Is it a Good Deal?: A four-room flat along Boon Tiong Road was just sold for $1.36 million, Bukit Merah’s new record-high.
A four-room flat along Boon Tiong Road was just sold for $1.36 million, surpassing the previous record-high of $1.338 million for such flats in Bukit Merah (Photo: Albert Chua/EdgeProp Singapore)
Earlier this month, a four-room HDB flat at 9B Boon Tiong Road in Bukit Merah was sold for $1.36 million ($1,373 psf). Located on the 37th to 39th storeys, the subject flat measures 990 sq ft and has a remaining lease of 89 years.
The $1.36 million paid for the subject flat is a new record high for four-room flats in Bukit Merah, surpassing the previous high of $1.338 million ($1,351 psf) set in February 2025 by a nearby flat at 9A Boon Tiong Road.
We used our analytics tool, Is it a Good Deal?, to assess the transaction and determine whether the buyer of the flat at 9B Boon Tiong Road secured a bargain.
Convenient and connected location
The subject flat is adjacent to Tiong Bahru MRT Station and Tiong Bahru Plaza (see Map 1). As Tiong Bahru MRT Station is only one stop away from the triple-line Outram Park MRT Station, residents have easy access to the East-West, North-East and Thomson-East Coast lines.
Source: EdgeProp LandLens
Other amenities within walking distance include Tiong Bahru Market and Food Centre, Havelock Road Food Centre, Beo Crescent Market and Tiong Bahru Park.
Schools within a 1 km radius include Alexandra Primary School, Zhangde Primary School, Gan Eng Seng School and Outram Secondary School. However, Outram Secondary School relocated to Anchorvale Crescent this year, but its current students will continue to study at its old campus along York Hill until they graduate.
The numerous nearby amenities, coupled with a long remaining lease of 89 years, could explain the million-dollar price tag for the subject flat (see Screenshot 1).
Source: EdgeProp Is it a Good Deal (as at 14 January 2026)
Our tool also indicated that the subject flat was sold at a price significantly higher than the district’s average (see Screenshot 2), which is unsurprising as it is the new record-high price for four-room flats in Bukit Merah.
Source: EdgeProp Is it a Good Deal (as at 14 January 2026)
Four million-dollar transactions this year
According to data from HDB, 18 four-room flats in Bukit Merah have been sold so far this year, with prices ranging from $530,000 to $1.36 million. Among them, six flats fetched at least $1 million. Notably, three of the million-dollar transactions involve flats along Boon Tiong Road (see Table 1).
In contrast, a four-room flat at 57 Telok Blangah Heights was sold for $530,000 ($541 psf), the only four-room flat in Bukit Merah to be sold below $600,000 this year (see Table 2).
The flat along Telok Blangah Heights is conveniently located near Telok Blangah MRT Station, Telok Blangah Market and Hawker Centre, Blangah Rise Primary School and The Southern Ridges (see Map 2). However, it has a short remaining lease of around 49 years, which could have adversely affected its price.
Source: EdgeProp LandLens
Last year, 383 four-room flats in Bukit Merah changed hands at prices ranging from $420,000 to $1.338 million. Of these flats, four transacted at prices above $1.2 million (see Table 3). Notably, all four involved flats along Boon Tiong Road.
Flats along Boon Tiong Road are on a roll
Earlier this month, a three-room flat at 10B Boon Tiong Road was sold for $910,000 ($1,364 psf), marking the first time that a three-room flat in Bukit Merah crossed the $900,000 threshold. The 667-sq ft flat is located on the 22nd to 24th storeys and has a long remaining lease of 89 years.
This recent transaction broke the previous record high of $860,000 for three-room flats in Bukit Merah. In July 2025, a flat at 58 Havelock Road was sold for $860,000 ($1,158 psf). The lease for the 743-sq ft flat started in 2013, leaving it with a remaining lease of around 87 years at the time of sale.
Another three-room flat in Bukit Merah was also sold at the previous record-high price. In August 2024, a 667-sq ft flat at 10A Boon Tiong Road was sold for $860,000 ($1,289 psf). At the time of sale, the flat had a remaining lease of approximately 91 years.
