District 10 · Bukit Timah · CCR
The Merasaga
Jalan Merah Saga · Condominium · 99 yrs lease commencing from 1991
Current PSF
$2,057
-8.9% vs district median
Gross yield
3.1%
median rent $6,600/mo
3-year gain
8.5%
Transactions · 5y
19
6 in last 12 months
Nearest MRT
Holland Village Mrt Station · 165.357m
CCL
Future MRT
King Albert Park Mrt Station
CRL · 2032
Vs local HDB
+149% premium
HDB median $826 psf
Area income
$22,500/mo median
residential zone
En-bloc potential41 / 100
35 years old · composite of plot use, age, tenure, value gap & size
Lease decay64 years left
worth 82.4%of freehold today (Bala’s Table) · loses ~5.7pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
+0.3%
latest 2 qtrs vs year ago
Sub-sales
0.0%
flip ratio, last 24 months
Price spread
4%
PSF dispersion within project
The neighbourhood
Secondary
Queensway Secondary School · 1.4km
Food
Holland Village Market And Food Centre · 311m - 3 hawker centres within 1km
Green
Holland Village Pk · 226m - 2 parks within 1km
Mall
Holland Road Shopping Centre · 288m
Health
National University Polyclinics (Queenstown Polyclinic) (polyclinic) · 1.5km
Who lives in Bukit Timah
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
Residents
77,860
Median age
43 yrs
46% under 40 · getting older
Children 0–9
8,030
▲ 3% since 2015 · future P1 demand
Household size
3.9 avg
Homes
9% HDB
48% condo · 42% landed
Degree holders
66%
residents 15+
Commute
36% transit
49% drive
45 min+ to work
13%
The neighbourhood, photographed
freely-licensed photographs taken within ~450 m · Wikimedia Commons
Price trend average PSF by year
2021
$1,726
2022
$1,754
+1.6%
2023
$1,915
+9.2%
2024
$2,043
+6.7%
2025
$2,037
-0.3%
2026
$2,078
+2%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $5,000/mo | $5.26 | 3.1% | 54 |
| 3BR | $6,600/mo | $4.89 | 2.9% | 115 |
| 4BR | $8,500/mo | $4.86 | 2.8% | 19 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jul 2026 | $2,750,000 | 1,356 | $2,028 | 06-10 |
| Jun 2026 | $2,743,000 | 1,345 | $2,039 | 01-05 |
| Apr 2026 | $2,075,000 | 958 | $2,166 | 06-10 |
| Dec 2025 | $2,020,000 | 947 | $2,133 | 01-05 |
| Oct 2025 | $2,750,000 | 1,356 | $2,028 | 01-05 |
| Oct 2025 | $2,730,000 | 1,399 | $1,951 | 01-05 |
| Oct 2024 | $2,050,000 | 958 | $2,140 | 06-10 |
| Jul 2024 | $2,700,000 | 1,378 | $1,960 | 06-10 |
| Feb 2024 | $2,750,000 | 1,356 | $2,028 | 01-05 |
| Sept 2023 | $1,800,000 | 947 | $1,900 | 01-05 |
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More in District 10
The HDB blocks next door
The entry point, measured: what the resale flats around The Merasaga actually sell for - this project trades at 2.9× the nearest block’s PSF.