developer perfectly known for its self-contained suburban townships and respectable track record spanning more than two years in the property industry. Since forging its own path as a split-up listed entity in early 2014, IOIPG has chalked up several accolades and milestones in its tour towards achieving its vision. Its visionary track record has further encouraged the Group to launch successive townships and innovative advancements.
As one of the greatest property developers in Malaysia, IOIPG has three core businesses specifically: property development, property investment, and spare time and hospitality. Apart from Malaysia, the Group also has activities in Singapore and the People’s Republic of China.