Bukit Merah is trading about 16% above the wider region median — that gap is worth understanding before you make a move here.
Volume cooled noticeably in Bukit Merah in August 2026, with 74 resale transactions compared to 92 in July. Month-on-month, the town median PSF edged up 14.8% to $886 — a constructive signal for sellers. The town sits above the regional median of $762 psf (+16.2%).
Verified as of 21 Sep 2026 · Latest resale data through Aug 2026 · Latest rental data through Aug 2026
Bukit Merah median PSF by flat type (2/3/4/5-Room + Executive), last 3 months. Source: HDB Resale Transactions, data.gov.sg.
| Scope | Median PSF | vs Bukit Merah |
|---|---|---|
| Bukit Merah | $886 | — |
| Central Region | $762 | -14.0% |
| Island Wide | $601 | -32.1% |
Bukit Merah ranks #3 of 9 Central region towns by median resale PSF this month. Source: HDB Resale Transactions, data.gov.sg.
Top Streets by Volume
| Street | Transactions | Median PSF |
|---|---|---|
| Telok Blangah St 31 | 4 transactions | $1,044 |
| Telok Blangah St 31 | 2 transactions | $957 |
| Havelock Rd | 2 transactions | $1,093 |
| Kim Tian Rd | 2 transactions | $910 |
| Boon Tiong Rd | 2 transactions | $1,283 |
Top 5 streets by resale transaction count this month. Source: HDB Resale Transactions, data.gov.sg.
Price Bands by Flat Type
| Flat Type | n | Low (P25) | Median | High (P75) | Median PSF |
|---|---|---|---|---|---|
| Overall | 74 | $533,750 | $810,000 | $1,045,000 | $886 |
| 1-Room | 1 | $279,000 | $279,000 | $279,000 | $836 |
| 2-Room | 2 | $328,500 | $374,000 | $419,500 | $739 |
| 3-Room | 24 | $408,888 | $444,000 | $760,000 | $600 |
| 4-Room | 32 | $711,000 | $940,500 | $1,052,500 | $952 |
| 5-Room | 15 | $999,000 | $1,095,000 | $1,210,000 | $887 |
| Executive | 0 | No transactions this month | |||
Low/High = P25–P75 (APPROX_QUANTILES)
P25 (Low): 25% of flats sold below this price.
P50 (Median): The exact middle market price.
P75 (High): 75% of flats sold below this price.
August 2026 transactions only. Source: HDB Resale Transactions, data.gov.sg.
The $886 median PSF represents a 14.8% gain against July's $771. Transaction count fell 20% from 92 to 74. If you're a seller, this month's data supports holding asking price.
Telok Blangah St 31 led with 4 transactions (5% of all town resale) at a median $1,044 psf — 18% above the town median. Telok Blangah St 31 followed with 2 transactions.
4-Room flats led resale activity in August 2026, accounting for 32 of 74 transactions (43%) at a median $952 psf. That flat type's PSF moved 3.7% up month-on-month.
Top Transactions
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 9B Boon Tiong Rd | 5-Room | 28 TO 30 | 1,206 | $1,688,888 | $1,401 | 88 years 06 months |
| 10A Boon Tiong Rd | 4-Room | 37 TO 39 | 1,001 | $1,468,000 | $1,466 | 88 years 05 months |
| 6B Boon Tiong Rd | 5-Room | 19 TO 21 | 1,238 | $1,400,000 | $1,131 | 78 years 02 months |
| 75C Redhill Rd | 5-Room | 25 TO 27 | 1,238 | $1,250,000 | $1,010 | 79 years 06 months |
| 27B Jln Membina | 5-Room | 04 TO 06 | 1,184 | $1,230,000 | $1,039 | 81 years 03 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 7 Telok Blangah Cres | 1-Room | 01 TO 03 | 334 | $279,000 | $836 | 47 years 07 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 127A Kim Tian Rd | 2-Room | 01 TO 03 | 506 | $465,000 | $919 | 85 years 07 months |
| 28 Hoy Fatt Rd | 2-Room | 16 TO 18 | 506 | $283,000 | $559 | 39 years 11 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 57 Havelock Rd | 3-Room | 22 TO 24 | 743 | $828,000 | $1,115 | 85 years 09 months |
| 52 Havelock Rd | 3-Room | 10 TO 12 | 743 | $810,000 | $1,091 | 85 years 10 months |
| 80C Telok Blangah St 31 | 3-Room | 31 TO 33 | 732 | $800,000 | $1,093 | 86 years 01 month |
