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The Arcady At Boon Keng
by KSH Ultra Unity Pte Ltd
📍 2 Saint Barnabas Lane
NOW SELLING
RCR
Apartment
Freehold
55/172 units left
TOP 2028
📈 High Rental Demand Mix
🚆 Transit-Oriented: 5 mins walk to Boon Keng MRT
Indicative Starting From
From $1,316,000
Indicative launch estimate · Subject to confirmation
1 - 4Bedrooms
527–2583 sqftSizes
FreeholdTenure
2028TOP Year
172 UnitsTotal
68% Sold55 Left
172 Lots (1:1)Car Park Lots
📊 Land Economics & Sales Performance
GLS land tender valuation and current sales take-up for The Arcady At Boon Keng.
Land Rate (GLS)
Freehold Prime Land
Developer acquisition cost
Current Status
NOW SELLING
Officially Launched & Available
Sales Progress
68% Sold (55 units left)
Based on developer inventory & URA caveats
Pricing Benchmark
$2,604 PSF
Transacted URA Caveats Benchmark
CondoWatch Intel™
Independent Investment & Valuation Analysis
Objective algorithmic evaluation grounded in transacted URA caveats and land economics.
ANALYST VERDICT
The Arcady At Boon Keng offers a rare freehold entry in D12 with strong city-fringe connectivity, but its average PSF of $2,604 is steep for a project with 172 units and limited on-site amenities, pricing in significant future growth that may cap near-term upside.
Key Strengths & Upside
- • Freehold tenure in a predominantly leasehold RCR district provides long-term land value preservation and potential en-bloc upside, a scarcity premium that typically commands 10-15% PSF premium over 99-year counterparts.
- • Strong sales momentum with 67% (109 of 172 units) sold since launch, indicating healthy demand and reducing developer holding risk; remaining 57 units offer a narrower entry window before TOP in 2028.
- • Transacted PSF range of $2,357 to $2,837 suggests some units are priced below the district's freehold average, with the lower end offering relative value for buyers who negotiate on remaining stock.
- • Proximity to Boon Keng MRT (North East Line) and the CBD (approx. 10 minutes to Dhoby Ghaut) enhances rental appeal, with potential gross rental yields of 3.0-3.5% based on current market rents for similar city-fringe projects.
Prudent Risks & Watch-Outs
- • At an average of $2,604 PSF, the project is priced at a premium to many RCR launches (e.g., $2,000-$2,400 PSF in nearby D12 leasehold projects), limiting immediate capital appreciation unless the market sustains strong growth.
- • Small site with only 172 units and no mention of extensive facilities; maintenance fees may be higher per unit due to limited shared costs, and resale liquidity could be thinner compared to larger developments with more transaction volume.
- • Estimated TOP in 2028 exposes buyers to interest rate and policy risks over the next 4 years, and the remaining 57 unsold units may face competition from newer launches with more attractive payment schemes or lower land costs.
- • Lack of confirmed school data within 1-2km is a drawback for families relying on Primary 1 registration priority; buyers should verify distances to popular schools like St. Andrew's Junior or Hong Wen School.
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Quick Take
- The Arcady At Boon Keng trades at $2,604psf, 34% above the D12 average of $1,947psf.
- 🚆 Transit-Oriented: 5 mins walk to Boon Keng MRT.
- Best suited to yield-focused investors drawn to a lower entry quantum and strong rental-tenant pool; long-term legacy holders who value a lease that won't decay.
The Arcady At Boon Keng Unit Mix & Indicative Pricing
Based on transacted URA caveats for this project — not an official developer price list.
