District 04 · Bukit Merah · RCR
Corals At Keppel Bay
Keppel Bay Drive · Condominium · 99 yrs lease commencing from 2007
Current PSF
$2,035
+20.1% vs district median
Gross yield
3.8%
median rent $6,100/mo
3-year gain
-14.4%
Transactions · 5y
85
14 in last 12 months
Nearest MRT
Harbourfront Mrt Station · 519.034m
CCL,NEL
Future MRT
West Coast Mrt Station
CRL · 2032
Vs local HDB
+158% premium
HDB median $789 psf
Area income
$8,500/mo median
residential zone
En-bloc potential28 / 100
19 years old · composite of plot use, age, tenure, value gap & size
Lease decay80 years left
worth 91.0%of freehold today (Bala’s Table) · loses ~5.0pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
+1.5%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
7%
PSF dispersion within project
The neighbourhood
Food
Telok Blangah Rise Blk 36 (Telok Blangah Rise Market) · 1.1km
Green
King'S Dock Park · 131m - 3 parks within 1km
Mall
Depot Heights Shopping Centre · 1.9km
Health
Singhealth Polyclinics (Bukit Merah Polyclinic) (polyclinic) · 2.1km
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
Price trend average PSF by year
2021
$2,219
2022
$2,367
+6.7%
2023
$2,398
+1.3%
2024
$2,198
-8.3%
2025
$2,045
-7%
2026
$2,052
+0.3%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $4,150/mo | $6.38 | 3.8% | 136 |
| 2BR | $5,500/mo | $5.79 | 3.4% | 223 |
| 3BR | $8,200/mo | $6.07 | 3.6% | 248 |
| 4BR | $21,000/mo | $7.92 | 4.7% | 19 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| May 2026 | $1,800,000 | 893 | $2,015 | 06-10 |
| Apr 2026 | $2,680,000 | 1,249 | $2,146 | 06-10 |
| Mar 2026 | $2,710,000 | 1,313 | $2,064 | 06-10 |
| Feb 2026 | $1,780,000 | 990 | $1,797 | 01-05 |
| Jan 2026 | $2,220,000 | 1,055 | $2,105 | 06-10 |
| Jan 2026 | $1,880,000 | 861 | $2,183 | 06-10 |
| Oct 2025 | $1,800,000 | 904 | $1,991 | 01-05 |
| Sept 2025 | $3,188,000 | 1,539 | $2,071 | 01-05 |
| Sept 2025 | $2,825,000 | 1,421 | $1,988 | 01-05 |
| Sept 2025 | $1,750,000 | 893 | $1,959 | 01-05 |
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