| 17 Tiong Bahru Rd | 3-Room | 01 TO 03 | 947 | $800,000 | $845 | 45 years 05 months |
| 57 Havelock Rd | 3-Room | 07 TO 09 | 743 | $795,000 | $1,070 | 85 years 10 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 10A Boon Tiong Rd | 4-Room | 37 TO 39 | 1,001 | $1,468,000 | $1,466 | 88 years 05 months |
| 8B Boon Tiong Rd | 4-Room | 10 TO 12 | 1,076 | $1,180,000 | $1,096 | 78 years 03 months |
| 95C Henderson Rd | 4-Room | 40 TO 42 | 1,001 | $1,144,000 | $1,143 | 91 years 10 months |
| 75C Redhill Rd | 4-Room | 22 TO 24 | 1,076 | $1,140,000 | $1,059 | 79 years 06 months |
| 10A Boon Tiong Rd | 4-Room | 04 TO 06 | 1,001 | $1,100,000 | $1,099 | 88 years 05 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 9B Boon Tiong Rd | 5-Room | 28 TO 30 | 1,206 | $1,688,888 | $1,401 | 88 years 06 months |
| 6B Boon Tiong Rd | 5-Room | 19 TO 21 | 1,238 | $1,400,000 | $1,131 | 78 years 02 months |
| 75C Redhill Rd | 5-Room | 25 TO 27 | 1,238 | $1,250,000 | $1,010 | 79 years 06 months |
| 27B Jln Membina | 5-Room | 04 TO 06 | 1,184 | $1,230,000 | $1,039 | 81 years 03 months |
| 8 Kim Tian Pl | 5-Room | 10 TO 12 | 1,410 | $1,190,000 | $844 | 57 years |
No transactions this month for this flat type.
Top 5 resale transactions by price. Source: HDB Resale Transactions, data.gov.sg.
Lease Decay Comparison
Median PSF by remaining lease band, blended across 2/3/4/5-Room and Executive flats. Detail by flat type below. Source: HDB Resale Transactions, data.gov.sg.
3-Room flats in Bukit Merah show a real lease-decay gap — units with 70-79 years remaining trade at $1,138 psf against $559 psf for the under-60 band, a 51% spread. That's the clearest single number in this report for anyone deciding how much a shorter lease should actually discount a flat.
Unit Type Breakdown
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 1 | Too few resale transactions in the past 5 years to report a reliable figure (1 in the trailing 12 months). | |
| 80-89 years | 3 | Last transacted: Aug 2026 · $919 psf | |
| 70-79 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| 60-69 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| under-60 years | 3212-mo avg · 32 transactions | $287,500 | $613 |
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 3512-mo avg · 35 transactions | $740,000 | $1,011 |
| 80-89 years | 6 | $797,500 | $1,081 |
| 70-79 years | 512-mo avg · 5 transactions | $735,000 | $1,138 |
| 60-69 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| under-60 years | 15 | $410,000 | $559 |
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 6 | $977,500 | $1,016 |
| 80-89 years | 5 | $1,030,000 | $1,029 |
| 70-79 years | 10 | $1,024,000 | $1,018 |
| 60-69 years | 1112-mo avg · 11 transactions | $848,000 | $761 |
| under-60 years | 9 | $620,000 | $599 |
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 7 | Too few resale transactions in the past 5 years to report a reliable figure (7 in the trailing 12 months). | |
| 80-89 years | 1612-mo avg · 16 transactions | $1,375,000 | $1,125 |
| 70-79 years | 8 | $1,112,500 | $927 |
| 60-69 years | 1112-mo avg · 11 transactions | $1,230,000 | $887 |
| under-60 years | 5 | $828,000 | $652 |
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| 80-89 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| 70-79 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| 60-69 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| under-60 years | 0 | Last transacted: Dec 2021 · $506 psf | |
Lease Bands: Remaining years on the lease. Low Volumes: If under 5 sales, data expands.
Fallback 1: Uses 12-month average (flagged). Fallback 2: Uses 5-year transaction history.
Data Source: HDB Resale Transactions, data.gov.sg.
