District 03 · Bukit Merah · RCR
Domain 21
Delta Road · Condominium · 99 yrs lease commencing from 2004
Current PSF
$2,022
-8.0% vs district median
Gross yield
3.3%
median rent $5,300/mo
3-year gain
9.9%
Transactions · 5y
29
6 in last 12 months
Nearest MRT
Tiong Bahru Mrt Station · 674.994m
EWL
Future MRT
West Coast Mrt Station
CRL · 2032
Vs local HDB
+156% premium
HDB median $789 psf
Area income
$8,500/mo median
residential zone
En-bloc potential34 / 100
22 years old · composite of plot use, age, tenure, value gap & size
Lease decay77 years left
worth 89.5%of freehold today (Bala’s Table) · loses ~5.3pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
-
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
5%
PSF dispersion within project
The neighbourhood
P1 ring
Alexandra Primary School 98m · Phase 2C 1.1× balloted · Zhangde Primary School 846m · Phase 2C 0.9× - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Queenstown Secondary School · 1.3km
Food
Beo Crescent Market · 411m - 6 hawker centres within 1km
Green
Tiong Bahru Pk · 468m - 2 parks within 1km
Mall
Valley Point Shopping Centre · 238m
Health
Singhealth Polyclinics (Bukit Merah Polyclinic) (polyclinic) · 1.3km
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
$1,494
2022
$1,651
+10.5%
2023
$1,806
+9.4%
2024
$1,948
+7.9%
2025
$2,035
+4.5%
2026
$1,985
-2.5%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $3,500/mo | $6.36 | 3.8% | 32 |
| 2BR | $5,000/mo | $5.26 | 3.1% | 87 |
| 3BR | $6,300/mo | $5.04 | 3.0% | 35 |
| 4BR | $9,100/mo | $4.67 | 2.8% | 8 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jul 2026 | $1,000,000 | 560 | $1,787 | 16-20 |
| Jun 2026 | $2,640,000 | 1,281 | $2,061 | 06-10 |
| Apr 2026 | $1,950,000 | 926 | $2,107 | 16-20 |
| Feb 2026 | $1,750,000 | 883 | $1,983 | 16-20 |
| Nov 2025 | $2,680,000 | 1,281 | $2,092 | 16-20 |
| Oct 2025 | $2,690,000 | 1,281 | $2,100 | 16-20 |
| Jul 2025 | $1,700,000 | 904 | $1,880 | 16-20 |
| May 2025 | $2,650,000 | 1,281 | $2,069 | 16-20 |
| Dec 2024 | $1,771,000 | 883 | $2,006 | 16-20 |
| Nov 2024 | $2,080,000 | 1,033 | $2,013 | 01-05 |
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More in District 03
The HDB blocks next door
The entry point, measured: what the resale flats around Domain 21 actually sell for - this project trades at 2.6× the nearest block’s PSF.