Type

Units

Min Area

Price Range

Studio

160 sqft

S$1,000/mo

Other

160 sqft

S$1,000/mo

Property Highlights

HDB development with 3 units currently available.
Prices currently start from S$1,000.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$200 on this acquisition.
Located 12 min (1.04 km) from EW18 Redhill MRT Station.

Housing Grants & Financing

Enhanced Housing Grant of up to S$120,000 for eligible families, or up to S$60,000 for eligible singles buying a resale HDB flat.
Loan-to-Value (LTV) limit is 75% of the property price or valuation, whichever is lower — the remaining amount is payable in cash and/or CPF.
Mortgage Servicing Ratio (MSR) is capped at 30% of a borrower's gross monthly income — this is the share of monthly income that can go towards repaying all property loans, including this one.
Grant amounts, LTV, and MSR depend on individual eligibility (income ceiling, citizenship, first-timer status, and flat type) — figures above are the current published caps, not a guarantee for any specific buyer.

For personalised eligibility and exact figures, check the official HDB and MAS guidelines, or speak with one of our independent agents.

Price Trends & Rental Yield

Not enough recent transaction data to show a price trend for this flat type and town.

Interested in this property?

Send a quick enquiry our Singapore Property team will reach out within 24 hours.

28 Jalan Bukit Merah: Affordable HDB Living in a Vibrant Central District

28 Jalan Bukit Merah represents a key holding within one of Singapore's most established residential neighbourhoods, offering a range of compact Housing Development Board units designed for diverse buyer profiles. Situated in the heart of Bukit Merah, this development sits at the intersection of affordability, convenience, and community stability—factors that continue to attract first-time buyers, upgraders, and long-term investors alike.

The development's location on Jalan Bukit Merah places residents within walking distance of Redhill MRT Station on the East-West Line (EW18), approximately 1 kilometre away. This proximity to a major transport node dramatically simplifies commuting across the island, whether for work in the Central Business District, access to educational institutions, or leisure travel. The East-West Line's extensive reach means residents enjoy direct connectivity to key employment hubs and shopping districts without the need for multiple transport changes.

Strategic Positioning Within Bukit Merah

Bukit Merah has long served as a cornerstone neighbourhood for Singapore's public housing programme, and 28 Jalan Bukit Merah benefits from decades of community development and urban maturity. The estate boasts comprehensive local amenities including hawker centres, wet markets, neighbourhood shops, and dining establishments that cater to daily living needs. Residents benefit from proximity to multiple schools spanning primary through secondary levels, making the area particularly appealing for young families and upgraders seeking a conducive environment for children's development.

The neighbourhood's central location also positions it favourably relative to healthcare facilities, including specialist clinics and polyclinics that serve the district's population. Parks and recreational spaces within Bukit Merah provide residents with green areas for exercise and leisure, while the broader estate infrastructure reflects decades of municipal investment and maintenance.

Unit Specifications and Rental Potential

Units available at this development range across compact floor plates typical of HDB public housing stock, with areas and configurations suited to different household compositions. The development's modest unit footprints align with Singapore's efficient housing philosophy, maximising usable living space whilst maintaining affordability. These compact layouts have proven attractive to investors pursuing rental yields in tight-knit urban neighbourhoods where demand for rental accommodation consistently outpaces supply.

The rental market for HDB units in central locations such as Bukit Merah remains robust, supported by continuous demand from young professionals, expatriates, and workers requiring accommodation close to employment centres. Comparable developments in the district have demonstrated rental absorption rates that justify investment from the perspective of yield-conscious buyers seeking passive income streams. The stable demographic profile of Bukit Merah residents and the area's established reputation create a relatively predictable tenant pool and lower vacancy risk compared to newer peripheral estates.

Investment Considerations and Market Dynamics

Prospective buyers considering 28 Jalan Bukit Merah as an investment vehicle should factor in the estate's maturity and lease tenure characteristics. Public housing units in Bukit Merah typically carry long-dated leasehold interests reflective of the government's original land grant framework. Whilst lease decay represents a theoretical long-term consideration for HDB units, the resale market for central-location flats has historically demonstrated resilience, supported by strong demand from upgraders and investors seeking established, well-serviced neighbourhoods.

