Blk 96A Henderson Rd
Completed 2018 · 48 storeys · 229 flats · 92 years remaining · 48 resale transactions on record · median household income in Bukit Merah: $8,500/mo (lowest quartile island-wide)
48 storeys · completed 2018
What the record shows
A 4-room here sold for $970,000 in May 2026. The same flat type in this block averaged $887,000 in 2021 - a gain of $83,000 - about $45 a day while the owner slept.
In this block, 5-room flats from floor 32 up have sold for a median of $1,400,000 - $60,000 more than floors 16 and below, same flat type, same block.
This block crosses 60 years remaining in 2058 - 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 |
|---|---|---|---|---|---|
| 3-ROOM | $3,900/mo | $3,900–$3,900 | $3,000/mo | - | 1 |
| 5-ROOM | $5,100/mo | $5,000–$5,300 | $4,200/mo | - | 3 |
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 · 45 sales - do higher floors really fetch more here?
Every recent sale HDB official record, latest 30
| Month | Type | Storey | Area (sqm) | Price | PSF | Lease left |
|---|---|---|---|---|---|---|
| May 2026 | 4 ROOM | 16 to 18 | 83 | $970,000 | $1,086 | 92y |
| Apr 2026 | 5 ROOM | 46 to 48 | 113 | $1,728,000 | $1,421 | 92y 01m |
| Mar 2026 | 4 ROOM | 13 to 15 | 83 | $938,000 | $1,050 | 92y 03m |
| Jan 2026 | 5 ROOM | 34 to 36 | 113 | $1,530,000 | $1,258 | 92y 05m |
| Jan 2026 | 5 ROOM | 07 to 09 | 113 | $1,428,000 | $1,174 | 92y 05m |
| Dec 2025 | 5 ROOM | 13 to 15 | 113 | $1,435,000 | $1,180 | 92y 06m |
| Nov 2025 | 5 ROOM | 22 to 24 | 113 | $1,465,888 | $1,205 | 92y 07m |
| Nov 2025 | 5 ROOM | 10 to 12 | 113 | $1,410,000 | $1,159 | 92y 07m |
| Sept 2025 | 5 ROOM | 25 to 27 | 113 | $1,400,000 | $1,151 | 92y 08m |
| May 2025 | 4 ROOM | 22 to 24 | 93 | $1,070,000 | $1,069 | 93y 01m |
| Apr 2025 | 3 ROOM | 22 to 24 | 68 | $775,000 | $1,059 | 93y 01m |
| Apr 2025 | 5 ROOM | 22 to 24 | 113 | $1,450,000 | $1,192 | 93y 02m |
| Mar 2025 | 4 ROOM | 43 to 45 | 93 | $1,155,000 | $1,154 | 93y 03m |
| Jan 2025 | 4 ROOM | 40 to 42 | 83 | $1,050,000 | $1,175 | 93y 05m |
| Jan 2025 | 3 ROOM | 25 to 27 | 68 | $780,000 | $1,066 | 93y 06m |
| Dec 2024 | 5 ROOM | 07 to 09 | 113 | $1,310,000 | $1,077 | 93y 06m |
| Nov 2024 | 3 ROOM | 25 to 27 | 68 | $796,000 | $1,088 | 93y 07m |
| Nov 2024 | 4 ROOM | 04 to 06 | 93 | $1,060,000 | $1,059 | 93y 07m |
| Oct 2024 | 5 ROOM | 16 to 18 | 113 | $1,360,000 | $1,118 | 93y 08m |
| Sept 2024 | 5 ROOM | 13 to 15 | 113 | $1,340,000 | $1,102 | 93y 09m |
| Sept 2024 | 5 ROOM | 31 to 33 | 113 | $1,440,000 | $1,184 | 93y 09m |
| Sept 2024 | 4 ROOM | 34 to 36 | 83 | $980,000 | $1,097 | 93y 09m |
| Aug 2024 | 4 ROOM | 31 to 33 | 83 | $1,000,000 | $1,119 | 93y 10m |
| Aug 2024 | 5 ROOM | 25 to 27 | 113 | $1,465,000 | $1,204 | 93y 10m |
| Jun 2024 | 3 ROOM | 10 to 12 | 68 | $728,000 | $995 | 94y |
| Jun 2024 | 5 ROOM | 46 to 48 | 113 | $1,588,000 | $1,306 | 94y |
| May 2024 | 4 ROOM | 46 to 48 | 93 | $900,000 | $899 | 94y 01m |
| Apr 2024 | 4 ROOM | 13 to 15 | 93 | $1,030,000 | $1,029 | 94y 01m |
| Mar 2024 | 3 ROOM | 07 to 09 | 68 | $718,000 | $981 | 94y 04m |
| Jan 2024 | 4 ROOM | 37 to 39 | 83 | $980,000 | $1,097 | 94y 05m |
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 $25k below this block · 7 vs 8 sales
4-room median $44k above this block · 9 vs 8 sales
4-room median $25k above this block · 7 vs 8 sales
4-room median $527k below this block · 3 vs 8 sales
4-room median $10k below this block · 10 vs 8 sales
4-room median $495k below this block · 7 vs 8 sales
Condos nearby
The private premium, measured: the nearest condo trades at 1.8×this block’s PSF.
Grounded in this block’s own resale record, trend and lease - ask away.