Type

Units

Min Area

Price Range

Other

200 sqft

S$1,000/mo

Property Highlights

HDB development with 1 unit 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: Central HDB Living in Established Bukit Merah

28 Jalan Bukit Merah represents a well-positioned HDB development in one of Singapore's most established residential and commercial districts. Located in the heart of Bukit Merah, this project offers affordable housing within close proximity to essential transport links, shopping districts, and employment hubs. The development sits in District 3, a highly sought-after area that balances residential tranquillity with urban convenience.

The neighbourhood surrounding 28 Jalan Bukit Merah has evolved significantly over decades, establishing itself as a vibrant mixed-use precinct. Residents benefit from mature community infrastructure, including wet markets, hawker centres, supermarkets, and food establishments that cater to diverse tastes and budgets. The area's accessibility to Outram Park and the broader Central Business District has made it an attractive destination for professionals, families, and investors seeking practical housing solutions without excessive distance from workplace hubs.

Connectivity and Transport Access

Redhill MRT station, situated approximately one kilometre from the development, provides direct access to the East-West Line. This strategic positioning ensures that residents can reach major employment clusters, shopping districts, and recreational venues across the island with relative ease. The station serves as a gateway to Outram Park, Marina Bay, and the eastern corridors of Singapore, making the location particularly appealing to commuters working in the financial district or port areas.

The nearby presence of major arterial roads and bus routes further enhances mobility options for residents. Whether using public transport or private vehicles, occupants of 28 Jalan Bukit Merah enjoy multiple pathways to navigate Singapore's extensive transport network. The walkability of the surrounding neighbourhood also means that many daily necessities—from groceries to dining—can be accessed on foot, reducing reliance on motorised transport for routine errands.

Development Characteristics and Unit Offerings

The units at 28 Jalan Bukit Merah are primarily compact configurations, reflecting the efficient space planning common to HDB developments of this era. These flats typically range in size from approximately 200 square feet upwards, catering to buyers seeking streamlined living arrangements. The modest floor plates suit first-time homebuyers looking to establish independent housing, downsizers wishing to consolidate their property footprint, and investors targeting the rental market with compact, high-demand units.

Pricing across the development reflects the maturity of the HDB stock and the established nature of the Bukit Merah precinct. While exact figures fluctuate based on unit size, floor level, and remaining lease tenure, prospective buyers can expect price points that remain accessible compared to private residential alternatives in nearby districts. This affordability factor continues to drive demand from owner-occupiers and portfolio investors alike.

Investment Potential and Rental Market

The Bukit Merah area has long demonstrated resilience as a rental market, with consistent demand from expatriates, young professionals, and transient populations. Compact HDB units in established neighbourhoods attract tenants seeking affordable, well-connected housing without lengthy lease commitments. For investors, 28 Jalan Bukit Merah presents an opportunity to tap into this steady rental demand whilst maintaining capital preservation through a tangible asset.

Rental yields in this district tend to reflect the balance between affordable unit prices and stable tenant pools. Units at this development can generate meaningful returns, particularly when purchased below the average price per square foot in the wider precinct. However, prospective investor-purchasers should conduct thorough financial modelling, accounting for ABSD implications, holding costs, and expected yields before committing capital.

Lease Tenure and Resale Considerations

As a mature HDB development, the remaining lease tenure of units at 28 Jalan Bukit Merah represents an important valuation factor. Buyers must assess the lease decay profile before purchase, as the remaining years directly influence both immediate resale value and future capital appreciation potential. Singapore's housing market has historically shown that flats with significantly depleted leases command lower prices per square foot, reflecting the reduced useful life of the asset.

Buyers should request the exact remaining lease tenure from their legal representatives and consider how this may impact their investment horizon and exit strategy. Flats with 70 years or fewer remaining typically face headwinds in the resale market, as financing institutions may impose stricter lending conditions and buyers become more price-sensitive. Long-term holders should particularly scrutinise this factor, as lease decay is a one-way process that cannot be reversed without formal lease extension mechanisms.

Suitability for Different Buyer Profiles

28 Jalan Bukit Merah appeals to diverse buyer cohorts. First-time homebuyers benefit from the accessible pricing and established neighbourhood, allowing them to enter the property ladder without stretched financing. Downsizers moving from larger properties find these compact units ideal for simplifying their lives whilst maintaining excellent connectivity and community amenities. Young professionals and expatriates value the proximity to employment hubs and the lower entry cost compared to private residential developments.