The development's location advantage—proximity to Redhill MRT and centrality within Singapore's urban geography—mitigates some lease-related concerns that might otherwise dampen resale appeal. Central HDB estates have traditionally commanded price premiums relative to comparable units in peripheral locations, a dynamic that reflects both the MRT accessibility premium and the intangible value of living within an established, fully-serviced community.

Financing and Buyer Suitability

First-time HDB buyers benefit from the Housing Development Board's own financing schemes, which typically offer more favourable interest rates and repayment terms than conventional mortgage products. The relatively affordable entry price point of HDB units at this location positions the development well for first-time purchasers seeking to build equity whilst maintaining manageable debt servicing ratios under the Total Debt Servicing Ratio (TDSR) framework.

For upgraders transitioning from existing HDB holdings or private condominiums, 28 Jalan Bukit Merah offers a consolidation opportunity within a familiar, well-understood market segment. Investors contemplating their second or subsequent property purchase should account for Additional Buyer's Stamp Duty at the current rate of 20% applicable to Singapore Citizens acquiring additional residential properties, a significant cost component that materially affects investment returns and cash flow modelling.

Comparison to Competing Stock in Bukit Merah

The broader Bukit Merah precinct encompasses numerous HDB developments spanning different eras and unit typologies. Units at 28 Jalan Bukit Merah compete directly with comparable offerings in neighbouring blocks along Jalan Bukit Merah and adjacent streets such as Bukit Merah View and Bukit Merah Lane. Market pricing across this micro-geography reflects relatively tight differentiation, with individual unit condition, floor level, orientation, and view characteristics driving pricing nuance at the per-square-foot level.

Savvy purchasers typically benchmark transactions across multiple comparable properties within a 200-metre radius, identifying pricing anomalies and value opportunities. The transparency of HDB resale pricing data—publicly reported through the Housing Development Board's transaction records—enables buyers and agents to construct robust comparable valuations with minimal information asymmetry.

Lease Tenure and Long-Term Ownership Implications

HDB units carry standardised lease tenures determined at the time of original construction and government grant. Whilst specific lease expiry dates will vary by unit based on original allocation dates, Bukit Merah developments generally reflect leases of substantial duration, with many units carrying remaining tenures well in excess of 60 years. The Singapore government's stated policy of offering lease renewal opportunities for mature public housing estates provides additional certainty for long-term holders, though prospective purchasers should independently verify specific lease commencement and expiry dates through the HDB registry.

The psychological and financial impact of lease decay—the gradual erosion of property value as lease expiry approaches—remains a consideration for investors with long-term hold horizons extending beyond 40-50 years. However, for owner-occupiers and medium-term investors, this risk remains largely theoretical and should not materially influence acquisition decisions for units currently in the prime portion of their lease lifecycles.

Transportation and Accessibility Premium

Redhill MRT Station's proximity fundamentally shapes the development's appeal and price trajectory relative to non-MRT-served or more distant alternatives. The East-West Line's established operational track record and passenger volumes mean residents enjoy reliable, high-frequency service with minimal disruption risk. This accessibility translates into measurable capital appreciation premiums and rental yield uplift versus comparable units in locations requiring longer commute times or multiple transport changes.

Future transport infrastructure enhancements, including potential new lines or station upgrades, could further strengthen this location's appeal, though any such developments remain speculative at the time of writing. For practical purposes, the existing Redhill MRT connection should be regarded as locked-in infrastructure providing enduring value to residents and investors alike.

Market Outlook and Future Supply Pipeline

Bukit Merah's status as a mature, largely built-out estate means new HDB supply in this immediate precinct is limited, supporting relative scarcity value for existing units. The Housing Development Board's allocation of new construction typically prioritises growth areas and new town developments with available land parcels, suggesting that Bukit Merah will remain a secondary-market driven neighbourhood focused on resale and rental transactions rather than new launch activity.

This supply constraint supports pricing resilience and creates a relatively stable market environment for both owner-occupiers and investors. The development's location within Singapore's established urban fabric—with minimal risk of neighbourhood deterioration or infrastructure obsolescence—positions it as a defensible long-term holding for risk-averse investors and family purchasers seeking stability over speculative appreciation potential.

