Bukit Merah HDB Resale Prices: Redhill, Henderson, Tiong Bahru and Telok Blangah

What drives Bukit Merah resale prices

Bukit Merah prices rest on being next to the city: most precincts are a few MRT stops from the CBD, and the newest blocks are tall, long-lease flats with views over the city or the southern coast. That pushes the four-room median to S$935,000, the third highest of the eight towns we cover, behind Queenstown and Toa Payoh.

The town is one of the oldest in Singapore. Tiong Bahru was the country’s first public housing estate, built by the Singapore Improvement Trust, and much of Bukit Ho Swee, Redhill, Henderson and Telok Blangah followed in the decades after. The result is a very wide spread: four-room resales over the last 12 months ran from S$448,000 to S$1,530,000, and five-rooms from S$610,000 to S$1,728,000. The cheap end is mostly older blocks with shorter leases; the expensive end is the redeveloped high-rises.

Rail coverage is unusually good. Nine stations on four lines serve the Bukit Merah planning area: Outram Park (East West, North East and Thomson-East Coast lines), Tiong Bahru and Redhill on the East West Line, Havelock on the Thomson-East Coast Line, HarbourFront on the North East and Circle lines, and Labrador Park, Telok Blangah, Keppel and Cantonment on the Circle Line. Keppel and Cantonment opened with the Circle Line’s sixth stage in 2026.

Where Bukit Merah flats fetch the most

Henderson and Redhill lead. The highest resale in the town over the last 12 months was a 1,216 sq ft five-room on the 46th to 48th floors of 96A Henderson Road, in City Vue @ Henderson, which sold for S$1.728 million in April 2026. The block’s lease started in 2019, it sits between Tiong Bahru, Redhill and Bukit Merah, and EdgeProp noted the high floors look out over the Greater Southern Waterfront. Tiong Bahru Plaza, Valley Point and Great World are nearby, and Alexandra Primary and Gan Eng Seng Primary are within 1 km.

Boon Tiong Road, near Tiong Bahru, has also passed S$1.6 million: EdgeProp’s list of each town’s top million-dollar sales shows a five-room there at S$1,648,888 in March 2026.

Across the town, 222 resales cleared S$1 million in the last 12 months, almost a quarter of all sales. Four-rooms made up 124 of those, which tells you that a well-placed, high-floor four-room in a newer block can now clear seven figures here.

What Bukit Merah sellers should know now

Your lease and floor matter more than your postcode. Two four-rooms a few hundred metres apart can be S$500,000 apart if one is in a 1970s block and the other in a 2010s high-rise. Buyers using CPF and bank loans will check the remaining lease first, so price against sales in blocks of a similar age.

The wider market has levelled off. HDB’s flash estimate showed resale prices down 0.2% in the third quarter of 2026, the third quarterly fall in a row, while transactions rose 17.7%. Buyers are active but not chasing prices up. Asking well above the last sale in your block will usually mean a longer wait.

Upcoming Plus and Prime flats in central areas come with a 10-year MOP and buyer restrictions on resale, so they will not add to resale competition in Bukit Merah for a long time.

To see what flats in your block have sold for, check your block. If you are selling to buy a condo or a bigger flat, our sell and upgrade calculator works out your cash proceeds, CPF refund and next loan. For nearby towns, see Queenstown and Kallang/Whampoa.

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