For high-net-worth individuals seeking portfolio diversification, the development offers exposure to the HDB segment—a traditionally stable and liquid asset class. Investor-purchasers appreciate the predictable rental demand and the opportunity to acquire multiple units within the same development, simplifying property management and leveraging scale efficiencies.

Financing and Debt-Servicing Considerations

Purchasers considering 28 Jalan Bukit Merah should engage with their bank or financial institution early in the acquisition process to understand their Total Debt Servicing Ratio (TDSR) headroom. Current TDSR regulations typically cap borrower liabilities at 60% of gross income, meaning that even modest unit prices still require adequate financial capacity. For first-time buyers, HDB concessional loan rates often apply, improving affordability compared to private bank mortgages.

Second-property buyers must account for Additional Buyer's Stamp Duty at the current rate of 20%, substantially increasing the total acquisition cost beyond the stated unit price. This duty applies to Singapore Citizens purchasing a second residential property and materially affects the return-on-investment calculation for owner-investors. Professional financial modelling incorporating ABSD, legal fees, agent commissions, and holding costs is essential before proceeding.

Market Positioning and Competition

The HDB market in Bukit Merah remains competitive, with multiple developments vying for buyer attention. 28 Jalan Bukit Merah's established status, transport connectivity, and mature neighbourhood amenities position it favourably against newer developments in peripheral areas. However, nearby private condominiums in the same precinct may offer additional facilities and lifestyle advantages, albeit at significantly higher price points. Prospective buyers should compare total cost of ownership, financing terms, and yield expectations across HDB and private options to validate their purchasing decision.

District Growth and Future Supply Pipeline

District 3, encompassing Bukit Merah, has seen substantial urban densification and infrastructure investment over recent years. The proximity of major developments, expanding retail precincts, and ongoing transport enhancements suggest continued relevance of this location as an urban node. However, the district's maturity means that significant new housing supply is unlikely in the immediate vicinity, supporting the scarcity value of existing stock. Buyers should monitor broader district development plans and infrastructure upgrades that may positively influence long-term capital appreciation and rental demand.

28 Jalan Bukit Merah stands as a pragmatic choice for buyers prioritising location, connectivity, and affordability over novelty or premium amenities. The development's role within an established, well-serviced neighbourhood ensures continued demand and stable valuations, provided that lease tenure and financial structuring are carefully evaluated before commitment.

Frequently Asked Questions

What rental yield can I expect if I purchase a unit at 28 Jalan Bukit Merah as an investment?

Rental yields for HDB units in Bukit Merah typically range between 3% and 5% gross per annum, depending on unit size, floor level, lease tenure, and current market rental rates. A compact unit at 28 Jalan Bukit Merah purchased below the area's average price per square foot could potentially generate yields at the higher end of this range, given consistent tenant demand in this established, well-connected precinct. However, prospective investor-purchasers must account for holding costs including property taxes, maintenance fees, management expenses, and vacancy periods when calculating net yield. Additionally, units with significantly depleted leases may command lower rents, as tenants become cautious about leasehold decay—this should factor prominently into yield modelling before purchase.

How does the price per square foot at 28 Jalan Bukit Merah compare to other HDB transactions in Bukit Merah?

28 Jalan Bukit Merah, being a mature HDB estate in an established neighbourhood, typically trades at price points that reflect the stability and accessibility of the Bukit Merah location alongside the lease decay profile of individual units. Recent HDB transactions in this precinct have ranged broadly based on remaining lease tenure, with flats boasting stronger remaining leases commanding higher per-square-foot valuations than those approaching the 60-year threshold. Buyers should obtain recent transactional data from the HDB's resale portal and engage a property consultant to benchmark 28 Jalan Bukit Merah offerings against comparable units sold in the same block or nearby addresses within the last three to six months. Price volatility can be significant depending on lease age, so a unit in the same development with 90 years remaining may trade at 15% to 25% higher per-square-foot value than an identical unit with only 65 years left.

What is the Additional Buyer's Stamp Duty impact if I purchase a second property at 28 Jalan Bukit Merah as a Singapore Citizen?

