District 03 · Bukit Merah · RCR
Ascentia Sky
Alexandra View · Condominium · 99 yrs lease commencing from 2008
Current PSF
$2,041
-7.1% vs district median
Gross yield
3.2%
median rent $6,600/mo
3-year gain
20.1%
Transactions · 5y
80
10 in last 12 months
Nearest MRT
Redhill Mrt Station · 149.567m
EWL
Future MRT
West Coast Mrt Station
CRL · 2032
Vs local HDB
+159% premium
HDB median $789 psf
Area income
$8,500/mo median
residential zone
En-bloc potential31 / 100
18 years old · composite of plot use, age, tenure, value gap & size
Lease decay81 years left
worth 91.4%of freehold today (Bala’s Table) · loses ~4.9pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
+1.4%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
8%
PSF dispersion within project
The neighbourhood
P1 ring
Gan Eng Seng Primary School 614m · Phase 2C 0.1× · Avondale Grammar School (Primary & Middle Years Campus) 732m · Alexandra Primary School 827m · Phase 2C 1.1× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Queenstown Secondary School · 510m
Food
Redhill Lane Blk 79 (Redhill Market) · 375m - 4 hawker centres within 1km
Green
Tiong Bahru Pk · 838m
Mall
Valley Point Shopping Centre · 1.1km
Health
Singhealth Polyclinics (Bukit Merah Polyclinic) (polyclinic) · 801m
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 $1,933 psf - 1% above units on floors 1–5 ($1,919 psf).
Price trend average PSF by year
2021
$1,542
2022
$1,692
+9.7%
2023
$1,767
+4.4%
2024
$1,885
+6.7%
2025
$1,960
+4%
2026
$2,122
+8.3%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $5,550/mo | $5.84 | 3.4% | 198 |
| 3BR | $7,350/mo | $5.07 | 3.0% | 146 |
| 4BR | $8,800/mo | $4.76 | 2.8% | 59 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $2,830,000 | 1,475 | $1,919 | 01-05 |
| Jun 2026 | $2,620,000 | 1,044 | $2,509 | 11-15 |
| Feb 2026 | $1,980,000 | 947 | $2,090 | 06-10 |
| Jan 2026 | $3,650,000 | 1,851 | $1,971 | 26-30 |
| Dec 2025 | $1,868,000 | 958 | $1,950 | 11-15 |
| Nov 2025 | $3,600,000 | 1,776 | $2,027 | 41-45 |
| Oct 2025 | $3,540,000 | 1,851 | $1,912 | 06-10 |
| Oct 2025 | $2,950,000 | 1,475 | $2,000 | 06-10 |
| Sept 2025 | $4,060,000 | 1,970 | $2,061 | 41-45 |
| Sept 2025 | $2,900,000 | 1,475 | $1,967 | 26-30 |
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More in District 03
The HDB blocks next door
The entry point, measured: what the resale flats around Ascentia Sky actually sell for - this project trades at 2.4× the nearest block’s PSF.