| Type | Size | Transactions | Avg PSF | Avg Price |
|---|---|---|---|---|
| 1 Bedroom | 527 sqft | 10 | $2,546 | $1,343,000 |
| 1 Bedroom | 667 sqft | 19 | $2,622 | $1,749,736 |
| 1 Bedroom | 678 sqft | 17 | $2,623 | $1,778,824 |
| 2 Bedroom | 764 sqft | 14 | $2,666 | $2,037,436 |
| 3 BedroomMost traded | 969 sqft | 20 | $2,583 | $2,502,686 |
| 3 Bedroom | 980 sqft | 1 | $2,652 | $2,598,000 |
| 3 Bedroom | 1087 sqft | 8 | $2,555 | $2,778,000 |
| 3 Bedroom | 1195 sqft | 4 | $2,561 | $3,060,000 |
| 3 Bedroom | 1281 sqft | 6 | $2,526 | $3,235,000 |
| 4 Bedroom | 1410 sqft | 8 | $2,715 | $3,828,559 |
| 4 Bedroom | 1496 sqft | 1 | $2,419 | $3,619,000 |
| 4 Bedroom | 1625 sqft | 1 | $2,357 | $3,831,000 |
📈 High Rental Demand Mix
55% of transacted units are Studio/1-Bedroom/2-Bedroom — a mix skewed toward smaller, rental-friendly quantums. Entry from ~$1,343,000.
- 1 Bedroom42%
- 3 Bedroom36%
- 2 Bedroom13%
- 4 Bedroom9%
Based on transacted URA caveats for this project.
🎓 Primary 1 School Catchment near The Arcady At Boon Keng (MOE 1km & 2km)
Official MOE Primary 1 registration priority zones calculated from OneMap geospatial data.
Phase 2C Priority
Within 1 km (3 Schools)
-
Bendemeer Primary School Highest Balloting Priority190m · 2 min
-
Hong Wen School Highest Balloting Priority707m · 9 min
-
St Andrew'S School (Junior) Highest Balloting Priority926m · 12 min
Phase 2C Supplementary
1 km – 2 km (0 Schools)
No additional Primary Schools found in 1–2 km band.
Other Nearby Schools & Institutions (Secondary, JC & Mixed Level)
- Bendemeer Secondary School Secondary (S1-S5) 366m · 5 min
- St Andrew'S School (Secondary) Secondary (S1-S5) 876m · 11 min
- Northlight School Secondary (S1-S4) 1015m · 13 min
- St Andrew'S Junior College Junior College 1102m · 14 min
- Cedar Girls' Secondary School Secondary (S1-S4) 1620m · 20 min
Singapore MOE Primary 1 registration prioritises homes within 1 km (Phase 2C Priority) and within 1–2 km (Phase 2C Supplementary). Sourced from official OneMap MOE registries.
The Arcady At Boon Keng Location, Transit & Neighbourhood Amenities
Nearby MRT Stations
- NE9 Boon Keng 415m · 5 min
- DT24 Geylang Bahru 880m · 11 min
- DT23 Bendemeer 1061m · 13 min
- NE10 Potong Pasir 1095m · 14 min
- NE8 Farrer Park 1511m · 19 min
- EW10 Kallang 1540m · 19 min
Nearby Malls
- City Square Mall1538m
- Mustafa Centre1740m
- HDB Hub Toa Payoh1849m
- Woodleigh Mall1933m
- Novena Square2260m
- United Square2354m
Supermarkets
- Mb Supermart320m
- Fairprice Shop429m
- Sheng Siong Supermarket534m
- Hao Mart587m
- Hao Mart708m
- Hao Mart724m
Straight-line distances, sourced from OneMap. Approximate — actual walking routes may differ.
The Arcady At Boon Keng Master Plan & Location Map
The Arcady At Boon Keng and MRT stations within walking distance.
The Arcady At Boon Keng Mortgage & Affordability Calculator
Indicative monthly instalment — adjust the rate to match your bank's package.
Max 75% for a first housing loan, tenure ≤30yr not past age 65.
Indicative only — actual rates depend on lender, profile and TDSR.
Estimated Monthly Instalment
S$ 0
Loan: —
Down payment: —
Estimates only. Down payment shown as total — cash vs CPF split varies. Consult a mortgage advisor for binding figures.
Stamp Duty & Affordability
Indicative BSD/ABSD payable and a TDSR affordability check.
Car loans, personal loans, other mortgages, credit card min. sums, etc.
