Blk 8A Boon Tiong Rd
Completed 2003 · 21 storeys · 123 flats · 79 years 04 months remaining · 22 resale transactions on record · median household income in Bukit Merah: $8,500/mo (lowest quartile island-wide)
21 storeys · completed 2003
What the record shows
A 4-room here sold for $1,018,500 in Jul 2025. The same flat type in this block averaged $839,000 in 2020 - a gain of $179,500 - about $82 a day while the owner slept.
In this block, 4-room flats from floor 14 up have sold for a median of $1,018,500 - $170,556 more than floors 7 and below, same flat type, same block.
This block crosses 60 years remaining in 2044 - the line where CPF usage rules begin tightening for buyers. In Bukit Merah over the last two years, flats below that line sold at a median 39% below their younger neighbours' PSF (907 sales).
Rent check
What flats in this block actually rented for in the last 12 months - official approvals, not listings. If you’re quoted much more, you have a number to negotiate with.
| Type | Block median | Range | Bukit Merah median | Gross yield | Rented |
|---|---|---|---|---|---|
| 4-ROOM | $4,500/mo | $4,200–$4,800 | $3,900/mo | - | 2 |
| 5-ROOM | $4,350/mo | $4,350–$4,350 | $4,200/mo | - | 1 |
Price trend
median PSF by year · ━ this block · ╌ Bukit Merah · gaps = years with no sales here
The height gradient
every sale in 5 years, plotted by starting floor · 11 sales - do higher floors really fetch more here?
Every recent sale HDB official record, latest 22
| Month | Type | Storey | Area (sqm) | Price | PSF | Lease left |
|---|---|---|---|---|---|---|
| Jul 2025 | 4 ROOM | 16 to 18 | 100 | $1,018,500 | $946 | 79y 04m |
| Feb 2025 | 5 ROOM | 01 to 03 | 115 | $985,000 | $796 | 79y 09m |
| Feb 2025 | 4 ROOM | 01 to 03 | 100 | $815,000 | $757 | 79y 09m |
| Jan 2025 | 4 ROOM | 07 to 09 | 100 | $950,000 | $883 | 79y 10m |
| Dec 2023 | 4 ROOM | 07 to 09 | 100 | $830,000 | $771 | 80y 10m |
| Aug 2023 | 4 ROOM | 07 to 09 | 100 | $938,000 | $871 | 81y 03m |
| Jun 2023 | 5 ROOM | 16 to 18 | 115 | $1,020,000 | $824 | 81y 05m |
| Jan 2023 | 4 ROOM | 07 to 09 | 100 | $865,888 | $804 | 81y 10m |
| Jan 2022 | 4 ROOM | 01 to 03 | 100 | $768,000 | $713 | 82y 10m |
| Dec 2021 | 4 ROOM | 10 to 12 | 100 | $875,000 | $813 | 82y 11m |
| Jul 2021 | 4 ROOM | 10 to 12 | 100 | $875,000 | $813 | 83y 04m |
| Jun 2021 | 5 ROOM | 13 to 15 | 115 | $940,000 | $759 | 83y 04m |
| Nov 2020 | 5 ROOM | 07 to 09 | 115 | $910,000 | $735 | 84y |
| Oct 2020 | 4 ROOM | 19 to 21 | 100 | $838,000 | $779 | 84y |
| Sept 2020 | 5 ROOM | 01 to 03 | 115 | $840,000 | $679 | 84y 01m |
| Jun 2020 | 4 ROOM | 07 to 09 | 100 | $808,000 | $751 | 84y 05m |
| Mar 2020 | 5 ROOM | 13 to 15 | 115 | $940,000 | $759 | 84y 07m |
| Jan 2019 | 4 ROOM | 19 to 21 | 100 | $793,988 | $738 | 85y 09m |
| Oct 2018 | 5 ROOM | 10 to 12 | 115 | $850,000 | $687 | 86y |
| Jan 2018 | 4 ROOM | 19 to 21 | 100 | $825,000 | $766 | 86y 10m |
| Nov 2017 | 5 ROOM | 10 to 12 | 115 | $920,000 | $743 | 86y 11m |
| Jul 2017 | 4 ROOM | 16 to 18 | 100 | $805,000 | $748 | 87y 03m |
Who lives in Bukit Merah
Census of Population 2020 · planning-area aggregates · SingStat via data.gov.sg
The neighbourhood
What sits around this address - distances computed from official OneMap and LTA records.
The neighbourhood, photographed
freely-licensed photographs taken within ~450 m · Wikimedia Commons
Around this block
The nearest blocks by actual distance - street names are postal artifacts, so true neighbours often sit on a different road. Price gaps are median-vs-median on the flat type both blocks actually trade.
4-room median $38k above this block · 5 vs 3 sales
4-room median $290k above this block · 7 vs 3 sales
4-room median $112k above this block · 8 vs 3 sales
built 1949 · 32 fewer lease years than this block
4-room median $239k above this block · 14 vs 3 sales
built 1949 · 32 fewer lease years than this block
Condos nearby
The private premium, measured: the nearest condo trades at 1.2×this block’s PSF.
Grounded in this block’s own resale record, trend and lease - ask away.