District 04 · Bukit Merah · RCR
The Reef At King'S Dock
Harbourfront Avenue · Condominium · 99 yrs lease commencing from 2021
Current PSF
$2,499
+47.4% vs district median
Gross yield
3.6%
median rent $4,800/mo
3-year gain
-4.0%
Transactions · 5y
114
27 in last 12 months
Nearest MRT
Harbourfront Mrt Station · 378.229m
CCL,NEL
Future MRT
West Coast Mrt Station
CRL · 2032
Vs local HDB
+217% premium
HDB median $789 psf
Area income
$8,500/mo median
residential zone
En-bloc potential21 / 100
5 years old · composite of plot use, age, tenure, value gap & size
Lease decay94 years left
worth 95.4%of freehold today (Bala’s Table) · loses ~2.8pts of freehold value over the next decade
Tenanted
100%
units with active leases
Rent momentum
+4.7%
latest 2 qtrs vs year ago
Sub-sales
94.4%
flip ratio, last 24 months
Price spread
5%
PSF dispersion within project
The neighbourhood
Food
Telok Blangah Rise Blk 36 (Telok Blangah Rise Market) · 910m
Green
King'S Dock Park · 239m - 2 parks within 1km
Mall
Depot Heights Shopping Centre · 1.8km
Health
Singhealth Polyclinics (Bukit Merah Polyclinic) (polyclinic) · 2.0km
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
The launch, by the record
developer sales + new-sale caveats · URA - the numbers a brochure won’t print
Sold to date
429 / 429
100% taken up · 25 '03
Median price
$0k
$0k–$0k band
Unit sizes sold
1076 sqft
484–1572 sqft range
Still available
0
units unsold
Take-up over time · cumulative units sold
What actually sold · by strata size (sqft)
484–666
1
666–848
18
848–1030
21
1030–1212
19
1212–1394
30
1394–1572
3
What the record shows
The early buyer’s position
Buyers who bought from the developer in 2021 paid an average of $2,378 psf (44 sales). At today’s $2,499 psf, they are up 5% on paper.
Price trend average PSF by year
2021
$2,378
2022
$2,456
+3.3%
2023
$2,610
+6.3%
2024
$2,635
+1%
2025
$2,554
-3.1%
2026
$2,506
-1.9%
Rental by bedroom
| Bedrooms | Median rent | Rental PSF | Yield | Contracts |
|---|---|---|---|---|
| 1BR | $4,000/mo | $8.89 | 4.3% | 76 |
| 2BR | $5,100/mo | $6.80 | 3.3% | 110 |
| 3BR | $9,000/mo | $7.20 | 3.5% | 15 |
Recent transactions URA, latest 10
| Date | Price | Area (sqft) | PSF | Floor |
|---|---|---|---|---|
| Jun 2026 | $2,168,000 | 883 | $2,456 | 06-10 |
| May 2026 | $1,750,000 | 689 | $2,540 | 01-05 |
| May 2026 | $1,555,000 | 678 | $2,293 | 01-05 |
| Apr 2026 | $2,350,000 | 883 | $2,662 | 06-10 |
| Apr 2026 | $1,765,000 | 721 | $2,447 | 01-05 |
| Apr 2026 | $1,700,000 | 721 | $2,357 | 01-05 |
| Mar 2026 | $2,058,000 | 764 | $2,693 | 06-10 |
| Mar 2026 | $1,800,000 | 764 | $2,355 | 01-05 |
| Mar 2026 | $1,330,000 | 538 | $2,471 | 06-10 |
| Mar 2026 | $1,108,888 | 431 | $2,575 | 06-10 |
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More in District 04
The HDB blocks next door
The entry point, measured: what the resale flats around The Reef At King'S Dock actually sell for - this project trades at 4.7× the nearest block’s PSF.