District 03 · Bukit Merah · RCR
Avenue South Residence
Silat Avenue · Apartment · 99 yrs lease commencing from 2018
Current PSF
$2,247
+2.2% vs district median
Gross yield
3.4%
median rent $4,200/mo
3-year gain
-0.9%
Transactions · 5y
471
56 in last 12 months
Nearest MRT
Tiong Bahru Mrt Station · 1,065.085m
EWL
Future MRT
West Coast Mrt Station
CRL · 2032
Vs local HDB
+185% premium
HDB median $789 psf
Area income
$8,500/mo median
residential zone
En-bloc potential23 / 100
8 years old · composite of plot use, age, tenure, value gap & size
Lease decay91 years left
worth 94.8%of freehold today (Bala’s Table) · loses ~3.4pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
-0.9%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
9%
PSF dispersion within project
The neighbourhood
P1 ring
Chij (Kellock) 207m · Phase 2C 0.5× · Radin Mas Primary School 587m · Phase 2C 2.0× balloted · Zhangde Primary School 909m · Phase 2C 0.9× - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Outram Secondary School · 1.4km
Food
Jalan Bukit Merah Blk 112 (Blk 112 Jalan Bukit Merah Market And Food Centre) · 508m - 3 hawker centres within 1km
Green
Silat Avenue Park · 98m - 2 parks within 1km
Mall
Concorde Shopping Centre · 1.5km
Health
Outram Community Hospital (hospital) · 719m
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 early buyer’s position
Buyers who bought from the developer in 2021 paid an average of $2,213 psf (240 sales). At today’s $2,247 psf, they are up 2% on paper.
The floor premium
Over the last 3 years, units on the 10th floor and above transacted at a median $2,336 psf - 13% above units on floors 1–5 ($2,069 psf).
Price trend average PSF by year
2021
$2,213
2022
$2,344
+5.9%
2023
$2,243
-4.3%
2024
$2,281
+1.7%
2025
$2,256
-1.1%
2026
$2,222
-1.5%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $3,600/mo | $6.55 | 3.5% | 246 |
| 2BR | $4,350/mo | $6.69 | 3.6% | 375 |
| 3BR | $6,400/mo | $6.74 | 3.6% | 93 |
| 4BR | $8,500/mo | $5.86 | 3.1% | 29 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jul 2026 | $1,600,000 | 807 | $1,982 | 01-05 |
| Jun 2026 | $1,490,000 | 657 | $2,269 | 36-40 |
| Jun 2026 | $1,362,888 | 657 | $2,076 | 01-05 |
| May 2026 | $3,660,000 | 1,496 | $2,446 | 51-55 |
| May 2026 | $2,700,000 | 1,109 | $2,435 | 21-25 |
| May 2026 | $2,335,000 | 947 | $2,465 | 26-30 |
| May 2026 | $2,170,000 | 1,001 | $2,168 | 01-05 |
| May 2026 | $1,640,000 | 689 | $2,381 | 36-40 |
| May 2026 | $1,380,000 | 657 | $2,102 | 11-15 |
| May 2026 | $1,110,000 | 527 | $2,105 | 21-25 |
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More in District 03
The HDB blocks next door
The entry point, measured: what the resale flats around Avenue South Residence actually sell for - this project trades at 3.8× the nearest block’s PSF.