Bukit Merah is trading about 12% above the wider region median — that gap is worth understanding before you make a move here.
Transaction volume picked up in Bukit Merah in May 2026, with 95 resale transactions compared to 79 in April. Month-on-month, the town median PSF edged up 11.4% to $810 — a constructive signal for sellers. The town sits above the regional median of $720 psf (+12.5%).
Verified as of 2 Aug 2026 · Latest resale data through May 2026 · Latest rental data through Jun 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 | $810 | — |
| Central Region | $720 | -11.1% |
| Island Wide | $602 | -25.7% |
Bukit Merah ranks #4 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 Dr | 3 transactions | $657 |
| Telok Blangah Hts | 3 transactions | $914 |
| Telok Blangah St 31 | 3 transactions | $909 |
| Taman Ho Swee | 2 transactions | $582 |
| Henderson Rd | 2 transactions | $1,116 |
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 | 95 | $466,000 | $762,000 | $985,000 | $810 |
| 1-Room | 1 | $270,000 | $270,000 | $270,000 | $809 |
| 2-Room | 8 | $279,500 | $287,000 | $317,250 | $639 |
| 3-Room | 30 | $376,000 | $507,500 | $741,597 | $651 |
| 4-Room | 39 | $714,444 | $950,000 | $1,014,000 | $948 |
| 5-Room | 17 | $850,000 | $1,035,000 | $1,170,000 | $822 |
| 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.
May 2026 transactions only. Source: HDB Resale Transactions, data.gov.sg.
The $810 median PSF represents a 11.4% gain against April's $727. Transaction count rose 20% from 79 to 95. If you're a seller, this month's data supports holding asking price.
Telok Blangah Dr led with 3 transactions (3% of all town resale) at a median $657 psf — 19% below the town median. Telok Blangah Hts followed with 3 transactions.
4-Room flats led resale activity in May 2026, accounting for 39 of 95 transactions (41%) at a median $948 psf. That flat type's PSF moved 7.6% up month-on-month.
Top Transactions
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 50 Moh Guan Ter | 4-Room | 01 TO 03 | 1,615 | $1,530,000 | $948 | 45 years 09 months |
| 9A Boon Tiong Rd | 5-Room | 07 TO 09 | 1,206 | $1,500,000 | $1,244 | 88 years 08 months |
| 10A Boon Tiong Rd | 4-Room | 28 TO 30 | 990 | $1,268,888 | $1,281 | 88 years 08 months |
| 96B Henderson Rd | 4-Room | 34 TO 36 | 1,001 | $1,245,000 | $1,244 | 92 years 01 month |
| 25A Jln Membina | 5-Room | 04 TO 06 | 1,184 | $1,200,000 | $1,013 | 81 years 04 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 7 Telok Blangah Cres | 1-Room | 01 TO 03 | 334 | $270,000 | $809 | 47 years 11 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 45 Telok Blangah Dr | 2-Room | 10 TO 12 | 484 | $350,000 | $723 | 48 years 09 months |
| 45 Telok Blangah Dr | 2-Room | 04 TO 06 | 484 | $318,000 | $657 | 48 years 08 months |
| 45 Telok Blangah Dr | 2-Room | 07 TO 09 | 484 | $317,000 | $654 | 48 years 09 months |
| 20 Jln Klinik | 2-Room | 04 TO 06 | 517 | $292,000 | $565 | 43 years 08 months |
| 48 Lower Delta Rd | 2-Room | 04 TO 06 | 452 | $282,000 | $624 | 42 years 11 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 54 Havelock Rd | 3-Room | 22 TO 24 | 743 | $865,000 | $1,165 | 86 years 01 month |
| 57 Havelock Rd | 3-Room | 25 TO 27 | 743 | $835,000 | $1,124 | 86 years 01 month |
| 95B Henderson Rd | 3-Room | 31 TO 33 | 732 | $830,000 | $1,134 | 92 years 01 month |
| 37 Lim Liak St | 3-Room | 01 TO 03 | 947 | $790,000 | $834 | 46 years 09 months |
| 91A Telok Blangah St 31 | 3-Room | 25 TO 27 | 732 | $762,000 | $1,041 | 91 years 07 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 50 Moh Guan Ter | 4-Room | 01 TO 03 | 1,615 | $1,530,000 | $948 | 45 years 09 months |
| 10A Boon Tiong Rd | 4-Room | 28 TO 30 | 990 | $1,268,888 | $1,281 | 88 years 08 months |
| 96B Henderson Rd | 4-Room | 34 TO 36 | 1,001 | $1,245,000 | $1,244 | 92 years 01 month |
| 127D Kim Tian Rd | 4-Room | 37 TO 39 | 947 | $1,188,000 | $1,254 | 85 years 10 months |
| 75C Redhill Rd | 4-Room | 10 TO 12 | 1,076 | $1,110,000 | $1,031 | 79 years 09 months |
| Block / Street | Flat Type | Storey | Size | Price | PSF | Lease Left |
|---|---|---|---|---|---|---|
| 9A Boon Tiong Rd | 5-Room | 07 TO 09 | 1,206 | $1,500,000 | $1,244 | 88 years 08 months |
| 25A Jln Membina | 5-Room | 04 TO 06 | 1,184 | $1,200,000 | $1,013 | 81 years 04 months |
| 73A Redhill Rd | 5-Room | 10 TO 12 | 1,238 | $1,190,000 | $961 | 78 years 06 months |
| 19 Cantonment Cl | 5-Room | 19 TO 21 | 1,184 | $1,180,000 | $997 | 75 years 08 months |
