Property Market in Telok Blangah

Telok Blangah is one of Singapore's established prime residential areas. According to URA transaction records from 2022 to 2025,D04 has recorded 1,823 private residential transactions, making it a market with consistent but measured transaction activity. The median condominium and apartment price stands at S$2.7M, which is 54% above the Singapore-wide median of S$1.7M.

Telok Blangah is a subzone region and housing estate located in the area behind Keppel Harbour in Bukit Merah, Singapore. Telok Blangah is represented by three contiguous subzones of Bukit Merah in URA masterplans: Telok Blangah Drive, Telok Blangah Way and Telok Blangah Rise.

The private residential market in Telok Blangah spans 7 property categories. Condominiums lead with 1,727 transactions at a median of S$2.7M. The distinction between condominiums and apartments in Singapore is largely regulatory (condominiums must meet a minimum land area of 4,000 sqm and include recreational facilities), but prices also reflect differences in unit size and development scale.

Telok Blangah also has an active landed property segment. Terrace houses trade at a median of S$7.0M, semi-detached homes at S$5.2M, and detached houses at S$14.9M. Landed properties in Telok Blangah attract buyers seeking generational homes in one of Singapore's established residential enclaves.

Tenure is a defining factor in Telok Blangah's property pricing. Freehold properties trade at a median of S$1.8M, while 99-year leasehold units trade at S$2.8M. That is a 34% premium for freehold, or approximately S$-932,500 more in absolute terms.

On a per-square-metre basis, the gap narrows somewhat: freehold at S$20,140/sqm versus leasehold at S$19,544/sqm. For buyers weighing freehold versus leasehold in Telok Blangah, the key question is time horizon. Freehold properties hold value over decades and face no lease decay, but new 99-year leasehold developments often offer modern facilities and layouts at a lower entry price. New leasehold launches have been active in Telok Blangah, with 1,643 transactions versus 180 freehold.

For condominiums and apartments in Telok Blangah, floor level creates a measurable price gradient. Units on floors 36-40 sell for a median of S$11M, while units on floors B1-B5 sell for S$1.8M. That is a 529% premium for higher floors, worth approximately S$9.3M per unit.

In Telok Blangah, the high-floor premium reflects views of the city skyline, improved privacy in dense neighbourhoods, and the status associated with penthouse-level living. Buyers targeting a specific development can use this gradient to estimate how much they save by choosing a mid-floor unit instead of a top-floor one.

Rental rates in Telok Blangah average S$5.91 psf per square foot per month, placing the district above-average rental rates, indicating solid demand from both local and expatriate tenants. The highest rents are commanded by THE REEF AT KING'S DOCK at S$7.27 psf.

The rental spread within Telok Blangah runs from S$5.50 psf at SEASCAPE to S$7.27 psf at THE REEF AT KING'S DOCK. This range reflects differences in development age, finish quality, proximity to MRT, and whether the unit is furnished. Investors evaluating gross rental yield in Telok Blangah should compare these rates against the purchase price per square foot to assess returns.

The most actively traded development in Telok Blangah is REFLECTIONS AT KEPPEL BAY on KEPPEL BAY VIEW, with 344 URA-recorded transactions at a median of S$2,277,500. THE INTERLACE follows with 233 transactions at S$2,550,000.

High transaction volumes typically indicate active secondary markets with good liquidity. Buyers who may need to sell within a few years should consider developments with proven resale activity, as these tend to attract a broader pool of buyers when the time comes.

In pricing terms, Telok Blangah sits closest to Ardmore (S$2.5M), Orchard (S$2.4M), High Street (S$2.3M). Buyers looking for a lower entry point could consider Kranji at S$1.1M, which is 144% cheaper.