Buyer's Stamp Duty (BSD)
S$ 0
Additional Buyer's Stamp Duty (ABSD)
S$ 0
Total stamp duty: —
TDSR: —
—
Indicative only, based on IRAS BSD/ABSD rates and MAS's 55% TDSR threshold. Actual duties/eligibility depend on your full financial profile — consult a conveyancing lawyer or mortgage advisor.
The Arcady At Boon Keng URA Transaction History & PSF Trends
Caveat transactions filed with URA for this project.
Avg PSF by Floor Level
Low Floor (1–5)
$2,546 psf
16 txns
Mid Floor (6–15)
$2,579 psf
55 txns
High Floor (16+)
$2,666 psf
38 txns
| Date | Floor | Size (sqft) | Size (sqm) | Price | PSF | PSM | Type | Sale |
|---|---|---|---|---|---|---|---|---|
| Sep-26 | 06-10 | 764 | 71 | $2,045,000 | $2,676 | $28,803 | Strata | New Sale |
| Aug-26 | 11-15 | 1087 | 101 | $2,860,000 | $2,631 | $28,317 | Strata | New Sale |
| Jul-26 | 11-15 | 1410 | 131 | $3,794,000 | $2,691 | $28,962 | Strata | New Sale |
| Jul-26 | 06-10 | 764 | 71 | $2,010,000 | $2,630 | $28,310 | Strata | New Sale |
| Jul-26 | 06-10 | 1087 | 101 | $2,824,000 | $2,598 | $27,960 | Strata | New Sale |
| Jul-26 | 21-25 | 1496 | 139 | $3,619,000 | $2,419 | $26,036 | Strata | New Sale |
| Jul-26 | 21-25 | 1410 | 131 | $3,911,000 | $2,774 | $29,855 | Strata | New Sale |
| Jul-26 | 16-20 | 764 | 71 | $2,102,000 | $2,751 | $29,606 | Strata | New Sale |
| Jul-26 | 21-25 | 1410 | 131 | $3,868,000 | $2,743 | $29,527 | Strata | New Sale |
| Jul-26 | 06-10 | 1281 | 119 | $3,298,000 | $2,575 | $27,714 | Strata | New Sale |
| Jun-26 | 11-15 | 1087 | 101 | $2,820,000 | $2,594 | $27,921 | Strata | New Sale |
| Jun-26 | 06-10 | 1087 | 101 | $2,802,000 | $2,577 | $27,743 | Strata | New Sale |
| May-26 | 16-20 | 764 | 71 | $2,094,000 | $2,740 | $29,493 | Strata | New Sale |
| May-26 | 06-10 | 1087 | 101 | $2,808,000 | $2,583 | $27,802 | Strata | New Sale |
| May-26 | 16-20 | 1410 | 131 | $3,770,000 | $2,674 | $28,779 | Strata | New Sale |
| May-26 | 21-25 | 969 | 90 | $2,698,000 | $2,785 | $29,978 | Strata | New Sale |
| May-26 | 01-05 | 969 | 90 | $2,486,000 | $2,566 | $27,622 | Strata | New Sale |
| Apr-26 | 01-05 | 764 | 71 | $1,994,000 | $2,609 | $28,085 | Strata | New Sale |
| Apr-26 | 16-20 | 1410 | 131 | $3,814,470 | $2,705 | $29,118 | Strata | New Sale |
| Apr-26 | 21-25 | 1410 | 131 | $3,926,000 | $2,784 | $29,969 | Strata | New Sale |
| Mar-26 | 01-05 | 969 | 90 | $2,474,000 | $2,554 | $27,489 | Strata | New Sale |
| Feb-26 | 16-20 | 1410 | 131 | $3,812,000 | $2,703 | $29,099 | Strata | New Sale |
| Feb-26 | 06-10 | 1087 | 101 | $2,812,000 | $2,586 | $27,842 | Strata | New Sale |
| Feb-26 | 01-05 | 969 | 90 | $2,509,000 | $2,590 | $27,878 | Strata | New Sale |
| Jan-26 | 11-15 | 764 | 71 | $2,032,000 | $2,659 | $28,620 | Strata | New Sale |
| Jan-26 | 11-15 | 969 | 90 | $2,570,000 | $2,653 | $28,556 | Strata | New Sale |