| 20 Jln Membina | 5-Room | 16 TO 18 | 1,184 | $1,170,000 | $988 | 76 years 05 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 $1,124 psf against $550 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 | 1 | Too few resale transactions in the past 5 years to report a reliable figure (1 in the trailing 12 months). | |
| 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 | 8 | $287,000 | $639 |
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 6 | $746,944 | $1,020 |
| 80-89 years | 5 | $750,000 | $1,124 |
| 70-79 years | 3 | Too few resale transactions in the past 5 years to report a reliable figure (3 in the trailing 12 months). | |
| 60-69 years | 0 | No resale transactions lodged in the past 5 years for this size. | |
| under-60 years | 19 | $425,000 | $550 |
| Lease Band | N (Txn this mth) | Median Price | Median PSF |
|---|---|---|---|
| 90+ years | 13 | $950,000 | $949 |
| 80-89 years | 8 | $1,025,000 | $1,029 |
| 70-79 years | 6 | $996,500 | $1,017 |
| 60-69 years | 1012-mo avg · 10 transactions | $730,500 | $747 |
| under-60 years | 11 | $590,000 | $593 |
| 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 | 1512-mo avg · 15 transactions | $1,415,000 | $1,153 |
| 70-79 years | 8 | $1,120,000 | $945 |
| 60-69 years | 912-mo avg · 9 transactions | $1,230,000 | $866 |
| under-60 years | 6 | $869,000 | $667 |
| 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 | Last transacted: Jun 2021 · $447 psf | |
| 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 (-17.0% MoM) on rising lease volume.
Top Streets — 2-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Telok Blangah Dr | 2 | $2,375/mo |
| Havelock Rd | 1 | $1,000/mo |
| Jln Bt Ho Swee | 1 | $2,450/mo |
Rents holding steady (+0.0% MoM) on thinning lease volume — a vacancy-proxy signal worth watching.
Top Streets — 3-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Telok Blangah Dr | 4 | $2,900/mo |
| Bt Merah View | 3 | $3,150/mo |
| Havelock Rd | 2 | $3,000/mo |
Rents holding steady (+0.0% MoM) on steady lease volume.
Top Streets — 4-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Telok Blangah Way | 3 | $3,500/mo |
| Henderson Cres | 2 | $3,900/mo |
| Henderson Cres | 2 | $3,475/mo |
Rents softening (-2.2% MoM) on rising lease volume.
Top Streets — 5-Room Rentals
| Street | Leases | Median Rent |
|---|---|---|
| Boon Tiong Rd | 2 | $4,600/mo |
| Boon Tiong Rd | 2 | $4,750/mo |
| Depot Rd | 2 | $4,150/mo |
Last leased: Jul 2025 · $5,500/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.
May 2026 was an active month for Bukit Merah — prices and volume moved up together. That's a stronger read than PSF gains on thin activity. When volume confirms price, it's real. 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 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.
Flat (+0.3% MoM) — anchor to recent comparables.
Rental softening, -17.0% MoM — price with that in mind (5 leases last month). Currently -11.2% vs the region median.
Get a Free ValuationRising (+11.8% MoM) — expect less room to negotiate on this flat type.
Rental steady, +0.0% MoM (59 leases last month). Currently -9.6% vs the region median.
Get a Free ValuationRising (+7.6% MoM) — expect less room to negotiate on this flat type.
Rental steady, +0.0% MoM (61 leases last month). Currently +31.6% vs the region median.
Get a Free ValuationRising (+13.1% MoM) — expect less room to negotiate on this flat type.
Rental softening, -2.2% MoM — price with that in mind (42 leases last month). Currently +14.2% vs the region median.
Get a Free ValuationLast transacted: Dec 2021 · $887,000 ($506 psf)
Rents softening (-17.0% MoM) on rising lease volume.
| Street | Leases | Median Rent |
|---|---|---|
| Telok Blangah Dr | 2 | $2,375/mo |
| Havelock Rd | 1 | $1,000/mo |
| Jln Bt Ho Swee | 1 | $2,450/mo |
Low/High = P25–P75 rent range this month.
Talk Rental StrategyRents holding steady (+0.0% MoM) on thinning lease volume — a vacancy-proxy signal worth watching.
| Street | Leases | Median Rent |
|---|---|---|
| Telok Blangah Dr | 4 | $2,900/mo |
| Bt Merah View | 3 | $3,150/mo |
| Havelock Rd | 2 | $3,000/mo |
Low/High = P25–P75 rent range this month.
Talk Rental StrategyRents holding steady (+0.0% MoM) on steady lease volume.
| Street | Leases | Median Rent |
|---|---|---|
| Telok Blangah Way | 3 | $3,500/mo |
| Henderson Cres | 2 | $3,900/mo |
| Henderson Cres | 2 | $3,475/mo |
Low/High = P25–P75 rent range this month.
Talk Rental StrategyRents softening (-2.2% MoM) on rising lease volume.
| Street | Leases | Median Rent |
|---|---|---|
| Boon Tiong Rd | 2 | $4,600/mo |
| Boon Tiong Rd | 2 | $4,750/mo |
| Depot Rd | 2 | $4,150/mo |
Low/High = P25–P75 rent range this month.
Talk Rental StrategyLast leased: Jul 2025 · $5,500/mo
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