Blk 10 Jln Bt Ho Swee
Bukit Merah · Singapore 161010 · 41 resale transactions since 2001-12 · last sold 2026-07
Buyer-pool verdict
86% of buyer age bands already cannot use full CPF here. CPF dies entirely in 2050.
Median psf (12m)
$705
Lease remaining
44 yrs
from 1971
Floor premium
—
top vs bottom band
Transactions
41
since 1990
When your buyers disappear
CPF may only be used in full where the remaining lease covers the youngest buyer to age 95. Below 20 years of lease, CPF cannot be used at all. Each row is the year that age band loses full CPF funding for this block — and with it, part of your exit market.
| Buyer age | Loses full CPF | Years away | Status today |
|---|---|---|---|
| 25 | 2000 | — | Pro-rated 63% |
| 30 | 2005 | — | Pro-rated 68% |
| 35 | 2010 | — | Pro-rated 73% |
| 40 | 2015 | — | Pro-rated 80% |
| 45 | 2020 | — | Pro-rated 88% |
| 50 | 2025 | — | Pro-rated 98% |
| 55 | 2030 | 4 | Full CPF |
No CPF at all from 2050 (24 years away). Lease expires 2070.
Price history
By flat type
| Flat type | Median (12m) | Median psf (12m) | All-time median | Transactions |
|---|---|---|---|---|
| 2 ROOM | $261,944 | $705 | $195,000 | 41 |
Recent transactions
Filter by flat type or storey to see what a specific kind of unit actually sells for here.
Flat type
Storey
Area
–sqm
Price
$–$
30 transactions · median $206,500 · $564 psf · range $128,700–$265,000
| Type | Storey | ||||
|---|---|---|---|---|---|
| 2026-07 | 2 ROOM | 04 TO 06 | 35 sqm | $265,000 | $703 |
| 2025-10 | 2 ROOM | 04 TO 06 | 34 sqm | $258,888 | $707 |
| 2025-01 | 2 ROOM | 04 TO 06 | 34 sqm | $265,000 | $724 |
| 2024-04 | 2 ROOM | 01 TO 03 | 34 sqm | $255,000 | $697 |
| 2022-09 | 2 ROOM | 04 TO 06 | 34 sqm | $255,000 | $697 |
| 2022-07 | 2 ROOM | 01 TO 03 | 34 sqm | $240,000 | $656 |
| 2022-05 | 2 ROOM | 07 TO 09 | 34 sqm | $240,000 | $656 |
| 2020-07 | 2 ROOM | 01 TO 03 | 34 sqm | $205,000 | $560 |
| 2018-11 | 2 ROOM | 04 TO 06 | 34 sqm | $194,000 | $530 |
| 2017-01 | 2 ROOM | 07 TO 09 | 34 sqm | $218,000 | $596 |
| 2016-11 | 2 ROOM | 01 TO 03 | 34 sqm | $198,000 | $541 |
| 2016-07 | 2 ROOM | 07 TO 09 | 34 sqm | $208,000 | $568 |
| 2016-05 | 2 ROOM | 01 TO 03 | 34 sqm | $200,000 | $546 |
| 2016-01 | 2 ROOM | 07 TO 09 | 34 sqm | $225,000 | $615 |
| 2015-10 | 2 ROOM | 04 TO 06 | 34 sqm | $236,000 | $645 |
| 2015-06 | 2 ROOM | 04 TO 06 | 35 sqm | $245,000 | $650 |
| 2013-01 | 2 ROOM | 07 TO 09 | 34 sqm | $255,000 | $697 |
| 2012-02 | 2 ROOM | 10 TO 12 | 35 sqm | $258,000 | $685 |
| 2011-05 | 2 ROOM | 07 TO 09 | 34 sqm | $190,000 | $519 |
| 2011-04 | 2 ROOM | 01 TO 03 | 35 sqm | $194,000 | $515 |
| 2011-04 | 2 ROOM | 01 TO 03 | 34 sqm | $210,000 | $574 |
| 2010-04 | 2 ROOM | 10 TO 12 | 35 sqm | $190,000 | $504 |
| 2010-04 | 2 ROOM | 07 TO 09 | 34 sqm | $195,000 | $533 |
| 2010-02 | 2 ROOM | 01 TO 03 | 35 sqm | $195,000 | $518 |
| 2009-11 | 2 ROOM | 07 TO 09 | 34 sqm | $195,000 | $533 |
| 2009-04 | 2 ROOM | 04 TO 06 | 35 sqm | $174,000 | $462 |
| 2009-03 | 2 ROOM | 07 TO 09 | 34 sqm | $168,000 | $459 |
| 2008-06 | 2 ROOM | 07 TO 09 | 34 sqm | $153,000 | $418 |
| 2008-05 | 2 ROOM | 04 TO 06 | 35 sqm | $151,000 | $401 |
| 2007-10 | 2 ROOM | 10 TO 12 | 34 sqm | $128,700 | $352 |