District 03 · Bukit Merah · RCR
Artra
Alexandra View · Apartment · 99 yrs lease commencing from 2016
Current PSF
$2,483
+13.0% vs district median
Gross yield
3.5%
median rent $7,100/mo
3-year gain
9.8%
Transactions · 5y
80
14 in last 12 months
Nearest MRT
Redhill Mrt Station · 69.764m
EWL
Future MRT
West Coast Mrt Station
CRL · 2032
Vs local HDB
+215% premium
HDB median $789 psf
Area income
$8,500/mo median
mixed zone
En-bloc potential24 / 100
10 years old · composite of plot use, age, tenure, value gap & size
Lease decay89 years left
worth 94.3%of freehold today (Bala’s Table) · loses ~3.8pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
+2.8%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
4%
PSF dispersion within project
The neighbourhood
P1 ring
Gan Eng Seng Primary School 523m · Phase 2C 0.1× · Alexandra Primary School 818m · Phase 2C 1.1× balloted · Avondale Grammar School (Primary & Middle Years Campus) 835m - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Queenstown Secondary School · 589m
Food
Redhill Lane Blk 79 (Redhill Market) · 275m - 4 hawker centres within 1km
Green
Tiong Bahru Pk · 781m
Mall
Valley Point Shopping Centre · 1.1km
Health
Singhealth Polyclinics (Bukit Merah Polyclinic) (polyclinic) · 700m
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
Price trend average PSF by year
2021
$1,957
2022
$2,099
+7.3%
2023
$2,272
+8.2%
2024
$2,349
+3.4%
2025
$2,395
+2%
2026
$2,494
+4.1%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $5,800/mo | $6.82 | 3.3% | 253 |
| 3BR | $7,700/mo | $6.70 | 3.2% | 183 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jul 2026 | $2,580,000 | 1,044 | $2,471 | 16-20 |
| Jul 2026 | $1,960,000 | 829 | $2,365 | 16-20 |
| Jun 2026 | $3,110,000 | 1,227 | $2,534 | 31-35 |
| Jun 2026 | $3,040,000 | 1,227 | $2,477 | 26-30 |
| Jun 2026 | $1,945,000 | 786 | $2,475 | 31-35 |
| May 2026 | $2,100,000 | 829 | $2,534 | 36-40 |
| May 2026 | $1,949,000 | 786 | $2,480 | 21-25 |
| Apr 2026 | $2,750,000 | 1,044 | $2,634 | 36-40 |
| Mar 2026 | $2,050,000 | 829 | $2,473 | 31-35 |
| Dec 2025 | $3,100,000 | 1,227 | $2,526 | 36-40 |
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More in District 03
The HDB blocks next door
The entry point, measured: what the resale flats around Artra actually sell for - this project trades at 2.7× the nearest block’s PSF.