Aurea Condo Price: What You Actually Pay, Unit by Unit (Nov 2026)

Short answer: as of 4 Nov 2026, Aurea at 802 Beach Road starts from $1,787,900 for a 2-bedroom, $2,666,600 for a 3-bedroom, $4,080,510 for a 4-bedroom, $5,186,105 for a 4-bedroom premium and $9,726,890 for a 5-bedroom. Penthouse prices are on request. 112 of the 188 homes are still available. The starting price is the lowest for each layout; on top of it you pay Buyer's Stamp Duty, and you need your 25% share ready before the bank loan starts.

Below is the price of each type, what is really left at that price, and the cash you need on day one.

Starting prices and units left

From the developer's unit chart and price list, as of 4 Nov 2026:

The full list is on the price list page and I update it every Monday and Thursday.

The starting price is not what most buyers will pay

This is the part I explain to almost every buyer who asks about Aurea.

Each 2-, 3- and 4-bedroom layout comes in two versions. Types without an "H" are on floors 4 to 16. The "H" types are the same size on floors 18 to 32, and they cost more. For the smaller homes the low floors are nearly gone:

• 2-bedroom: only one B1 ($1,787,900) and one B3 ($1,957,600) are left on the lower floors. Most of what is left is B1H from $1,899,000 (15 left) and B2H from $1,944,400 (13 left). So for a 2-bedroom, plan around $1.9M to $2.1M.
• 3-bedroom: one C1 is left at $2,666,600. The other 11 are C1H, from $3,058,600. That is $392,000 more for the same 1,001 sqft.
• 4-bedroom: still a real choice on both. 10 on the lower floors from $4,080,510, and 15 "H" units from $4,455,530.
• 4-bedroom premium: 13 on the lower floors from $5,186,105, and 9 "H" units from $5,653,435.
• 5-bedroom: on floors 34 to 42. E1 (2,863 sqft) from $9,726,890 and E2 (3,251 sqft) from $11,708,814.

Types ending in "g" (D1g, D2g, E2g and so on) are the same size as their pair with their own floor plan, on alternate floors. Compare both plans before you choose. Plans are on the floor plans page.

What you need on day one

Here is what a Singaporean buying their first home, with a 75% bank loan, needs at the start. Numbers are worked out from the starting prices above.

2-bedroom B1H at $1,899,000 - 5% booking fee: $94,950 (cash) - 15% at signing, within 8 weeks: $284,850 (cash or CPF) - the last 5% of your share, $94,950, at the foundation stage - Buyer's Stamp Duty: about $64,550 - the bank's 75%, $1,424,250, is paid out stage by stage as the building goes up

3-bedroom C1H at $3,058,600 - 5% booking fee: $152,930 - 15% at signing, within 8 weeks: $458,790 - the last 5% of your share, $152,930, at the foundation stage - Buyer's Stamp Duty: about $123,116 - bank's 75%: $2,293,950, stage by stage

4-bedroom D1 at $4,080,510 - 5% booking fee: $204,026 - 15% at signing, within 8 weeks: $612,077 - the last 5% of your share, $204,026, at the foundation stage - Buyer's Stamp Duty: about $184,430 - bank's 75%: $3,060,382, stage by stage

The 75% is the most a bank can lend on a first housing loan, and only if the tenure is 30 years or less and ends by age 65. Otherwise it is 55%, and your share goes up to 45%. Your actual loan also depends on your income (the 55% total debt servicing ratio), so get an in-principle approval before you book.

One thing to know: construction has already started, so any stage the developer has finished by the time you sign is billed straight away rather than spread out. Ask me for the current stage before you work out your cash flow.

Sources: MAS loan-to-value limits, MAS TDSR, IRAS stamp duty rates.

If you already own a home

With one housing loan still outstanding, the bank can lend up to 45%, and at least 25% must be in cash. Singapore Citizens buying a second home also pay 20% ABSD. On the B1H at $1,899,000, that is $379,800 of ABSD on top of BSD.

If you are a Singaporean married couple buying jointly, IRAS refunds the ABSD if you sell your first home within 6 months after Aurea's TOP or CSC, whichever comes first. With TOP expected on 29 June 2029, that means selling your current home by around the end of 2029. There is no extension, so plan the sale early.

Source: IRAS, ABSD remission for married couples.

How the rest of the price is paid

As a new launch, Aurea follows the payment stages in the Housing Developers Rules: 20% at signing (including the booking fee), then 10%, 10%, 5%, 5%, 5% and 5% as the foundation, frame, walls, roof, fittings and car park are done, 25% at TOP and the last 15% at legal completion. The bank only charges interest on what it has released, so your monthly instalment starts small and rises as the building goes up.

Source: Housing Developers Rules.

Is Aurea priced high or low?

I'd rather show you the numbers than give you a sales pitch. Starting prices work out to about $2,664 to $3,624 psf, and the "H" floors sit around $2,950 to $3,180 psf. Before you decide, compare that with other new launches and resale condos around Beach Road, Bugis and Nicoll Highway. I can pull recent transactions for the ones you are considering.

Things that support the price: Nicoll Highway MRT about 0.29 km away, Lavender and Bugis within about 1 km, a link bridge at level 2 to The Golden Mile, only 188 homes in one tower, and two lap pools including a 22m sky pool on level 33.

Things to think through: Beach Road and Nicoll Highway are busy roads, the nearest primary school on the developer's list is about 1.88 km away, and sales have been steady rather than fast since launch on 7 March 2025. That gives you time to choose, but check rents for similar units nearby if you are buying to rent out.

Get the price for the exact unit you want

Leave your name and WhatsApp number and I'll send you the Aurea balance unit report: what's left by type, floor and stack, with the latest prices. Tell me your budget and I'll show you which units fit it, and what you need in cash and CPF for each.

Velisa Leong is an ERA Division Director in Singapore (CEA R053331B) with over 10 years in property. Prices and unit availability are subject to change without prior notice. Figures above are worked examples, not a loan offer; your bank and lawyer will confirm the exact amounts.