The top transaction this month hit $1,197 psf on Havelock Rd — 58% above the town median. One block, very different price point.
Transaction volume picked up in Bukit Merah in July 2026, with 93 resale transactions compared to 82 in June. Month-on-month, the town median PSF softened 14.8% to $755 — giving buyers a softer entry point. The town sits above the regional median of $739 psf (+2.2%).
Verified as of 11 Aug 2026 · Latest resale data through Jul 2026 · Latest rental data through Jul 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 | $755 | — |
| Central Region | $739 | -2.2% |
| Island Wide | $594 | -21.4% |
Bukit Merah ranks #5 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 | 5 transactions | $947 |
| Henderson Rd | 3 transactions | $1,079 |
| Redhill Rd | 3 transactions | $1,034 |
| Bt Merah View | 2 transactions | $548 |
| Telok Blangah Hts | 2 transactions | $614 |
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 | 93 | $530,888 | $850,000 | $965,000 | $755 |
| 1-Room | 0 | No transactions this month | |||
| 2-Room | 5 | $270,000 | $310,000 | $350,000 | $638 |
| 3-Room | 18 | $374,750 | $399,000 | $434,500 | $588 |
| 4-Room | 52 | $770,000 | $919,000 | $1,003,750 | $918 |
| 5-Room | 18 | $892,500 | $942,500 | $1,113,250 | $733 |
| 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.
July 2026 transactions only. Source: HDB Resale Transactions, data.gov.sg.
The $755 median PSF represents a 14.8% dip against June's $886. Transaction count rose 13% from 82 to 93. If you're a buyer, this is a reasonable window to negotiate.
Telok Blangah St 31 led with 5 transactions (5% of all town resale) at a median $947 psf — 25% above the town median. Henderson Rd followed with 3 transactions.
4-Room flats led resale activity in July 2026, accounting for 52 of 93 transactions (56%) at a median $918 psf. That flat type's PSF moved 6.4% down month-on-month.
Top Transactions
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 53 Havelock Rd | 5-Room | 31 TO 33 | 1,227 | $1,468,888 | $1,197 | 85 years 11 months |
| 127D Kim Tian Rd | 5-Room | 31 TO 33 | 1,216 | $1,350,000 | $1,110 | 85 years 08 months |
| 74A Redhill Rd | 5-Room | 25 TO 27 | 1,238 | $1,319,000 | $1,066 | 78 years 05 months |
| 74A Redhill Rd | 5-Room | 07 TO 09 | 1,238 | $1,280,000 | $1,034 | 78 years 05 months |
| 10A Boon Tiong Rd | 4-Room | 22 TO 24 | 990 | $1,243,888 | $1,256 | 88 years 06 months |
No transactions this month for this flat type.
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 127A Kim Tian Rd | 2-Room | 07 TO 09 | 506 | $550,000 | $1,087 | 85 years 07 months |
| 34 Jln Bt Ho Swee | 2-Room | 04 TO 06 | 549 | $350,000 | $638 | 43 years 07 months |
| 28 Jln Bt Merah | 2-Room | 10 TO 12 | 506 | $310,000 | $613 | 40 years |
| 45 Telok Blangah Dr | 2-Room | 01 TO 03 | 484 | $270,000 | $557 | 48 years 06 months |
| 10 Jln Bt Ho Swee | 2-Room | 04 TO 06 | 377 | $265,000 | $703 | 44 years |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 46 Seng Poh Rd | 3-Room | 01 TO 03 | 947 | $850,000 | $897 | 45 years 07 months |
| 27 Lim Liak St | 3-Room | 01 TO 03 | 807 | $760,000 | $941 | 45 years 06 months |
| 60 Telok Blangah Hts | 3-Room | 04 TO 06 | 721 | $440,000 | $610 | 49 years 02 months |
| 20 Jln Klinik | 3-Room | 04 TO 06 | 732 | $439,000 | $600 | 43 years 06 months |
| 61 Telok Blangah Hts | 3-Room | 10 TO 12 | 721 | $435,000 | $603 | 49 years 03 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 10A Boon Tiong Rd | 4-Room | 22 TO 24 | 990 | $1,243,888 | $1,256 | 88 years 06 months |
| 95C Henderson Rd | 4-Room | 34 TO 36 | 1,001 | $1,208,000 | $1,207 | 91 years 10 months |
| 6B Boon Tiong Rd | 4-Room | 19 TO 21 | 1,076 | $1,200,000 | $1,115 | 78 years 04 months |
| 57 Havelock Rd | 4-Room | 28 TO 30 | 958 | $1,110,000 | $1,159 | 85 years 11 months |
| 9 Cantonment Cl | 4-Room | 25 TO 27 | 969 | $1,110,000 | $1,146 | 75 years 05 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 53 Havelock Rd | 5-Room | 31 TO 33 | 1,227 | $1,468,888 | $1,197 | 85 years 11 months |
| 127D Kim Tian Rd | 5-Room | 31 TO 33 | 1,216 | $1,350,000 | $1,110 | 85 years 08 months |
| 74A Redhill Rd | 5-Room | 25 TO 27 | 1,238 | $1,319,000 | $1,066 | 78 years 05 months |
| 74A Redhill Rd | 5-Room | 07 TO 09 | 1,238 | $1,280,000 | $1,034 | 78 years 05 months |
| 23 Jln Membina | 5-Room | 04 TO 06 | 1,184 | $1,115,000 | $942 | 76 years 02 months |
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 80-89 years remaining trade at $1,115 psf against $588 psf for the under-60 band, a 47% 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 | 2 | Last transacted: Jul 2026 · $1,087 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 | 3312-mo avg · 33 transactions | $290,000 | $612 |
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 3412-mo avg · 34 transactions | $740,000 | $1,011 |
| 80-89 years | 3312-mo avg · 33 transactions | $780,000 | $1,115 |
| 70-79 years | 4 | Too few resale transactions in the past 5 years to report a reliable figure (4 in the trailing 12 months). | |
| 60-69 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| under-60 years | 18 | $399,000 | $588 |
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 13 | $965,000 | $964 |
| 80-89 years | 10 | $974,444 | $1,006 |
| 70-79 years | 12 | $940,000 | $965 |
| 60-69 years | 1012-mo avg · 10 transactions | $843,444 | $768 |
| under-60 years | 13 | $665,000 | $587 |
| 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 | 1712-mo avg · 17 transactions | $1,408,888 | $1,148 |
| 70-79 years | 7 | $1,108,000 | $895 |
| 60-69 years | 1112-mo avg · 11 transactions | $1,230,000 | $887 |
| under-60 years | 8 | $864,000 | $661 |
| 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 firming (+23.9% MoM) on rising lease volume.