You can learn more about the sale of the three-room flat at 10B Boon Tiong Road here.
Average prices for four-room flats in Bukit Merah rose slightly this year
This year, the average resale price for four-room flats in Bukit Merah ($912 psf) is marginally above that for similar flats in the Central Region ($897 psf). A slight increase of 2% y-o-y was reported for such flats in Bukit Merah, while their counterparts in the Central Region chalked up a stronger increase of 3.7% y-o-y.
In comparison, the average price for four-room flats across Singapore Inched up by 0.9% y-o-y, a weaker price growth compared to their peers in Bukit Merah and the Central Region. Flats islandwide ($662 psf) also achieved a lower average resale price compared to similar flats in Bukit Merah ($912 psf) and the Central Region ($897 psf) (see Chart 1).
Notably, the average resale prices for four-room flats from all three areas are significantly lower than the transacted price of $1,373 psf for the subject flat.
Meanwhile, the average resale price for three-room flats in Bukit Merah recorded a decline of 4.3% y-o-y to $686 psf. In contrast, the average resale prices of such flats in the Central Region and islandwide rose by 5.7% y-o-y and 3.3% y-o-y to $720 psf and $659 psf, respectively (see Chart 2).
Four 99-year leasehold condos within a 500 m radius
There are 11 condos, representing approximately 1,800 units, within a 500 m radius of the subject flat. However, only Emerald Park, Central Green Condominium, Harvest Mansions, Meraprime and Highline Residences are 99-year leasehold developments. Combined, the five condos represent around 1,400 units.
Central Green Condominium, Meraprime and Highline Residences are a short walk from the subject flat (see Map 3). Similar to the subject flat, all three condos are in the Bukit Merah Planning Area and District 3.
Source: EdgeProp LandLens (as at 15 January 2026)
Among the trio, Highline Residences is the newest, having obtained its temporary occupation permit (TOP) in 2018, followed by Meraprime (TOP in 2006) and Central Green Condominium (TOP in 1995). Highline Residences is also the largest with 500 units, followed by Central Green Condominium (412 units) and Meraprime (213 units).
Last year, Highline Residences ($2,409 psf) reported a higher average resale price compared to Meraprime ($2,079 psf) and Central Green Condominium ($1,684 psf). This could be because the condo is at least 12 years younger than the other two developments (see Chart 3). At the time of writing, no sale transactions have been reported for the three condos this year.
Despite having the highest price, Highline Residences (2.1% y-o-y) achieved a lower price growth last year compared to Meraprime (3.5% y-o-y). Meanwhile, Central Green Condominium reported a slight decline of 1% y-o-y, which could be due to lease decay as the condo is over 30 years old.
Last year, Highline Residences ($2,409 psf) chalked up a higher average resale price compared to 99-year leasehold condos in District 3 ($2,187 psf) and the Central Region ($2,026 psf) (see Chart 4). Notably, last year’s average resale prices for Highline Residences and Meraprime ($2,079 psf) were higher than the islandwide average ($1,706 psf), while Central Green Condominium ($1,684 psf) reported a lower price.
Conclusion
The recent sale of the four-room flat at 9B Boon Tiong Road for $1.36 million is a new record high for such flats in Bukit Merah. The eye-watering price could be attributed to the flat’s close proximity to amenities such as Tiong Bahru MRT Station, Tiong Bahru Plaza, as well as several markets and hawker centres. Additionally, the subject flat has a long remaining lease of 89 years.
So far this year, 18 four-room flats in Bukit Merah have been sold, with six of them fetching at least $1 million. Three of the million-dollar flats are located along Boon Tiong Road. Additionally, a three-room flat at 10B Boon Tiong Road was recently sold for $910,000, the highest price ever achieved for such flats in Bukit Merah. These high transacted prices are a strong indicator of buyers’ willingness to pay top dollar for flats along Boon Tiong Road.
To learn more about the transaction for the subject flat, and whether it is a good deal, click here.
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