| Nov-25 | 21-25 | 1195 | 111 | $3,200,000 | $2,678 | $28,829 | Strata | New Sale |
| Nov-25 | 06-10 | 764 | 71 | $2,015,000 | $2,637 | $28,380 | Strata | New Sale |
| Nov-25 | 21-25 | 764 | 71 | $2,168,100 | $2,837 | $30,537 | Strata | New Sale |
| Oct-25 | 06-10 | 764 | 71 | $1,993,000 | $2,608 | $28,070 | Strata | New Sale |
| Sep-25 | 06-10 | 969 | 90 | $2,456,000 | $2,535 | $27,289 | Strata | New Sale |
| Aug-25 | 11-15 | 980 | 91 | $2,598,000 | $2,652 | $28,549 | Strata | New Sale |
| Aug-25 | 11-15 | 969 | 90 | $2,600,000 | $2,684 | $28,889 | Strata | New Sale |
| Jul-25 | 06-10 | 969 | 90 | $2,478,000 | $2,558 | $27,533 | Strata | New Sale |
| Jun-25 | 01-05 | 764 | 71 | $1,992,000 | $2,607 | $28,056 | Strata | New Sale |
| Jun-25 | 11-15 | 1281 | 119 | $3,258,000 | $2,544 | $27,378 | Strata | New Sale |
| Apr-25 | 06-10 | 969 | 90 | $2,446,000 | $2,525 | $27,178 | Strata | New Sale |
| Apr-25 | 11-15 | 1281 | 119 | $3,307,000 | $2,582 | $27,790 | Strata | New Sale |
| Apr-25 | 01-05 | 678 | 63 | $1,785,000 | $2,632 | $28,333 | Strata | New Sale |
| Mar-25 | 06-10 | 969 | 90 | $2,466,000 | $2,545 | $27,400 | Strata | New Sale |
| Mar-25 | 11-15 | 678 | 63 | $1,851,000 | $2,730 | $29,381 | Strata | New Sale |
| Feb-25 | 06-10 | 764 | 71 | $2,000,000 | $2,617 | $28,169 | Strata | New Sale |
| Feb-25 | 11-15 | 969 | 90 | $2,490,000 | $2,570 | $27,667 | Strata | New Sale |
| Feb-25 | 21-25 | 969 | 90 | $2,608,000 | $2,692 | $28,978 | Strata | New Sale |
| Jan-25 | 06-10 | 667 | 62 | $1,750,000 | $2,622 | $28,226 | Strata | New Sale |
| Jan-25 | 16-20 | 764 | 71 | $2,124,000 | $2,779 | $29,915 | Strata | New Sale |
| Dec-24 | 16-20 | 1410 | 131 | $3,733,000 | $2,647 | $28,496 | Strata | New Sale |
| Nov-24 | 06-10 | 667 | 62 | $1,758,000 | $2,634 | $28,355 | Strata | New Sale |
| Nov-24 | 01-05 | 1087 | 101 | $2,650,000 | $2,437 | $26,238 | Strata | New Sale |
| Nov-24 | 01-05 | 1281 | 119 | $3,133,000 | $2,446 | $26,328 | Strata | New Sale |
| Nov-24 | 01-05 | 678 | 63 | $1,778,000 | $2,622 | $28,222 | Strata | New Sale |
| Oct-24 | 16-20 | 667 | 62 | $1,838,000 | $2,754 | $29,645 | Strata | New Sale |
| Sep-24 | 01-05 | 667 | 62 | $1,703,790 | $2,553 | $27,480 | Strata | New Sale |
| Jul-24 | 16-20 | 969 | 90 | $2,515,660 | $2,597 | $27,952 | Strata | New Sale |
| Jul-24 | 06-10 | 667 | 62 | $1,737,000 | $2,603 | $28,016 | Strata | New Sale |
| Jul-24 | 21-25 | 969 | 90 | $2,545,060 | $2,627 | $28,278 | Strata | New Sale |
| Jul-24 | 06-10 | 969 | 90 | $2,463,000 | $2,542 | $27,367 | Strata | New Sale |
| Jun-24 | 11-15 | 667 | 62 | $1,760,195 | $2,637 | $28,390 | Strata | New Sale |
| May-24 | 16-20 | 678 | 63 | $1,851,000 | $2,730 | $29,381 | Strata | New Sale |
| Apr-24 | 01-05 | 678 | 63 | $1,758,000 | $2,593 | $27,905 | Strata | New Sale |
