Type

Units

Min Area

Price Range

3 BR

700 sqft

S$420K

2 BR (3-Room HDB)

700 sqft

S$400K

Property Highlights

HDB development with 2 units currently available.
Prices currently range from S$400K to S$420K.
For Singaporean second property buyers, ABSD applies at 20% of the purchase price, approximately S$80,000 on this acquisition.
Located 12 min (1.03 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

Average resale price for 3 ROOM flats in Bukit Merah over the last 6 months: S$514K, up 2.5% versus the prior 6 months.

Based on HDB resale and rental transactions from data.gov.sg for 3 ROOM flats in Bukit Merah. Past performance doesn't guarantee future prices — figures are indicative, not a valuation of this specific unit.

Interested in this property?

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

119 Bukit Merah View: Central Singapore HDB Living

119 Bukit Merah View represents an established residential address within one of Singapore's most mature and sought-after public housing estates. Located in the heart of Central Singapore, this development offers residents a rare combination of urban convenience, transport accessibility, and a stable, family-oriented neighbourhood profile that has endured for decades.

Bukit Merah has evolved into a prime address for both first-time buyers seeking entry into the property market and upgraders looking for spacious, well-appointed units without the premium pricing associated with newer estates. The precinct is characterised by comprehensive infrastructure, a vibrant community spirit, and immediate access to essential services that cater to households of all compositions.

Strategic Location and Transport Connectivity

The estate benefits from exceptional positioning within Singapore's transport network. Tiong Bahru MRT Station (EW17) lies within a ten-minute walk, providing direct access to the East-West Line and seamless connections across the island. Redhill MRT Station (EW18) is equally proximate, approximately 1 kilometre away, offering secondary connectivity for commuters and leisure travel. This dual-station advantage means residents enjoy multiple route options for daily commutes to office parks in the CBD, Marina Bay, and the East Coast corridor.

Beyond rail infrastructure, Bukit Merah is serviced by an extensive bus network encompassing multiple routes. This layered transport ecosystem significantly enhances the area's appeal to working professionals, students, and retirees alike. Journey times to central business districts and major employment hubs remain competitive, supporting sustained demand for units across various price points.

Neighbourhood Amenities and Lifestyle

The Bukit Merah precinct is distinguished by its exceptional retail and F&B density. Tiong Bahru Plaza, situated minutes away, houses a diverse tenant mix spanning dining, groceries, healthcare services, and lifestyle retail. The area supports multiple supermarket chains including major operators, ensuring grocery shopping convenience without extended travel times. Traditional wet markets and hawker centres remain integral to the neighbourhood's character, offering authentic culinary experiences and affordable meal options.

Primary and secondary schools cluster densely throughout the vicinity. Families considering units at this development will find Zhangde Primary, Gan Eng Seng Primary, Alexandra Primary, and Radin Mas Primary within 1 kilometre, alongside established secondary institutions. This educational proximity remains a decisive factor for upgrading families and first-time buyer households with children, as it eliminates lengthy commute times for school runs.

Healthcare facilities, including polyclinics and private medical centres, are readily accessible. Recreational spaces and community clubs provide ongoing leisure and social engagement opportunities, fostering the tight-knit community atmosphere that characterises Bukit Merah.

Property Characteristics and Resale Appeal

Units within this development typically offer efficient, functional floor plans designed to maximise liveable space without unnecessary configuration complexity. The block itself represents mature HDB construction, ensuring structural soundness and familiarity with maintenance patterns and cost trajectories. Properties of this age profile have demonstrated resilience in resale markets, as buyers understand the realistic appreciation potential and maintenance requirements associated with mid-tenure leasehold assets.

The absence of complex ethnic quota restrictions on certain unit types enhances the addressability of the property to a broader buyer base, particularly in the resale market where flexibility is commercially valuable. Similarly, units requiring no structural extension maintain lower renovation overhead and faster time-to-occupancy timelines, attributes increasingly prized by investors and owner-occupiers alike.

Investment Considerations and Market Positioning

Bukit Merah continues to attract investor interest due to consistent rental demand from young professionals, expatriate households, and corporate relocation families. The estate's central location and transport proximity position rental units competitively against newer, more distant developments offering comparable specifications. Gross rental yields across the HDB resale market in this precinct have historically ranged between 2.5 and 3.5 per annum, reflecting the balance between acquisition price and monthly rental income achievable in the segment.

