District 03 · Bukit Merah · RCR
Alex Residences
Alexandra View · Apartment · 99 yrs lease commencing from 2013
Current PSF
$2,254
+2.5% vs district median
Gross yield
3.6%
median rent $4,575/mo
3-year gain
9.1%
Transactions · 5y
109
24 in last 12 months
Nearest MRT
Redhill Mrt Station · 276.364m
EWL
Future MRT
West Coast Mrt Station
CRL · 2032
Vs local HDB
+186% premium
HDB median $789 psf
Area income
$8,500/mo median
residential zone
En-bloc potential25 / 100
13 years old · composite of plot use, age, tenure, value gap & size
Lease decay86 years left
worth 93.3%of freehold today (Bala’s Table) · loses ~4.3pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
-1.8%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
5%
PSF dispersion within project
The neighbourhood
P1 ring
Alexandra Primary School 610m · Phase 2C 1.1× balloted · Gan Eng Seng Primary School 671m · Phase 2C 0.1× · Avondale Grammar School (Primary & Middle Years Campus) 865m - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Queenstown Secondary School · 724m
Food
Redhill Lane Blk 79 (Redhill Market) · 310m - 5 hawker centres within 1km
Green
Tiong Bahru Pk · 621m
Mall
Valley Point Shopping Centre · 924m
Health
Singhealth Polyclinics (Bukit Merah Polyclinic) (polyclinic) · 790m
Who lives in Bukit Merah
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
Residents
151,250
Median age
46 yrs
41% under 40 · getting older
Children 0–9
12,440
▼ 15% since 2015 · future P1 demand
Household size
2.7 avg
Homes
89% HDB
9% condo · 0% landed
Degree holders
32%
residents 15+
Commute
63% transit
17% drive
45 min+ to work
16%
The neighbourhood, photographed
freely-licensed photographs taken within ~450 m · Wikimedia Commons
What the record shows
The floor premium
Over the last 3 years, units on the 10th floor and above transacted at a median $2,252 psf - 9% above units on floors 1–5 ($2,073 psf).
Price trend average PSF by year
2021
$1,908
2022
$1,979
+3.7%
2023
$2,079
+5.1%
2024
$2,153
+3.6%
2025
$2,239
+4%
2026
$2,268
+1.3%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $3,500/mo | $7.78 | 4.1% | 207 |
| 2BR | $4,500/mo | $6.92 | 3.7% | 220 |
| 3BR | $6,000/mo | $6.32 | 3.4% | 261 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $2,238,000 | 1,023 | $2,189 | 01-05 |
| Jun 2026 | $1,938,888 | 883 | $2,197 | 01-05 |
| May 2026 | $2,245,000 | 904 | $2,483 | 26-30 |
| May 2026 | $2,238,412 | 926 | $2,418 | 21-25 |
| May 2026 | $1,015,000 | 474 | $2,143 | 31-35 |
| Apr 2026 | $2,230,000 | 926 | $2,409 | 16-20 |
| Mar 2026 | $1,580,000 | 678 | $2,330 | 26-30 |
| Mar 2026 | $1,010,000 | 474 | $2,133 | 31-35 |
| Mar 2026 | $970,000 | 474 | $2,048 | 16-20 |
| Mar 2026 | $955,000 | 474 | $2,016 | 16-20 |
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More in District 03
The HDB blocks next door
The entry point, measured: what the resale flats around Alex Residences actually sell for - this project trades at 3.6× the nearest block’s PSF.