Top Streets — 2-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Telok Blangah Dr | 3 | $2,600/mo |
| Kim Tian Rd | 1 | $2,800/mo |
| Kim Tian Rd | 1 | $2,800/mo |
Rents holding steady (+1.7% MoM) on rising lease volume.
Top Streets — 3-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Havelock Rd | 4 | $3,075/mo |
| Bt Merah View | 3 | $3,200/mo |
| Jln Bt Merah | 3 | $3,000/mo |
Rents holding steady (+0.0% MoM) on rising lease volume.
Top Streets — 4-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Telok Blangah Rise | 6 | $3,450/mo |
| Jln Membina | 3 | $4,000/mo |
| Telok Blangah St 31 | 3 | $4,500/mo |
Rents firming (+2.3% MoM) on thinning lease volume — a vacancy-proxy signal worth watching.
Top Streets — 5-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Redhill Cl | 2 | $5,000/mo |
| Telok Blangah Rise | 2 | $4,450/mo |
| Boon Tiong Rd | 1 | $4,800/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.
PSF softened 14.8% in July 2026 while transaction count held reasonably steady. Price softness without a volume collapse is sellers adjusting, not distress. For buyers, this is a window — softening PSF is the better entry setup. Don't wait for the market to confirm the bottom. That 47% 3-Room lease-decay spread between the 80-89 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.
Rising (+2.9% MoM) — expect less room to negotiate on this flat type.
Rental strong, +23.9% MoM — supports pricing (6 leases last month). Currently -13.7% vs the region median.
Get a Free ValuationSoftening (-7.0% MoM) — buyers may push back on this flat type.
Rental steady, +1.7% MoM (89 leases last month). Currently -20.5% vs the region median.
Get a Free ValuationSoftening (-6.4% MoM) — buyers may push back on this flat type.
Rental steady, +0.0% MoM (77 leases last month). Currently +24.2% vs the region median.
Get a Free ValuationSoftening (-14.6% MoM) — buyers may push back on this flat type.
Rental strong, +2.3% MoM — supports pricing (26 leases last month). Currently -0.8% vs the region median.
Get a Free ValuationLast transacted: Dec 2021 · $887,000 ($506 psf)
Rents firming (+23.9% MoM) on rising lease volume.
| Street | Leases | Median Rent |
|---|---|---|
| Telok Blangah Dr | 3 | $2,600/mo |
| Kim Tian Rd | 1 | $2,800/mo |
| Kim Tian Rd | 1 | $2,800/mo |
Low/High = P25–P75 rent range this month.
Talk Rental StrategyRents holding steady (+1.7% MoM) on rising lease volume.
| Street | Leases | Median Rent |
|---|---|---|
| Havelock Rd | 4 | $3,075/mo |
| Bt Merah View | 3 | $3,200/mo |
| Jln Bt Merah | 3 | $3,000/mo |
Low/High = P25–P75 rent range this month.
Talk Rental StrategyRents holding steady (+0.0% MoM) on rising lease volume.
| Street | Leases | Median Rent |
|---|---|---|
| Telok Blangah Rise | 6 | $3,450/mo |
| Jln Membina | 3 | $4,000/mo |
| Telok Blangah St 31 | 3 | $4,500/mo |
Low/High = P25–P75 rent range this month.
Talk Rental StrategyRents firming (+2.3% MoM) on thinning lease volume — a vacancy-proxy signal worth watching.
| Street | Leases | Median Rent |
|---|---|---|
| Redhill Cl | 2 | $5,000/mo |
| Telok Blangah Rise | 2 | $4,450/mo |
| Boon Tiong Rd | 1 | $4,800/mo |
Low/High = P25–P75 rent range this month.
Talk Rental StrategyLast leased: Jul 2026 · $5,600/mo
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