If you are a Singapore Citizen purchasing a second residential property, you are liable for Additional Buyer's Stamp Duty (ABSD) at the current rate of 20% on the purchase price, in addition to the standard Buyer's Stamp Duty. This duty represents a significant acquisition cost that must be factored into your total investment outlay and return calculations. For example, if a unit at 28 Jalan Bukit Merah is priced at S$400,000, the ABSD liability would be S$80,000, bringing total stamp duty obligations (combined standard and additional) to approximately S$84,000 or more, depending on the exact transaction structure and legal fees. This substantial upfront cost materially affects your break-even period and expected yield, particularly if you are purchasing for investment rather than owner-occupation. First-time buyer purchasers are exempt from ABSD, making owner-occupied acquisition more attractive from a cost-of-entry perspective.

What lease decay risk should I be aware of, and how does it affect resale value at 28 Jalan Bukit Merah?

Lease decay is a critical valuation factor for HDB properties and will directly impact the resale value of any unit at 28 Jalan Bukit Merah. As the lease remaining on an HDB flat decreases, the per-square-foot price typically declines, and once a lease drops below 70 years, the decline can accelerate sharply as banks impose stricter lending conditions and buyer pools contract. A unit with 80 years remaining might trade at S$2,500 per square foot, whereas an identical unit with only 60 years remaining could trade at S$2,000 per square foot or lower—a 20% haircut purely attributable to lease decay. Over a 10-year holding period, lease decay compounds, meaning that a S$400,000 purchase could realistically depreciate by S$50,000 to S$80,000 solely due to the mechanical passage of time, independent of neighbourhood or market conditions. Buyers should model their investment horizon carefully and consider whether they can exit the property before the lease falls below the critical 70-year threshold.

How does proximity to Redhill MRT station influence demand and capital appreciation for 28 Jalan Bukit Merah?

Proximity to Redhill MRT station is a significant value driver for 28 Jalan Bukit Merah, as it provides reliable, frequent access to the East-West Line and connectivity to major economic zones including the Central Business District, Marina Bay, and airport corridors. Properties within 1 km of an MRT station consistently command rental premiums and exhibit stronger capital resilience during market downturns, as tenant and buyer pools remain robust and motivated by convenience. The station's role as a gateway to downtown Singapore and multiple employment hubs means that professionals, expatriates, and commuters actively seek housing in this immediate vicinity, supporting both occupancy rates for investors and resale velocity for owner-occupiers. However, this benefit must be weighed against lease decay and the overall maturity of the neighbourhood—strong transport connectivity alone cannot offset a rapidly diminishing leasehold or wider market contraction. The MRT proximity does, however, suggest that 28 Jalan Bukit Merah will remain relevant and attractive throughout its useful life, providing a defensive quality that justifies capital allocation.

Is 28 Jalan Bukit Merah suitable for first-time homebuyers, upgraders, and investors, or specific profiles only?

28 Jalan Bukit Merah appeals to multiple buyer cohorts, each for different reasons. First-time homebuyers benefit from accessible pricing, established neighbourhood safety and amenities, and proximity to transport and employment—without the financial stretch required for private residential developments. Upgraders moving from smaller HDB units or condominiums find the location's maturity and connectivity appealing, though they must carefully assess lease tenure if they intend to hold long-term. Young professionals and expatriates value the affordable entry point, established food and retail infrastructure, and commute convenience to major workplaces. For investor-purchasers, the development offers exposure to stable, liquid HDB assets with predictable tenant demand from transient populations and first-time renters. High-net-worth individuals may view 28 Jalan Bukit Merah as a secondary investment for portfolio diversification rather than a primary wealth store, given the lease decay trajectory and lower absolute returns compared to private property or land-backed assets. The suitability varies materially based on individual financing capacity, investment horizon, and risk tolerance—a first-time buyer with a 30-year ownership horizon faces very different considerations than a three-year trading investor.

What Total Debt Servicing Ratio headroom should I expect, and how does financing work at typical 28 Jalan Bukit Merah price points?

