District 03 · Bukit Merah · RCR
Central Green Condominium
Jalan Membina · Condominium · 99 yrs lease commencing from 1992
Current PSF
$1,751
-20.3% vs district median
Gross yield
3.2%
median rent $5,000/mo
3-year gain
15.3%
Transactions · 5y
50
10 in last 12 months
Nearest MRT
Tiong Bahru Mrt Station · 110.345m
EWL
Future MRT
West Coast Mrt Station
CRL · 2032
Vs local HDB
+122% premium
HDB median $789 psf
Area income
$8,500/mo median
residential zone
En-bloc potential46 / 100
34 years old · composite of plot use, age, tenure, value gap & size
Lease decay65 years left
worth 83.0%of freehold today (Bala’s Table) · loses ~5.7pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
+4.0%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
7%
PSF dispersion within project
The neighbourhood
P1 ring
Zhangde Primary School 221m · Phase 2C 0.9× · Alexandra Primary School 769m · Phase 2C 1.1× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Outram Secondary School · 1.1km
Food
Havelock Road Blk 22a/B (Havelock Road Cooked Food Centre) · 376m - 6 hawker centres within 1km
Green
Kim Pong Park · 287m - 3 parks within 1km
Mall
Concorde Shopping Centre · 833m
Health
Singapore General Hospital (hospital) · 1.1km
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 $1,729 psf - 2% above units on floors 1–5 ($1,698 psf).
Price trend average PSF by year
2021
$1,442
2022
$1,479
+2.6%
2023
$1,542
+4.3%
2024
$1,701
+10.3%
2025
$1,675
-1.5%
2026
$1,778
+6.1%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $3,600/mo | $4.80 | 3.3% | 66 |
| 2BR | $4,200/mo | $4.42 | 3.0% | 198 |
| 3BR | $5,500/mo | $4.40 | 3.0% | 226 |
| 4BR | $6,500/mo | $3.94 | 2.7% | 56 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $2,500,000 | 1,432 | $1,746 | 01-05 |
| May 2026 | $2,650,000 | 1,432 | $1,851 | 01-05 |
| May 2026 | $2,280,000 | 1,292 | $1,765 | 01-05 |
| Apr 2026 | $2,210,000 | 1,292 | $1,711 | 01-05 |
| Mar 2026 | $1,680,000 | 926 | $1,815 | 16-20 |
| Dec 2025 | $2,288,000 | 1,292 | $1,771 | 11-15 |
| Nov 2025 | $2,660,000 | 1,690 | $1,574 | 01-05 |
| Nov 2025 | $2,360,000 | 1,292 | $1,827 | 01-05 |
| Aug 2025 | $2,580,000 | 1,432 | $1,802 | 06-10 |
| Aug 2025 | $1,562,800 | 947 | $1,650 | 01-05 |
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More in District 03
The HDB blocks next door
The entry point, measured: what the resale flats around Central Green Condominium actually sell for - this project trades at 1.7× the nearest block’s PSF.