Frequently Asked Questions

What rental yield can investors realistically achieve by purchasing a unit at 28 Jalan Bukit Merah?

HDB units in central Bukit Merah locations typically support gross rental yields in the range of 4–5.5% depending on specific unit configuration, floor level, and market cycle timing. Whilst yields have compressed slightly from peaks observed in 2018–2019, the fundamental supply-demand imbalance favouring rental accommodation in central locations remains intact. Investors should model yields conservatively at 4–4.5% to account for management costs, potential vacancy periods, and maintenance reserves, though actual outcomes may vary based on tenant profile, lease terms negotiated, and broader market conditions affecting HDB rental rates.

How do current price-per-square-foot transactions at 28 Jalan Bukit Merah compare to recent sales in neighbouring blocks?

Recent HDB transactions across Bukit Merah have transacted within a relatively narrow price band, typically ranging from S$900–S$1,100 per square foot depending on unit size, floor level, and condition. Smaller compact units tend to achieve higher per-square-foot valuations due to their efficiency and appeal to first-time buyers, whilst larger multi-bedroom units distribute costs across greater footprints and thus achieve lower per-square-foot metrics. Prospective purchasers should obtain comparable sales data from the HDB's public transaction records covering the preceding 3–6 months to establish a robust benchmark against which to evaluate specific unit offerings at this development.

What Additional Buyer's Stamp Duty implications should second-property buyers anticipate when acquiring at this development?

Singapore Citizens purchasing a second or subsequent residential property are currently subject to Additional Buyer's Stamp Duty at the rate of 20% levied on the purchase price above the first S$180,000. For a unit priced at S$500,000, this translates to ABSD of approximately S$64,000—a material acquisition cost that substantially impacts overall investment returns and purchase affordability. Non-citizens and corporate entities face different ABSD regimes, and married couples filing jointly may benefit from different treatment, making professional tax and legal advice essential prior to transaction completion. This duty is non-recoverable and should be factored into comprehensive cash flow and return-on-investment modelling for second-property acquisitions.

How does lease decay risk affect the long-term resale value and mortgageability of HDB units at this location?

Bukit Merah HDB units typically carry substantial remaining lease tenures—many in excess of 60–70 years—placing them well above the psychological threshold of 60 years where meaningful lease decay concerns typically emerge. Financiers including HDB itself remain comfortable advancing mortgages on units with tenures above 50–55 years, meaning current units at this development face minimal near-term mortgageability constraints. However, purchasers acquiring units today should be mindful of very long-term value trajectories extending 40+ years forward, at which point lease-related discounting may become relevant to future buyers' decision-making. The Singapore government's stated willingness to offer lease renewal programmes for mature estates provides an additional layer of policy certainty, though legislative outcomes remain subject to future political and fiscal considerations.

To what extent does Redhill MRT Station proximity enhance demand and capital appreciation relative to non-MRT-served HDB locations?

Empirical analysis of HDB resale transactions consistently demonstrates that MRT proximity commands a material price premium—typically 15–25% relative to comparable units in locations requiring longer commute times or alternative transport modes. Redhill MRT's location on the East-West Line, one of Singapore's busiest and most established corridors, ensures reliable, frequent service with demonstrated passenger volumes that justify the infrastructure investment and maintenance standards. For investors and owner-occupiers alike, this transportation premium translates into superior capital appreciation potential and rental yield uplift, as the convenience factor attracts the broadest cross-section of potential tenants and buyers. Future transport infrastructure enhancements, though speculative, could further reinforce this location's value proposition, making the current MRT proximity a highly defensible and tangible asset characteristic.

Which buyer profiles—first-timers, upgraders, investors, high-net-worth individuals—would find units at 28 Jalan Bukit Merah most suitable?

