District 04 · Bukit Merah · RCR
Harbour View Towers
Telok Blangah Drive · Condominium · 99 yrs lease commencing from 1990
Current PSF
$1,515
-10.6% vs district median
Gross yield
3.4%
median rent $4,550/mo
3-year gain
-12.2%
Transactions · 5y
11
3 in last 12 months
Nearest MRT
Telok Blangah Mrt Station · 211.437m
CCL
Future MRT
West Coast Mrt Station
CRL · 2032
Vs local HDB
+92% premium
HDB median $789 psf
Area income
$8,500/mo median
residential zone
En-bloc potential42 / 100
36 years old · composite of plot use, age, tenure, value gap & size
Lease decay63 years left
worth 81.8%of freehold today (Bala’s Table) · loses ~5.6pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
+15.5%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
6%
PSF dispersion within project
The neighbourhood
P1 ring
Blangah Rise Primary School 454m · Phase 2C 0.2× · Shg Student Care (Blangah Rise Primary School) 457m - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Bukit Merah Secondary School · 1.6km
Food
Telok Blangah Hawker Centre & Market · 137m - 3 hawker centres within 1km
Green
Berlayer Creek · 560m - 4 parks within 1km
Mall
Depot Heights Shopping Centre · 996m
Health
Singhealth Polyclinics (Bukit Merah Polyclinic) (polyclinic) · 1.6km
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
$1,333
2023
$1,742
+30.7%
2024
$1,676
-3.8%
2025
$1,548
-7.6%
2026
$1,530
-1.2%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $3,650/mo | $4.87 | 3.9% | 68 |
| 3BR | $5,000/mo | $4.00 | 3.2% | 138 |
| 4BR | $7,500/mo | $3.19 | 2.5% | 4 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| May 2026 | $1,868,000 | 1,206 | $1,549 | 16-20 |
| Feb 2026 | $2,438,000 | 1,615 | $1,510 | 21-25 |
| Sept 2025 | $2,368,000 | 1,593 | $1,486 | 21-25 |
| Feb 2025 | $2,600,000 | 1,615 | $1,610 | 16-20 |
| Aug 2024 | $2,800,000 | 1,615 | $1,734 | 26-30 |
| Apr 2024 | $1,950,000 | 1,206 | $1,618 | 11-15 |
| Nov 2023 | $2,100,000 | 1,206 | $1,742 | 26-30 |
| Dec 2021 | $1,150,000 | 797 | $1,444 | 11-15 |
| Oct 2021 | $1,650,000 | 1,206 | $1,369 | 26-30 |
| Sept 2021 | $2,150,000 | 1,615 | $1,332 | 16-20 |
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More in District 04
The HDB blocks next door
The entry point, measured: what the resale flats around Harbour View Towers actually sell for - this project trades at 2.3× the nearest block’s PSF.