At typical HDB price points for 28 Jalan Bukit Merah, most first-time buyers will have adequate TDSR headroom, as HDB concessional loan rates and pricing typically result in monthly servicing costs well below the 60% gross income ceiling. For example, a S$350,000 purchase with a 25-year HDB loan at approximately 2.6% interest equates to roughly S$1,600 monthly repayment, requiring approximately S$2,700 monthly gross income to remain comfortably within TDSR limits. However, second-property buyers face tighter scrutiny, and banks may apply stricter serviceability tests or require higher down payments to offset ABSD exposure. Additionally, if you carry existing mortgage debt or consumer liabilities, your remaining TDSR headroom diminishes accordingly, potentially limiting the quantum you can borrow or requiring a larger cash deposit. Professional pre-approval from your bank is essential before proceeding, as TDSR limits are strictly enforced and may constrain purchasing power more than anticipated. First-time buyers should also explore whether they qualify for concessional HDB loans, which offer substantially lower interest rates than private financing and improve cash flow considerably.

How does 28 Jalan Bukit Merah compare to nearby competing HDB and private developments in the same district?

28 Jalan Bukit Merah competes primarily against other mature HDB estates in Bukit Merah and Outram, including developments with similar vintage and lease profiles. Compared to other HDB blocks in this precinct, 28 Jalan Bukit Merah's specific advantages or drawbacks depend on remaining lease tenure and exact unit composition—some nearby blocks may offer larger floor plates or slightly superior remaining leases, while others may trade at lower per-square-foot prices due to lower-floor or less-desirable aspects. Against nearby private condominiums in the same district, 28 Jalan Bukit Merah offers dramatically lower purchase prices—typically 40% to 50% less on a per-square-foot basis—but lacks the lifestyle amenities, security features, and capital appreciation potential of private stock. Newer HDB developments in peripheral areas like Bukit Batok or Tenjong Pagar may offer longer remaining leases and fresher infrastructure, but at the cost of reduced accessibility and mature neighbourhood maturity. Buyers must evaluate trade-offs between lease tenure, location maturity, transport connectivity, and absolute price when comparing 28 Jalan Bukit Merah against competing options, ensuring the final choice aligns with personal priorities and investment objectives.

Which unit stack or floor level at 28 Jalan Bukit Merah offers the best value proposition for buyers?

Lower and mid-level floors at 28 Jalan Bukit Merah typically offer the strongest value proposition for most buyers, as they command price discounts of 5% to 15% compared to higher units, whilst offering identical lease tenure, location benefits, and rental characteristics. These discounted units appeal to practical investors who recognise that tenants prioritise affordability and connectivity over vista or natural light, meaning rental yield is largely unaffected by floor level. Mid-level flats (roughly floors 4 to 10) balance modest price discounts with slightly improved light and air quality compared to ground and lower floors, presenting a reasonable middle ground for owner-occupiers who value both affordability and living conditions. Higher floors command premium pricing but do not necessarily justify the cost premium from an investment return perspective, particularly for compact HDB units where the psychological uplift of views may not translate into tangible rental or resale gains. Ground and first-floor units should be evaluated individually for specific drawbacks—such as street noise or damp exposure—that could depress long-term appeal. Ultimately, the best value emerges from selecting lower or mid-level units with strong remaining lease tenure and good internal condition, avoiding premium floors unless you are an owner-occupier with specific lifestyle preferences.

What future supply pipeline exists in District 3 Bukit Merah, and how might this affect long-term capital appreciation of 28 Jalan Bukit Merah?

District 3, including Bukit Merah and Outram, is largely built-out with established residential, commercial, and industrial uses, meaning significant new HDB supply is unlikely in the immediate vicinity of 28 Jalan Bukit Merah. This mature supply position supports scarcity value and reduces the risk of oversupply pushing downward pressure on prices or rents, a critical advantage over fast-growing peripheral estates. However, broader urban intensification, infill developments, and potential mixed-use redevelopment within the district could bring additional housing stock over the next decade, though this is likely to be private residential rather than HDB. The district's strategic location adjacent to major infrastructure corridors and downtown Singapore suggests ongoing demand resilience from both owner-occupiers and investors, even if new supply emerges. More significant risks to long-term capital appreciation stem from lease decay—a mechanical process that no amount of district growth can reverse—and potential shifts in work patterns or commuting behaviour that might reduce the attractiveness of this specific location relative to emerging residential zones. For investors, the constrained supply pipeline provides confidence in rental demand sustainability, though moderate capital gains should be the realistic expectation rather than aggressive appreciation, given the maturity and lease decay trajectory of this stock.

Hdb Flat At 28 Jalan Bukit Merah — From S$1,000