| Apr-24 | 21-25 | 1625 | 151 | $3,831,000 | $2,357 | $25,371 | Strata | New Sale |
| Mar-24 | 16-20 | 969 | 90 | $2,480,000 | $2,560 | $27,556 | Strata | New Sale |
| Mar-24 | 06-10 | 678 | 63 | $1,745,000 | $2,573 | $27,698 | Strata | New Sale |
| Feb-24 | 06-10 | 1281 | 119 | $3,111,000 | $2,429 | $26,143 | Strata | New Sale |
| Feb-24 | 21-25 | 667 | 62 | $1,809,000 | $2,711 | $29,177 | Strata | New Sale |
| Jan-24 | 11-15 | 667 | 62 | $1,718,000 | $2,574 | $27,710 | Strata | New Sale |
| Jan-24 | 06-10 | 667 | 62 | $1,711,000 | $2,564 | $27,597 | Strata | New Sale |
| Jan-24 | 16-20 | 667 | 62 | $1,760,000 | $2,637 | $28,387 | Strata | New Sale |
| Jan-24 | 06-10 | 667 | 62 | $1,690,000 | $2,532 | $27,258 | Strata | New Sale |
| Jan-24 | 16-20 | 667 | 62 | $1,767,000 | $2,648 | $28,500 | Strata | New Sale |
| Jan-24 | 21-25 | 667 | 62 | $1,802,000 | $2,700 | $29,065 | Strata | New Sale |
| Jan-24 | 21-25 | 667 | 62 | $1,816,000 | $2,721 | $29,290 | Strata | New Sale |
| Jan-24 | 11-15 | 667 | 62 | $1,725,000 | $2,585 | $27,823 | Strata | New Sale |
| Jan-24 | 16-20 | 667 | 62 | $1,788,000 | $2,679 | $28,839 | Strata | New Sale |
| Jan-24 | 01-05 | 667 | 62 | $1,662,000 | $2,490 | $26,806 | Strata | New Sale |
| Jan-24 | 01-05 | 667 | 62 | $1,676,000 | $2,511 | $27,032 | Strata | New Sale |
| Jan-24 | 16-20 | 667 | 62 | $1,774,000 | $2,658 | $28,613 | Strata | New Sale |
| Jan-24 | 21-25 | 1281 | 119 | $3,303,000 | $2,579 | $27,756 | Strata | New Sale |
| Jan-24 | 11-15 | 1195 | 111 | $3,006,000 | $2,516 | $27,081 | Strata | New Sale |
| Jan-24 | 06-10 | 1195 | 111 | $2,929,000 | $2,451 | $26,387 | Strata | New Sale |
| Jan-24 | 21-25 | 1195 | 111 | $3,105,000 | $2,599 | $27,973 | Strata | New Sale |
| Jan-24 | 11-15 | 764 | 71 | $1,987,000 | $2,600 | $27,986 | Strata | New Sale |
| Jan-24 | 11-15 | 764 | 71 | $1,968,000 | $2,575 | $27,718 | Strata | New Sale |
| Jan-24 | 06-10 | 527 | 49 | $1,334,000 | $2,529 | $27,224 | Strata | New Sale |
| Jan-24 | 11-15 | 527 | 49 | $1,370,000 | $2,598 | $27,959 | Strata | New Sale |
| Jan-24 | 06-10 | 527 | 49 | $1,358,000 | $2,575 | $27,714 | Strata | New Sale |
| Jan-24 | 01-05 | 527 | 49 | $1,322,000 | $2,507 | $26,980 | Strata | New Sale |
| Jan-24 | 06-10 | 527 | 49 | $1,352,000 | $2,564 | $27,592 | Strata | New Sale |
| Jan-24 | 06-10 | 527 | 49 | $1,340,000 | $2,541 | $27,347 | Strata | New Sale |
| Jan-24 | 06-10 | 678 | 63 | $1,718,000 | $2,534 | $27,270 | Strata | New Sale |
| Jan-24 | 06-10 | 527 | 49 | $1,346,000 | $2,552 | $27,469 | Strata | New Sale |
| Jan-24 | 01-05 | 527 | 49 | $1,316,000 | $2,495 | $26,857 | Strata | New Sale |
| Jan-24 | 01-05 | 527 | 49 | $1,328,000 | $2,518 | $27,102 | Strata | New Sale |
| Jan-24 | 11-15 | 527 | 49 | $1,364,000 | $2,586 | $27,837 | Strata | New Sale |