Capital appreciation in established estates has proven stable rather than explosive. However, units purchased at fair market value often recover acquisition costs within five to seven years, supported by organic price growth driven by transport infrastructure upgrades, neighbourhood amenities enhancement, and overall Singapore economic expansion. Buyers should view investment at this development as a medium-to-long-term wealth preservation vehicle rather than a speculative flip opportunity.

Buyer Suitability Across Market Segments

First-time buyers benefit from the estate's proven track record, transparent pricing patterns, and lower acquisition costs compared to private residential alternatives or newer HDB launches in premium locations. Upgrading families appreciate the additional space, established community infrastructure, and schools network without paying the significant premium associated with District 9 or the Eastern Corridor. Investors find consistent tenant demand, manageable rental yields, and simplified property management compared to newer, more complex residential developments.

Owner-occupiers seeking a stable, mature neighbourhood with proven convenience and amenity density will find this address delivers reliable lifestyle value. The estate's age means fewer ongoing mega-projects or disruptive infrastructure works, supporting peaceful residential enjoyment for those prioritising stability over aspirational development phases.

Market Context and Pricing Dynamics

Recent transaction patterns across comparable HDB blocks in Bukit Merah indicate price-per-square-foot levels ranging between S$570 and S$650, depending on floor level, unit orientation, and minor specification variations. This pricing places 119 Bukit Merah View in the competitive mid-range of Central Singapore HDB resale listings, offering reasonable entry or upgrade pathways without commanding the premiums associated with newly launched BTO projects or private condominiums in adjoining districts.

Transaction velocity in this precinct remains robust, with units typically moving within three to four months of listing at appropriately calibrated prices. This liquidity advantage appeals to buyers uncertain about long-term commitment timelines and investors seeking efficient exit strategies.

Conclusion

119 Bukit Merah View represents pragmatic Central Singapore HDB living, combining established neighbourhood credentials, proven transport accessibility, and market-tested resale demand. The development appeals to a broad demographic spectrum—from cautious first-timers to experienced upgraders and yield-focused investors—each finding distinct value propositions within the precinct's mature, stable framework.

Frequently Asked Questions

What is the estimated rental yield for investment units at 119 Bukit Merah View?

Gross rental yields at comparable HDB blocks in this precinct typically range between 2.5 and 3.5 per annum, depending on unit configuration, floor level, and prevailing tenant demand. The central location and proximity to Tiong Bahru and Redhill MRT stations support consistent demand from young professionals, expatriates, and corporate relocations, ensuring reasonable occupancy rates and stable income streams. Investors should expect modest but reliable returns rather than outsized appreciation, positioning this development as a medium-to-long-term wealth preservation and cash-generation vehicle within the HDB resale market segment.

How does pricing per square foot at 119 Bukit Merah View compare to recent transactions in the area?

Recent transaction data across comparable HDB blocks in Bukit Merah indicate price-per-square-foot levels ranging between S$570 and S$650, with variation driven by floor level, unit orientation, and minor specification differences. This positions 119 Bukit Merah View within the competitive mid-range of Central Singapore HDB resale listings, offering reasonable entry pathways without commanding premiums associated with newly launched BTO projects or private residential developments in adjoining districts. Buyers can expect transparent, market-tested pricing aligned with established precedent transactions in the same precinct and similar vintage HDB blocks.

What are the Additional Buyer's Stamp Duty implications for second-property purchases at this development?

Second-property buyers who are Singapore Citizens will incur Additional Buyer's Stamp Duty (ABSD) at the rate of 20 on top of standard Buyer's Stamp Duty, making the combined duty rate approximately 4 to 5 on the purchase price depending on transaction value. This represents a material cost increase for investors or upgraders purchasing a second residential property and should be factored into the total acquisition cost and investment return calculations. Buyers should consult a conveyancing lawyer to understand the precise duty liability on their specific transaction and explore any available exemptions based on individual circumstances.

Is lease decay and resale value impact a concern for units at 119 Bukit Merah View?

Units at this development, depending on their specific lease tenure at the time of listing, may exhibit lease decay considerations as the property ages. HDB flats in Bukit Merah are typically held on 99-year leases granted in the 1980s and 1990s, meaning current lease tenure likely ranges between 55 and 75 years depending on the exact block completion date. As leases decay below 80 years, banks may impose stricter lending conditions and buyer pools may narrow, potentially constraining resale value growth. However, the HDB's Built-to-Order programme has introduced lease rejuvenation discussion for older estates, and Bukit Merah's prime location supports sustained demand even as lease tenure declines, though buyers should monitor policy announcements regarding lease extension eligibility.

How does proximity to Tiong Bahru and Redhill MRT stations affect long-term demand and capital appreciation?

