Blk 96B Henderson Rd
Completed 2018 · 40 storeys · 231 flats · 92 years 01 month remaining · 33 resale transactions on record · median household income in Bukit Merah: $8,500/mo (lowest quartile island-wide)
40 storeys · completed 2018
What the record shows
A 4-room here sold for $1,245,000 in May 2026. The same flat type in this block averaged $911,250 in 2021 - a gain of $333,750 - about $183 a day while the owner slept.
In this block, 3-room flats from floor 27 up have sold for a median of $794,000 - $111,500 more than floors 13 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 | $3,600/mo | $3,600–$3,600 | $3,000/mo | - | 1 |
| 4-ROOM | $4,500/mo | $4,100–$4,850 | $3,900/mo | - | 4 |
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 · 30 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 | 34 to 36 | 93 | $1,245,000 | $1,244 | 92y 01m |
| Feb 2026 | 3 ROOM | 07 to 09 | 68 | $775,000 | $1,059 | 92y 04m |
| Feb 2026 | 3 ROOM | 07 to 09 | 68 | $765,000 | $1,045 | 92y 04m |
| Jul 2025 | 3 ROOM | 01 to 03 | 68 | $640,000 | $874 | 92y 10m |
| Jun 2025 | 4 ROOM | 10 to 12 | 83 | $980,000 | $1,097 | 93y |
| May 2025 | 4 ROOM | 13 to 15 | 83 | $880,000 | $985 | 93y 01m |
| Apr 2025 | 4 ROOM | 16 to 18 | 83 | $1,000,000 | $1,119 | 93y 01m |
| Mar 2025 | 4 ROOM | 25 to 27 | 83 | $1,028,888 | $1,152 | 93y 03m |
| Feb 2025 | 3 ROOM | 37 to 39 | 68 | $838,000 | $1,145 | 93y 04m |
| Feb 2025 | 4 ROOM | 37 to 39 | 83 | $1,050,000 | $1,175 | 93y 05m |
| Dec 2024 | 3 ROOM | 22 to 24 | 68 | $795,000 | $1,086 | 93y 06m |
| Nov 2024 | 3 ROOM | 01 to 03 | 68 | $640,888 | $876 | 93y 07m |
| Oct 2024 | 3 ROOM | 01 to 03 | 68 | $690,000 | $943 | 93y 09m |
| Sept 2024 | 3 ROOM | 28 to 30 | 68 | $750,000 | $1,025 | 93y 09m |
| Sept 2024 | 4 ROOM | 16 to 18 | 83 | $980,000 | $1,097 | 93y 09m |
| Aug 2024 | 3 ROOM | 04 to 06 | 68 | $650,000 | $888 | 93y 10m |
| Jun 2024 | 4 ROOM | 01 to 03 | 83 | $813,000 | $910 | 94y |
| Nov 2023 | 3 ROOM | 16 to 18 | 68 | $725,000 | $991 | 94y 06m |
| Oct 2023 | 4 ROOM | 31 to 33 | 93 | $1,100,000 | $1,099 | 94y 08m |
| Oct 2023 | 4 ROOM | 34 to 36 | 83 | $988,000 | $1,106 | 94y 08m |
| Sept 2023 | 3 ROOM | 25 to 27 | 68 | $750,000 | $1,025 | 94y 09m |
| May 2023 | 3 ROOM | 22 to 24 | 68 | $748,888 | $1,023 | 95y 01m |
| Nov 2022 | 3 ROOM | 10 to 12 | 68 | $680,000 | $929 | 95y 08m |
| Oct 2022 | 4 ROOM | 25 to 27 | 93 | $1,038,888 | $1,038 | 95y 08m |
| Oct 2022 | 3 ROOM | 10 to 12 | 68 | $685,000 | $936 | 95y 08m |
| Feb 2022 | 3 ROOM | 19 to 21 | 68 | $685,000 | $936 | 96y 04m |
| Jan 2022 | 4 ROOM | 37 to 39 | 93 | $960,000 | $959 | 96y 04m |
| Dec 2021 | 4 ROOM | 31 to 33 | 93 | $1,030,000 | $1,029 | 96y 05m |
| Oct 2021 | 4 ROOM | 22 to 24 | 93 | $860,000 | $859 | 96y 08m |
| Sept 2021 | 3 ROOM | 19 to 21 | 68 | $668,000 | $913 | 96y 09m |
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 above this block · 8 vs 7 sales
4-room median $69k above this block · 9 vs 7 sales
3-room median within $5k of this block
4-room median $502k below this block · 3 vs 7 sales
3-room median $15k below this block · 7 vs 9 sales
4-room median $500k below this block · 5 vs 7 sales
Condos nearby
The private premium, measured: the nearest condo trades at 1.9×this block’s PSF.
Grounded in this block’s own resale record, trend and lease - ask away.