How floor level changes the price
5-Room units on higher floors (28 TO 30) trade at a median of S$1,212,500, while lower floors (01 TO 03) sit at S$881,500. That is a 38% premium for height in this segment.
| Floor band | Median price | Sales |
|---|---|---|
| 01 TO 03 | S$881,500 | 38 |
| 04 TO 06 | S$982,000 | 45 |
| 07 TO 09 | S$1,080,000 | 43 |
| 10 TO 12 | S$1,082,500 | 52 |
| 13 TO 15 | S$1,053,044 | 36 |
| 16 TO 18 | S$1,025,000 | 44 |
| 19 TO 21 | S$1,080,000 | 33 |
| 22 TO 24 | S$1,140,000 | 26 |
| 25 TO 27 | S$1,120,000 | 21 |
| 28 TO 30 | S$1,212,500 | 6 |
How flat age changes the price
Comparing per-square-metre value strips out unit size. 5-Room flats built in the 2010s trade at S$12,558 psm, against S$6,672 psm for 1970s stock. Newer flats carry more remaining lease, which the market prices in.
| Built | Median per sqm | Sales |
|---|---|---|
| 1970s | S$6,672 psm | 72 |
| 1980s | S$7,515 psm | 44 |
| 1990s | S$8,581 psm | 42 |
| 2000s | S$9,818 psm | 157 |
| 2010s | S$12,558 psm | 38 |
Prices by flat model
Most 5-room resales in Bukit Merah are Improved flats (278 sales, median S$1,100,000). Model A units command the top of the range at S$1,110,111.
| Model | Median price | Sales |
|---|---|---|
| Improved | S$1,100,000 | 278 |
| Standard | S$800,000 | 52 |
| Model A | S$1,110,111 | 21 |
Most-traded blocks
The blocks with the most 5-room resale activity give the clearest read on what buyers are actually paying, because each has enough sales to form a reliable median.
| Block | Median price | Sales |
|---|---|---|
| 96A HENDERSON RD | S$1,435,000 | 13 |
| 9A BOON TIONG RD | S$1,500,000 | 9 |
| 87 ZION RD | S$991,500 | 8 |
| 74A REDHILL RD | S$1,146,888 | 7 |
| 113 DEPOT RD | S$738,000 | 7 |
| 119B KIM TIAN RD | S$1,080,000 | 7 |
| 48 TELOK BLANGAH DR | S$849,000 | 6 |
| 119C KIM TIAN RD | S$1,140,000 | 6 |
Source: HDB resale transaction records. Medians shown for blocks with the most recent sales.
Frequently asked questions
How much does a 5-room HDB flat cost in Bukit Merah?
The median 5-room HDB resale price in Bukit Merah is S$1,055,000, based on 353 recent transactions. Prices range from S$670,000 to S$1,728,000 depending on floor level, remaining lease, flat model, and exact block.
Does floor level affect 5-room prices in Bukit Merah?
Yes. 5-Room flats on higher floors (28 TO 30) sell for a median of S$1,212,500, versus S$881,500 on lower floors (01 TO 03). That is a 38% premium for height.
Are newer 5-room flats in Bukit Merah more expensive?
Per square metre, 5-room flats from the 2010s trade at S$12,558 psm, compared with S$6,672 psm for 1970s stock, a 88% premium for the longer remaining lease.
Which blocks have the most 5-room resale activity in Bukit Merah?
Over the recent window, 96A HENDERSON RD recorded the most 5-room resales (13), at a median of S$1,435,000. Block-level medians vary with floor, unit size, and lease.