District 03 · Bukit Merah · RCR
Highline Residences
Kim Tian Road · Condominium · 99 yrs lease commencing from 2013
Current PSF
$2,477
+12.7% vs district median
Gross yield
3.7%
median rent $5,500/mo
3-year gain
10.2%
Transactions · 5y
102
20 in last 12 months
Nearest MRT
Tiong Bahru Mrt Station · 359.627m
EWL
Future MRT
West Coast Mrt Station
CRL · 2032
Vs local HDB
+214% premium
HDB median $789 psf
Area income
$8,500/mo median
residential zone
En-bloc potential25 / 100
13 years old · composite of plot use, age, tenure, value gap & size
Lease decay86 years left
worth 93.3%of freehold today (Bala’s Table) · loses ~4.3pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
+1.7%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
7%
PSF dispersion within project
The neighbourhood
P1 ring
Zhangde Primary School 430m · Phase 2C 0.9× · Alexandra Primary School 994m · Phase 2C 1.1× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Outram Secondary School · 854m
Food
Tiong Bahru Market · 272m - 6 hawker centres within 1km
Green
Kim Pong Park · 67m - 4 parks within 1km
Mall
Concorde Shopping Centre · 715m
Health
Singapore General Hospital (hospital) · 810m
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 $2,423 psf - 12% above units on floors 1–5 ($2,165 psf).
Price trend average PSF by year
2021
$2,042
2022
$2,192
+7.3%
2023
$2,266
+3.4%
2024
$2,359
+4.1%
2025
$2,409
+2.1%
2026
$2,496
+3.6%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $4,100/mo | $7.45 | 3.6% | 160 |
| 2BR | $5,200/mo | $8.00 | 3.9% | 258 |
| 3BR | $7,000/mo | $6.67 | 3.2% | 311 |
| 4BR | $8,500/mo | $6.80 | 3.3% | 53 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jul 2026 | $2,392,000 | 904 | $2,646 | 16-20 |
| Jul 2026 | $1,050,000 | 506 | $2,075 | 26-30 |
| Jun 2026 | $2,880,000 | 1,152 | $2,501 | 11-15 |
| Jun 2026 | $1,190,000 | 506 | $2,352 | 31-35 |
| May 2026 | $3,038,000 | 1,152 | $2,638 | 31-35 |
| May 2026 | $2,308,000 | 904 | $2,553 | 06-10 |
| Apr 2026 | $2,860,000 | 1,076 | $2,657 | 16-20 |
| Apr 2026 | $2,549,600 | 1,152 | $2,214 | 01-05 |
| Apr 2026 | $2,380,000 | 915 | $2,601 | 11-15 |
| Apr 2026 | $2,370,000 | 915 | $2,590 | 31-35 |
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More in District 03
The HDB blocks next door
The entry point, measured: what the resale flats around Highline Residences actually sell for - this project trades at 3.0× the nearest block’s PSF.