Rents softening (-3.7% MoM) on rising lease volume.
Top Streets — 2-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Jln Bt Ho Swee | 2 | $2,825/mo |
| Telok Blangah Dr | 2 | $2,500/mo |
| Beo Cres | 1 | $2,200/mo |
Rents holding steady (-1.6% MoM) on steady lease volume.
Top Streets — 3-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Telok Blangah Hts | 5 | $2,800/mo |
| Telok Blangah Dr | 4 | $2,975/mo |
| Beo Cres | 3 | $2,600/mo |
Rents softening (-2.5% MoM) on thinning lease volume — a vacancy-proxy signal worth watching.
Top Streets — 4-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Boon Tiong Rd | 2 | $4,225/mo |
| Cantonment Cl | 2 | $3,700/mo |
| Cantonment Cl | 2 | $3,950/mo |
Rents softening (-7.8% MoM) on steady lease volume.
Top Streets — 5-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Jln Membina | 3 | $4,500/mo |
| Kim Tian Rd | 3 | $4,000/mo |
| Zion Rd | 2 | $3,575/mo |
Last leased: Jul 2026 · $5,600/mo
HDB leases lodged with HDB / data.gov.sg. Excludes private residential. No vacancy_supply table equivalent exists for HDB — lease-volume MoM is used here as the vacancy proxy signal. Source: HDB Rental Transactions, data.gov.sg.
A 14.8% PSF uptick at steady volume is a constructive signal — prices moving on genuine activity, not a thin-month statistical blip. Sellers have some pricing power. Sellers can hold asking prices with reasonable confidence. Buyers chasing specific blocks should price in less negotiating room this month. That 51% 3-Room lease-decay spread between the 70-79 and under-60 bands is the number to anchor any negotiation on a shorter-lease unit here — don't let a seller price a thinning lease like a fresh one.
Flat — no clear month-on-month PSF signal yet for this flat type.
Rental softening, -3.7% MoM — price with that in mind (10 leases last month). Currently -18.9% vs the region median.
Get a Free ValuationRising (+2.0% MoM) — expect less room to negotiate on this flat type.
Rental steady, -1.6% MoM (81 leases last month). Currently -21.2% vs the region median.
Get a Free ValuationRising (+3.7% MoM) — expect less room to negotiate on this flat type.
Rental softening, -2.5% MoM — price with that in mind (50 leases last month). Currently +24.9% vs the region median.
Get a Free ValuationRising (+21.0% MoM) — expect less room to negotiate on this flat type.
Rental softening, -7.8% MoM — price with that in mind (28 leases last month). Currently +16.4% vs the region median.
Get a Free ValuationLast transacted: Dec 2021 · $887,000 ($506 psf)
Rents softening (-3.7% MoM) on rising lease volume.
| Street | Leases | Median Rent |
|---|---|---|
| Jln Bt Ho Swee | 2 | $2,825/mo |
| Telok Blangah Dr | 2 | $2,500/mo |
| Beo Cres | 1 | $2,200/mo |
Low/High = P25–P75 rent range this month.
Talk Rental StrategyRents holding steady (-1.6% MoM) on steady lease volume.
| Street | Leases | Median Rent |
|---|---|---|
| Telok Blangah Hts | 5 | $2,800/mo |
| Telok Blangah Dr | 4 | $2,975/mo |
| Beo Cres | 3 | $2,600/mo |
Low/High = P25–P75 rent range this month.
Talk Rental StrategyRents softening (-2.5% MoM) on thinning lease volume — a vacancy-proxy signal worth watching.
| Street | Leases | Median Rent |
|---|---|---|
| Boon Tiong Rd | 2 | $4,225/mo |
| Cantonment Cl | 2 | $3,700/mo |
| Cantonment Cl | 2 | $3,950/mo |
Low/High = P25–P75 rent range this month.
Talk Rental StrategyRents softening (-7.8% MoM) on steady lease volume.
| Street | Leases | Median Rent |
|---|---|---|
| Jln Membina | 3 | $4,500/mo |
| Kim Tian Rd | 3 | $4,000/mo |
| Zion Rd | 2 | $3,575/mo |
Low/High = P25–P75 rent range this month.
Talk Rental StrategyLast leased: Jul 2026 · $5,600/mo
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