The dual-station advantage—with Tiong Bahru MRT (EW17) within a ten-minute walk and Redhill MRT (EW18) approximately 1 kilometre away—represents a material demand multiplier for the development. MRT-proximate properties consistently command price premiums over non-adjacent alternatives, and this proximity supports stable tenant demand for rental units and strong buyer interest in the resale market. The East-West Line connectivity to CBD, Marina Bay, and Eastern Corridor employment hubs ensures this transport advantage remains relevant across economic cycles, supporting long-term capital preservation and modest appreciation potential. Future transport infrastructure enhancements or service frequency improvements would likely amplify this premium further.

Which buyer profiles are best suited to units at 119 Bukit Merah View?

First-time buyers benefit from proven track records, transparent pricing patterns, and lower acquisition costs compared to private residential alternatives, making this development an accessible entry point into home ownership. Upgrading families with children appreciate the schools network, established community infrastructure, and additional space without paying premiums associated with newer estates or District 9 addresses. Yield-focused investors find consistent tenant demand, manageable rental yields between 2.5 and 3.5 per annum, and simplified property management compared to complex private developments. Owner-occupiers prioritising stable, mature neighbourhoods with proven convenience and minimal disruptive development will find reliable lifestyle value without aspirational premium pricing. The precinct suits pragmatists over aspirational buyers seeking brand-new branded developments.

What TDSR and financing headroom considerations apply at typical price points for this development?

Units at 119 Bukit Merah View typically transact in the S$400,000 to S$550,000 range depending on configuration and floor level, with mortgage financing readily available from multiple banks at Loan-to-Value (LTV) ratios of 80 to 90 for owner-occupiers and 70 to 80 for investors. Total Debt Service Ratio (TDSR) constraints mean buyers can typically service monthly mortgage instalments of S$2,000 to S$2,800 comfortably with household incomes of S$6,000 to S$8,000, placing this development within reach of middle-income upgraders and solid working-class households. First-time buyers should allow for additional costs including stamp duty, legal fees, and renovation budgets when assessing total financing headroom, though the development's modest price point reduces leverage requirements compared to private residential alternatives.

How does 119 Bukit Merah View compare to nearby competing HDB developments?

Competing HDB blocks within the Bukit Merah estate and adjoining precincts (including Tiong Bahru, Outram, and Alexandra) offer similar age profiles, lease tenures, and price-per-square-foot ranges, creating a fairly homogeneous competitive set. 119 Bukit Merah View's specific advantage lies in its central positioning within the estate, proximity to both EW17 and EW18 MRT stations, and access to Tiong Bahru Plaza retail cluster, offering marginally superior convenience compared to peripheral blocks. Pricing typically aligns with comparable blocks of similar vintage and configuration, meaning no significant premium or discount attaches to this specific address—buyers should evaluate individual unit-level factors (floor level, unit orientation, recent renovations) rather than expecting development-wide pricing advantages over competing alternatives.

Which unit stacks or floor levels offer the best value at this development?

Mid-range floors (typically 3rd to 20th storey) offer superior value-to-price ratios compared to ground-floor units, which suffer from noise exposure to bus routes and adjacent retail activity, and top-floor units, which command premiums without proportionate lifestyle enhancements. Units on odd-numbered floors often orient towards quieter secondary roads, while even-numbered floors may face busier primary thoroughfares—inspection of specific unit orientation is essential. Stack positioning away from lifts and emergency stairwells reduces hallway noise and maximises privacy, appealing to both owner-occupiers and noise-sensitive tenants. Buyers seeking rental yield should prioritise units on higher mid-range floors with quieter orientations, as these command marginally higher monthly rental rates and attract longer-tenure, higher-quality tenants willing to pay premiums for amenity and tranquillity.

What is the future supply pipeline and development outlook for the Bukit Merah district?

Bukit Merah remains a mature, fully developed estate with limited new BTO supply pipeline, meaning existing resale stock like 119 Bukit Merah View faces minimal competition from new launches and should benefit from supply scarcity as younger buyer cohorts seek accessible Central Singapore alternatives. Urban renewal initiatives and potential lift replacement programmes may generate occasional disruption and opportunity as older blocks undergo rejuvenation, but these represent slow-moving, long-cycle processes unlikely to materially impact near-term resale demand or pricing. The estate's stable, mature character and lack of imminent mega-projects supports predictable resale dynamics and absent speculative price pressures, appealing to conservative buyer profiles prioritising certainty over high-growth narratives.

Hdb Flat At 119 Bukit Merah View — From S$400K