Bukit Merah's new HDB record: $1,466 psf on Boon Tiong Road

A 4-room flat on the 37th to 39th floor band of Block 10A Boon Tiong Road sold for $1.468 million in August, which works out to $1,466 per square foot. No HDB flat in Bukit Merah has changed hands at a higher rate, not even the Henderson Road flat that holds Singapore’s record resale price.

The flat is part of Tiong Bahru View, a cluster of roughly 40-storey blocks about a decade into their 99-year leases. At 93 sq m, or 1,001 sq ft, it is a standard-sized 4-room unit with 88 years and 5 months left on the lease, a few minutes on foot from Tiong Bahru MRT station and Tiong Bahru Plaza. HDB resale records on data.gov.sg confirm the transaction and the rate.

Seven months ago the town’s 4-room rate record was $1,373 psf, set in January at neighbouring Block 9B. The August sale moves that ceiling by $93 psf. And the pattern behind it is hard to miss: every one of Bukit Merah’s five highest 4-room rates now belongs to the same three blocks, 9A, 9B and 10A Boon Tiong Road.

Bukit Merah’s five highest 4-room rates per square foot all sit in the three Tiong Bahru View blocks at Boon Tiong Road. Source: HDB resale transactions via data.gov.sg. Chart: HomeAsset.

Height, youth, and a train station

The recipe is the same one driving record clusters in Bishan and Clementi: blocks that are much taller and much younger than the town around them, next to an MRT station. Tiong Bahru View offers high floors that most of Bukit Merah’s older stock cannot, a lease that has barely started running down, and a city-fringe address. Buyers are paying for that combination, and paying more each time: Block 10A itself sold a unit on the 25th to 27th floors for $1.31 million as recently as June.

The money is not only chasing 4-room units. In the same month as the record, a 5-room flat at Block 9B went for $1,688,888, about $1,401 psf, one of the highest rates ever recorded in the town for any flat type.

Worth knowing: $1,466 psf is a record rate, not a record price. The largest sum ever paid for a Bukit Merah 4-room flat is $1.53 million, for a 1,614 sq ft jumbo unit at 50 Moh Guan Terrace in May, on a lease with about 46 years left. That deal works out to $948 psf. Two buyers spent roughly $1.5 million in the same town three months apart, one buying size and history in a 1970s block, the other height and lease at Boon Tiong Road. The gap between their rates, over $500 psf, is the clearest picture you will get of what “location and lease” actually cost.

The rest of Bukit Merah is nowhere near this

Bukit Merah recorded 29 4-room resale deals in August 2026. After the record, the next highest was $1.18 million, at an older block along the same road. The cheapest closed at $500,000. Across the 12 months to August, the town’s median 4-room price was $932,500 over 374 transactions, which puts the record $535,500 above the middle of its own market.

The record against the rest of the market: the next-highest 4-room sale in Bukit Merah in August was $1.18 million, and the 12-month median is $932,500. Source: HDB resale transactions via data.gov.sg (Sep 2025 to Aug 2026). Chart: HomeAsset.

Singapore’s record HDB price also lives in Bukit Merah: a 5-room flat at 96A Henderson Road sold for $1.728 million in April 2026. That flat, for all its fame, transacted at $1,421 psf. The August sale beat that rate with a smaller flat and a smaller cheque.

What this means for you

• A typical Bukit Merah 4-room flat still costs around $932,500, and most August deals closed between $500,000 and $1.18 million. If you are shopping in the town, price the specific block and its lease, because the record cluster trades in a different band from everything around it.
• Sellers outside Boon Tiong Road should not anchor asking prices to this sale. Even August’s second-highest deal came in $288,000 below the record, and valuers will price your block against its own history.
• If you own at Tiong Bahru View, the ceiling has moved twice in seven months. That is real demand, but a record is still one transaction: get a current valuation before you decide it applies to your unit.