District 04 · Bukit Merah · RCR
Harbourlights
Telok Blangah Road · Apartment · Freehold
Current PSF
$1,842
+8.7% vs district median
Gross yield
3.1%
median rent $4,000/mo
3-year gain
0.7%
Transactions · 5y
18
2 in last 12 months
Nearest MRT
Harbourfront Mrt Station · 215.428m
CCL,NEL
Future MRT
West Coast Mrt Station
CRL · 2032
Vs local HDB
+134% premium
HDB median $789 psf
Area income
$8,500/mo median
residential zone
En-bloc potential31 / 100
· composite of plot use, age, tenure, value gap & size
Tenanted
100%
units with active leases
Rent momentum
+4.5%
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
Radin Mas Primary School 975m · 2C 2.0× balloted
Within the 1km P1 priority ring. 2C = last year’s Phase 2C applicants ÷ vacancies (MOE).
Food
Telok Blangah Rise Blk 36 (Telok Blangah Rise Market) · 728m
Green
Mount Faber Park · 349m - 2 parks within 1km
Health
Outram Community Hospital (hospital) · 1.9km
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
$1,565
2022
$1,719
+9.8%
2023
$1,814
+5.5%
2024
$1,802
-0.7%
2025
$1,899
+5.4%
2026
$1,826
-3.8%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $3,800/mo | $4.47 | 2.9% | 216 |
| 3BR | $4,700/mo | $4.09 | 2.7% | 67 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Mar 2026 | $2,123,000 | 1,163 | $1,826 | 01-05 |
| Oct 2025 | $1,520,000 | 818 | $1,858 | 06-10 |
| Apr 2025 | $2,388,000 | 1,163 | $2,054 | 01-05 |
| Apr 2025 | $1,680,000 | 893 | $1,880 | 01-05 |
| Apr 2025 | $1,372,000 | 764 | $1,795 | 01-05 |
| Feb 2025 | $1,745,000 | 915 | $1,907 | 01-05 |
| Oct 2024 | $2,100,000 | 1,163 | $1,806 | 06-10 |
| Jul 2024 | $2,200,000 | 1,270 | $1,732 | 01-05 |
| Jul 2024 | $1,450,000 | 818 | $1,772 | 06-10 |
| May 2024 | $1,668,000 | 893 | $1,867 | 06-10 |
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More in District 04
The HDB blocks next door
The entry point, measured: what the resale flats around Harbourlights actually sell for - this project trades at 3.7× the nearest block’s PSF.