District 03 · Bukit Merah · RCR
The Metropolitan Condominium
Alexandra View · Condominium · 99 yrs lease commencing from 2006
Current PSF
$1,947
-11.4% vs district median
Gross yield
3.2%
median rent $6,500/mo
3-year gain
19.0%
Transactions · 5y
78
12 in last 12 months
Nearest MRT
Redhill Mrt Station · 120.347m
EWL
Future MRT
West Coast Mrt Station
CRL · 2032
Vs local HDB
+147% premium
HDB median $789 psf
Area income
$8,500/mo median
residential zone
En-bloc potential34 / 100
20 years old · composite of plot use, age, tenure, value gap & size
Lease decay79 years left
worth 90.5%of freehold today (Bala’s Table) · loses ~5.1pts 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
7%
PSF dispersion within project
The neighbourhood
P1 ring
Gan Eng Seng Primary School 542m · Phase 2C 0.1× · Avondale Grammar School (Primary & Middle Years Campus) 757m · 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 · 461m
Food
Redhill Lane Blk 79 (Redhill Market) · 390m - 5 hawker centres within 1km
Green
Tiong Bahru Pk · 921m
Mall
Depot Heights Shopping Centre · 1.2km
Health
Singhealth Polyclinics (Bukit Merah Polyclinic) (polyclinic) · 758m
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
$1,555
2022
$1,615
+3.9%
2023
$1,708
+5.8%
2024
$1,798
+5.3%
2025
$1,912
+6.3%
2026
$2,032
+6.3%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 2BR | $4,900/mo | $5.76 | 3.6% | 200 |
| 3BR | $6,600/mo | $4.89 | 3.0% | 165 |
| 4BR | $8,400/mo | $4.80 | 3.0% | 91 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Apr 2026 | $2,758,000 | 1,399 | $1,971 | 16-20 |
| Feb 2026 | $3,000,000 | 1,367 | $2,195 | 41-45 |
| Feb 2026 | $2,960,000 | 1,421 | $2,083 | 26-30 |
| Feb 2026 | $2,000,000 | 1,066 | $1,877 | 16-20 |
| Dec 2025 | $2,880,000 | 1,421 | $2,027 | 11-15 |
| Dec 2025 | $1,483,000 | 721 | $2,056 | 16-20 |
| Nov 2025 | $2,500,000 | 1,399 | $1,787 | 01-05 |
| Nov 2025 | $1,550,000 | 786 | $1,973 | 41-45 |
| Nov 2025 | $1,385,000 | 840 | $1,650 | 06-10 |
| Sept 2025 | $2,615,000 | 1,356 | $1,928 | 11-15 |
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More in District 03
The HDB blocks next door
The entry point, measured: what the resale flats around The Metropolitan Condominium actually sell for - this project trades at 2.3× the nearest block’s PSF.