District 03 · Bukit Merah · RCR
Emerald Park
Indus Road · Condominium · 99 yrs lease commencing from 1991
Current PSF
$1,520
-30.8% vs district median
Gross yield
3.5%
median rent $4,500/mo
3-year gain
1.5%
Transactions · 5y
34
5 in last 12 months
Nearest MRT
Havelock Mrt Station · 380.821m
TEL
Future MRT
West Coast Mrt Station
CRL · 2032
Vs local HDB
+93% premium
HDB median $789 psf
Area income
$8,500/mo median
residential zone
En-bloc potential51 / 100
35 years old · composite of plot use, age, tenure, value gap & size
Lease decay64 years left
worth 82.4%of freehold today (Bala’s Table) · loses ~5.7pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
+2.0%
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
Alexandra Primary School 682m · Phase 2C 1.1× balloted · Zhangde Primary School 784m · Phase 2C 0.9× · River Valley Primary School 799m · Phase 2C 1.0× · Afterschool @ River Valley Primary School 799m - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Outram Secondary School · 835m
Food
Havelock Road Blk 22a/B (Havelock Road Cooked Food Centre) · 213m - 4 hawker centres within 1km
Green
Ganges Ave Os · 198m - 4 parks within 1km
Mall
Concorde Shopping Centre · 440m
Health
Singapore General Hospital (hospital) · 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
What the record shows
The floor premium
Over the last 3 years, units on the 10th floor and above transacted at a median $1,437 psf - 9% below units on floors 1–5 ($1,572 psf).
Price trend average PSF by year
2021
$1,248
2022
$1,292
+3.5%
2023
$1,565
+21.1%
2024
$1,554
-0.7%
2025
$1,527
-1.7%
2026
$1,588
+4%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $4,100/mo | $4.32 | 3.4% | 172 |
| 3BR | $4,700/mo | $4.09 | 3.2% | 165 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| May 2026 | $1,520,000 | 926 | $1,642 | 06-10 |
| Mar 2026 | $1,420,000 | 926 | $1,534 | 01-05 |
| Dec 2025 | $1,488,000 | 947 | $1,571 | 06-10 |
| Sept 2025 | $2,000,000 | 1,561 | $1,281 | 11-15 |
| Aug 2025 | $1,455,000 | 926 | $1,572 | 01-05 |
| Jul 2025 | $1,610,000 | 947 | $1,700 | 06-10 |
| Jun 2025 | $1,448,888 | 926 | $1,565 | 01-05 |
| May 2025 | $1,720,000 | 1,410 | $1,220 | 11-15 |
| May 2025 | $1,530,000 | 926 | $1,653 | 06-10 |
| Apr 2025 | $1,570,000 | 947 | $1,657 | 06-10 |
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More in District 03
The HDB blocks next door
The entry point, measured: what the resale flats around Emerald Park actually sell for - this project trades at 1.4× the nearest block’s PSF.