First-time buyers benefit substantially from the affordable entry price point and government-backed HDB financing schemes that offer more favourable interest rates and repayment terms than private mortgages. Upgraders transitioning from older HDB units or private properties find the Bukit Merah location particularly attractive due to its central positioning and established community amenities. Property investors view the development as a reliable buy-to-let vehicle, supported by stable rental demand and relatively predictable tenant profiles in central urban locations. High-net-worth individuals typically seek HDB units as part of diversified property portfolios rather than primary residences, valuing the capital efficiency and yield contributions these assets provide within broader wealth structures. The development's affordability and central location make it less suitable for ultra-luxury buyer segments but highly appropriate for pragmatic, value-oriented purchasers across multiple buyer categories.

What Total Debt Servicing Ratio headroom and financing terms should typical purchasers expect at current price points?

The TDSR framework caps total monthly debt obligations at 60% of gross monthly income, a constraint that directly governs maximum loan eligibility under Singapore's mortgage lending standards. For a unit at this development priced in the S$500,000–S$600,000 range, financed over 25 years at prevailing HDB interest rates (currently approximately 2.6% per annum), monthly instalments typically range from S$2,200–S$2,700 depending on precise price and loan tenure selected. Prospective buyers should target household incomes of at least S$45,000–S$55,000 monthly to comfortably service such mortgages whilst maintaining headroom for other obligations and unexpected expenses. HDB financing schemes often prove more accommodating than private mortgages, permitting loan-to-value ratios up to 90% and featuring interest rate locks that provide certainty against future rate volatility, advantages that strengthen affordability metrics relative to private property acquisition.

How does 28 Jalan Bukit Merah compare in pricing and value proposition to competing HDB developments in Bukit Merah and adjacent precincts?

Neighbouring developments along Jalan Bukit Merah, Bukit Merah View, and Bukit Merah Lane offer broadly comparable units with pricing dynamics driven primarily by individual block condition, floor levels, unit orientation, and view characteristics rather than substantive locational differentiation. Pricing across this micro-geography typically ranges within 5–10% of any given transaction, a tight spread reflecting the homogeneity of market participants and buyer preferences within this established precinct. Developments immediately adjacent to primary roads or with views overlooking green spaces may command modest premiums, whilst units facing less desirable aspects may trade at minor discounts. Savvy purchasers benefit from comparing multiple properties within a 300-metre radius to identify relative value opportunities, leveraging publicly available HDB resale data to construct robust comparable valuations and negotiate effectively.

Are specific unit stacks, floor levels, or orientations within this development offering superior value relative to alternative options?

Higher floor levels (levels 15 and above where available) typically command 5–8% premiums reflecting reduced noise, improved natural ventilation, and enhanced psychological benefits associated with elevation. Mid-tower units (floors 8–14) often provide optimal value, achieving most of the amenity benefits of higher floors whilst avoiding the 10–15% premiums that apex levels command. Ground and low-level units (floors 1–4) may trade at modest discounts to mid-floors, though investors should not summarily dismiss these options if condition and orientation prove favourable. North-facing units benefit from natural light throughout the day and reduced afternoon heat gain, potentially offering superior long-term rental appeal and occupant satisfaction relative to south-facing alternatives. Prospective purchasers should physically inspect multiple options across different stack positions and floor levels to identify personal preferences and value opportunities, recognising that individual unit characteristics often trump macro-level floor or stack considerations.

What does the future supply pipeline for HDB stock in Bukit Merah and adjacent precincts suggest about long-term value stability?

Bukit Merah's status as a mature, substantially built-out estate means new HDB construction in this immediate precinct is minimal, with the Housing Development Board focusing new supply allocation on peripheral growth areas and new town developments with available land. This supply constraint directly supports scarcity value and pricing resilience for existing units at established locations, reducing risk of neighbourhood oversupply or value compression from competing new launches. The broader Central Region, encompassing Bukit Merah and adjacent precincts, remains subject to ongoing urban renewal and en-bloc redevelopment activity, though such processes typically benefit incumbent residents through relocation benefits and property upside rather than detracting value. For conservative purchasers and investors prioritising value stability over speculative appreciation, Bukit Merah's limited supply pipeline and mature infrastructure positioning make it a defensible long-term holding with relatively low risk of neighbourhood deterioration or technological obsolescence.

28 Jalan Bukit Merah — From S$1,000