District 04 · Bukit Merah · RCR
The Interlace
Depot Road · Condominium · 99 yrs lease commencing from 2009
Current PSF
$1,629
-3.9% vs district median
Gross yield
3.6%
median rent $8,000/mo
3-year gain
14.1%
Transactions · 5y
218
32 in last 12 months
Nearest MRT
Pasir Panjang Mrt Station · 1,471.94m
CCL
Future MRT
West Coast Mrt Station
CRL · 2032
Vs local HDB
+107% premium
HDB median $789 psf
Area income
$8,500/mo median
residential zone
En-bloc potential29 / 100
17 years old · composite of plot use, age, tenure, value gap & size
Lease decay82 years left
worth 91.8%of freehold today (Bala’s Table) · loses ~4.8pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
+1.6%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
14%
PSF dispersion within project
The neighbourhood
P1 ring
Shg Student Care (Blangah Rise Primary School) 914m · Blangah Rise Primary School 917m · Phase 2C 0.2× - inside the 1km priority ring; Phase 2C demand is last year’s applicants ÷ vacancies (MOE)
Secondary
Bukit Merah Secondary School · 1.2km
Food
Bukit Merah Lane 1 Blk 120 (Alexandra Village Food Centre) · 482m - 2 hawker centres within 1km
Green
Telok Blangah Hill Park · 232m - 3 parks within 1km
Mall
Queensway Shopping Centre · 598m
Health
Alexandra Hospital (hospital) · 481m
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 $1,685 psf - 6% above units on floors 1–5 ($1,590 psf).
Price trend average PSF by year
2021
$1,302
2022
$1,382
+6.1%
2023
$1,514
+9.6%
2024
$1,617
+6.8%
2025
$1,564
-3.3%
2026
$1,727
+10.4%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $5,000/mo | $4.76 | 3.5% | 371 |
| 3BR | $7,850/mo | $4.49 | 3.3% | 489 |
| 4BR | $9,850/mo | $4.38 | 3.2% | 185 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jul 2026 | $2,820,000 | 1,604 | $1,758 | 11-15 |
| Jun 2026 | $2,390,000 | 1,259 | $1,898 | 11-15 |
| Jun 2026 | $1,850,000 | 1,044 | $1,772 | 11-15 |
| Jun 2026 | $1,800,000 | 1,055 | $1,706 | 06-10 |
| May 2026 | $1,910,000 | 1,076 | $1,774 | 01-05 |
| May 2026 | $1,710,000 | 1,001 | $1,708 | 11-15 |
| Apr 2026 | $3,388,000 | 2,056 | $1,648 | 16-20 |
| Apr 2026 | $2,335,000 | 1,259 | $1,854 | 06-10 |
| Mar 2026 | $5,500,000 | 3,735 | $1,473 | 16-20 |
| Mar 2026 | $3,800,000 | 2,325 | $1,634 | 01-05 |
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More in District 04
The HDB blocks next door
The entry point, measured: what the resale flats around The Interlace actually sell for - this project trades at 2.9× the nearest block’s PSF.