Short answer: South Beach Residences is a 190-unit condo above the JW Marriott Hotel in the 45-storey South Beach tower at 28 Beach Road, District 7. A City Developments and IOI Properties joint venture built it; it was completed in 2016 and fully sold by 2021. The 99-year lease runs from December 2007. Esplanade MRT is about 170 m away.
Updated 1 October 2026. This page replaces an earlier version that contained incorrect facts; see the correction note at the end.
What is South Beach Residences?
| Developer | South Beach Consortium Pte Ltd, a joint venture of City Developments Limited (50.1%) and IOI Properties Group |
| Address | 28 Beach Road, Singapore 189762 (District 7) |
| Tenure | 99 years from 10 December 2007 (about 80 years left in October 2026) |
| Homes | 190, from the 23rd floor up in the 45-storey tower, above the JW Marriott Hotel Singapore South Beach |
| Unit sizes | Two- to four-bedroom apartments of 936 to 2,616 sq ft, and penthouses of 3,896 to 6,728 sq ft |
| Architect | Foster + Partners (for the South Beach development) |
| Development | A 3.5-hectare mixed-use site with 34- and 45-storey towers, Grade A offices, the 634-room JW Marriott hotel, retail and conserved buildings including the former NCO Club |
| Completed | 2016 |
| Nearest MRT | Esplanade (CC3), about 170 m or a two-minute walk; City Hall (EW13/NS25), about 560 m or a seven-minute walk |
Sources: CDL, 4 June 2025 (CDL stake, lease start, site, towers, hotel, architect, sell-out); CDL, 8 August 2019 (above the JW Marriott); EdgeProp, 5 November 2021 (floors, unit sizes); EdgeProp project page (developer entity, completion); Stacked Homes directory (walking distances); address and postal code from OneMap.
The land was sold under the Government Land Sales programme in 2007, and IOI Properties joined the project in 2011, according to CDL. In June 2025 CDL agreed to sell its 50.1% interest in the South Beach development to IOI Properties, valuing the property at S$2.75 billion. That deal covered the offices, hotel and retail; the 190 homes had already been sold to individual buyers.
What did South Beach Residences sell for?
The homes were not sold until well after completion. CDL's own results releases give this sales history:
| As at | Units sold | Average price |
|---|---|---|
| February 2019 (soft launch in September 2018) | 53 of 70 released | S$3,450 psf |
| August 2019 | 95 (50%) | over S$3,400 psf |
| September 2021 | 190 (fully sold) | not stated |
Sources: CDL, 21 February 2019; CDL, 8 August 2019; CDL, 4 June 2025.
The early sales included a 6,728 sq ft penthouse sold for S$26 million (about S$3,864 psf), according to CDL. EdgeProp reported a project record of S$4,748 psf in October 2021, when a 3,897 sq ft three-bedroom penthouse on the 42nd floor sold for S$18.5 million.
Resales are rare. In the 12 months to September 2026, Stacked Homes records two sales, both three-bedroom units of 1,916 to 2,121 sq ft, at S$6.98 million and S$7.5 million (S$3,537 to S$3,643 psf, averaging S$3,590 psf); EdgeProp shows the same average. Two deals are too few to describe a market price. Check URA's private residential transaction search for current data.
What does South Beach Residences rent for?
Leasing is much more active than sales. Stacked Homes counts 36 leases from September 2025 to August 2026, at a median of S$13,000 a month: 24 two-bedroom leases at a median of S$10,950 and 10 three-bedroom leases at a median of S$16,800. EdgeProp puts average rents at S$8.1 psf a month and the gross yield at 2.7%. These are the sources' own figures, not our estimates.
How far is South Beach Residences from the MRT?
Esplanade station (Circle Line, CC3) is closest: Stacked Homes gives 170 m, about a two-minute walk, and OneMap coordinates put the station about 130 m from 28 Beach Road in a straight line. City Hall (East-West and North-South lines) is about 560 m, a seven-minute walk, according to Stacked Homes.
There is no primary school within 1 km. The nearest listed by Stacked Homes is St. Margaret's School (Primary), about 1.6 km away.
Who might South Beach Residences suit?
This is a summary of trade-offs, not a recommendation. What is distinctive: homes on the upper floors of a Foster + Partners tower in the Civic District, above a hotel and beside offices, retail and conserved military buildings, with a Circle Line station a couple of minutes away. The trade-offs: entry prices are high (the two latest resales were about S$7 million each); resales are so infrequent that recent prices are thin evidence; the lease started in 2007, so about 80 years remain; and there is no primary school within 1 km. EdgeProp estimates the gross yield at 2.7%.
FAQ
Who developed South Beach Residences? South Beach Consortium Pte Ltd, a joint venture of City Developments Limited (50.1%) and IOI Properties Group.
What is the tenure of South Beach Residences? 99-year leasehold from 10 December 2007, so about 80 years remain in October 2026.
How many units does South Beach Residences have? 190 homes, from the 23rd floor up in the 45-storey tower: two- to four-bedroom apartments of 936 to 2,616 sq ft, plus penthouses.
When was South Beach Residences completed? In 2016. Sales began with a soft launch in September 2018, and the project was fully sold by September 2021, according to CDL.
Which MRT station is nearest to South Beach Residences? Esplanade (CC3) on the Circle Line, about 170 m or a two-minute walk. City Hall is about 560 m away.
Correction
1 October 2026: An earlier version of this page gave the address as 38 Beach Road (38 Beach Road is South Beach Tower, the office block; the residences are at 28 Beach Road) and named the developer as a consortium of CDL, Kwee Brothers and Temasek Holdings; the developer is South Beach Consortium Pte Ltd, a CDL and IOI Properties joint venture. It said the lease started in 2010; it started on 10 December 2007. It described one-bedroom units and sizes of about 570 to 3,315 sq ft; the homes are two- to four-bedroom apartments of 936 to 2,616 sq ft plus penthouses of up to 6,728 sq ft. It named Ateliers Jean Nouvel and SCDA Architects as designers, which we could not support; Foster + Partners is the architect. It also wrongly linked lease decay to HDB upgrading grants in 2070. An investment verdict, unsupported claims about the neighbourhood and residents, and an offer of a paid "full report" were removed.
Disclaimer: This page is for information only and is not investment advice. SG Properties is not a licensed estate agency and is not affiliated with the developers.
Sources
- CDL: CDL and IOI Properties Group announce deal for South Beach, valued at S$2.75 billion (4 June 2025; stake, lease start, site, towers, architect, sell-out)
- CDL: Record revenue for 2018 (21 February 2019; soft launch and early sales)
- CDL: 1H 2019 results (8 August 2019; 50% sold, location above the hotel)
- EdgeProp: South Beach Residences penthouse hits new high of $4,748 psf (5 November 2021; floors, unit sizes, record sale)
- EdgeProp: South Beach Residences project page (developer entity, lease start, completion, rents, yield; checked 1 October 2026)
- Stacked Homes: South Beach Residences directory page (recent sales, leases, MRT walk, schools; data to 30 September 2026)
- Stacked Homes: South Beach Residences review (floors, sky gardens)
- OneMap (Singapore Land Authority) (address, postal code, coordinates)
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