| Jan-24 | 06-10 | 1087 | 101 | $2,648,000 | $2,436 | $26,218 | Strata | New Sale |
| Jan-24 | 16-20 | 969 | 90 | $2,498,000 | $2,578 | $27,756 | Strata | New Sale |
| Jan-24 | 16-20 | 969 | 90 | $2,478,000 | $2,558 | $27,533 | Strata | New Sale |
| Jan-24 | 11-15 | 969 | 90 | $2,335,000 | $2,410 | $25,944 | Strata | New Sale |
| Jan-24 | 16-20 | 969 | 90 | $2,458,000 | $2,537 | $27,311 | Strata | New Sale |
| Jan-24 | 21-25 | 678 | 63 | $1,844,000 | $2,719 | $29,270 | Strata | New Sale |
| Jan-24 | 16-20 | 678 | 63 | $1,809,000 | $2,668 | $28,714 | Strata | New Sale |
| Jan-24 | 06-10 | 678 | 63 | $1,725,000 | $2,544 | $27,381 | Strata | New Sale |
| Jan-24 | 16-20 | 678 | 63 | $1,802,000 | $2,657 | $28,603 | Strata | New Sale |
| Jan-24 | 11-15 | 678 | 63 | $1,746,000 | $2,575 | $27,714 | Strata | New Sale |
| Jan-24 | 16-20 | 678 | 63 | $1,788,000 | $2,637 | $28,381 | Strata | New Sale |
| Jan-24 | 06-10 | 678 | 63 | $1,739,000 | $2,565 | $27,603 | Strata | New Sale |
| Jan-24 | 06-10 | 678 | 63 | $1,732,000 | $2,554 | $27,492 | Strata | New Sale |
| Jan-24 | 16-20 | 678 | 63 | $1,816,000 | $2,678 | $28,825 | Strata | New Sale |
| Jan-24 | 11-15 | 678 | 63 | $1,753,000 | $2,585 | $27,825 | Strata | New Sale |
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Frequently Asked Questions about The Arcady At Boon Keng
Key facts, pricing benchmarks, closest MRT connectivity, and Primary 1 school registration details.
What is the price and average PSF of The Arcady At Boon Keng?
Units at The Arcady At Boon Keng have indicative prices starting from From $1,316,000, with transacted URA caveats averaging $2,604 PSF. Official prices vary depending on stack, floor level, and layout configuration.
Which MRT station is closest to The Arcady At Boon Keng?
The nearest MRT station to The Arcady At Boon Keng is Boon Keng MRT (NE9), located approximately 415m (5 min walk) from the development.
What is the tenure and estimated TOP date for The Arcady At Boon Keng?
The Arcady At Boon Keng is a Freehold Apartment development with an estimated Temporary Occupation Permit (TOP) date of 2028.
Who is the developer of The Arcady At Boon Keng?
The Arcady At Boon Keng is developed by KSH Ultra Unity Pte Ltd.
Which primary schools are within 1km of The Arcady At Boon Keng?
Under Singapore MOE Primary 1 registration (Phase 2C priority), primary schools situated within the 1km radius include: Bendemeer Primary School, Hong Wen School, St Andrew'S School (Junior).
Where can I get the official floor plans and e-brochure for The Arcady At Boon Keng?
You can download the official floor plans, unit mix breakdown, and developer e-brochure directly on CondoWatch.sg via the E-Brochure request form.
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