District 10 · Bukit Merah · CCR
Tanglin Regency
Tanglin Road · Condominium · 99 yrs lease commencing from 1994
Current PSF
$1,671
-26.0% vs district median
Gross yield
3.4%
median rent $4,200/mo
3-year gain
-3.1%
Transactions · 5y
40
8 in last 12 months
Nearest MRT
Redhill Mrt Station · 277.798m
EWL
Future MRT
West Coast Mrt Station
CRL · 2032
Vs local HDB
+112% premium
HDB median $789 psf
Area income
$8,500/mo median
residential zone
En-bloc potential48 / 100
32 years old · composite of plot use, age, tenure, value gap & size
Lease decay67 years left
worth 84.2%of freehold today (Bala’s Table) · loses ~5.7pts 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
6%
PSF dispersion within project
The neighbourhood
P1 ring
Avondale Grammar School (Primary & Middle Years Campus) 586m · Gan Eng Seng Primary School 715m · Phase 2C 0.1× · Alexandra Primary School 941m · Phase 2C 1.1× balloted - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Queenstown Secondary School · 352m
Food
Redhill Lane Blk 79 (Redhill Market) · 533m - 4 hawker centres within 1km
Green
Tiong Bahru Pk · 992m
Mall
Valley Point Shopping Centre · 1.2km
Health
Singhealth Polyclinics (Bukit Merah Polyclinic) (polyclinic) · 930m
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 $1,709 psf - 3% above units on floors 1–5 ($1,653 psf).
Price trend average PSF by year
2021
$1,460
2022
$1,579
+8.2%
2023
$1,665
+5.4%
2024
$1,705
+2.4%
2025
$1,707
+0.1%
2026
$1,613
-5.5%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $4,000/mo | $4.71 | 3.4% | 147 |
| 3BR | $5,000/mo | $4.35 | 3.1% | 97 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jul 2026 | $1,400,000 | 980 | $1,429 | 06-10 |
| Jun 2026 | $1,338,000 | 710 | $1,883 | 01-05 |
| Apr 2026 | $1,480,000 | 969 | $1,528 | 01-05 |
| Nov 2025 | $2,220,000 | 1,292 | $1,719 | 11-15 |
| Oct 2025 | $1,460,000 | 850 | $1,717 | 06-10 |
| Oct 2025 | $1,460,000 | 850 | $1,717 | 01-05 |
| Sept 2025 | $2,200,000 | 1,292 | $1,703 | 11-15 |
| Aug 2025 | $1,420,000 | 850 | $1,670 | 01-05 |
| Jul 2025 | $1,468,888 | 872 | $1,685 | 16-20 |
| Mar 2025 | $1,680,000 | 980 | $1,715 | 11-15 |
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More in District 10
The HDB blocks next door
The entry point, measured: what the resale flats around Tanglin Regency actually sell for - this project trades at 3.3× the nearest block’s PSF.