Blk 102 Henderson Cres
Bukit Merah · Singapore 150102 · 169 resale transactions since 1990-03 · last sold 2026-07
Buyer-pool verdict
86% of buyer age bands already cannot use full CPF here. CPF dies entirely in 2049.
Median psf (12m)
$581
Lease remaining
43 yrs
from 1970
Floor premium
+9.1%
top vs bottom band
Transactions
169
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 | 1999 | — | Pro-rated 61% |
| 30 | 2004 | — | Pro-rated 66% |
| 35 | 2009 | — | Pro-rated 72% |
| 40 | 2014 | — | Pro-rated 78% |
| 45 | 2019 | — | Pro-rated 86% |
| 50 | 2024 | — | Pro-rated 96% |
| 55 | 2029 | 3 | Full CPF |
No CPF at all from 2049 (23 years away). Lease expires 2069.
Price history
By flat type
| Flat type | Median (12m) | Median psf (12m) | All-time median | Transactions |
|---|---|---|---|---|
| 4 ROOM | $500,000 | $581 | $253,888 | 169 |
What a higher floor costs here
Median psf by storey band, this block only. The top band trades 9.1% above the bottom band.
Storey 04-06
$527
4 txns
Storey 07-09
$552
3 txns
Storey 10-12
$575
4 txns
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 $453,500 · $527 psf · range $365,000–$508,000
| Type | Storey | ||||
|---|---|---|---|---|---|
| 2026-07 | 4 ROOM | 04 TO 06 | 80 sqm | $448,000 | $520 |
| 2026-03 | 4 ROOM | 04 TO 06 | 80 sqm | $508,000 | $590 |
| 2026-01 | 4 ROOM | 01 TO 03 | 80 sqm | $498,000 | $578 |
| 2026-01 | 4 ROOM | 10 TO 12 | 80 sqm | $500,000 | $581 |
| 2025-09 | 4 ROOM | 10 TO 12 | 80 sqm | $500,000 | $581 |
| 2025-05 | 4 ROOM | 13 TO 15 | 80 sqm | $450,000 | $523 |
| 2024-11 | 4 ROOM | 07 TO 09 | 80 sqm | $450,000 | $523 |
| 2024-08 | 4 ROOM | 10 TO 12 | 80 sqm | $490,000 | $569 |
| 2023-10 | 4 ROOM | 07 TO 09 | 80 sqm | $488,000 | $567 |
| 2023-08 | 4 ROOM | 04 TO 06 | 80 sqm | $420,000 | $488 |
| 2022-10 | 4 ROOM | 04 TO 06 | 80 sqm | $460,000 | $534 |
| 2022-10 | 4 ROOM | 07 TO 09 | 80 sqm | $475,000 | $552 |
| 2022-01 | 4 ROOM | 01 TO 03 | 80 sqm | $440,000 | $511 |
| 2021-12 | 4 ROOM | 10 TO 12 | 80 sqm | $440,000 | $511 |
| 2021-05 | 4 ROOM | 10 TO 12 | 80 sqm | $435,000 | $505 |
| 2020-12 | 4 ROOM | 07 TO 09 | 80 sqm | $420,000 | $488 |
| 2020-10 | 4 ROOM | 13 TO 15 | 80 sqm | $428,000 | $497 |
| 2020-07 | 4 ROOM | 01 TO 03 | 80 sqm | $365,000 | $424 |
| 2019-07 | 4 ROOM | 13 TO 15 | 80 sqm | $428,000 | $497 |
| 2019-06 | 4 ROOM | 13 TO 15 | 80 sqm | $430,000 | $499 |
| 2019-06 | 4 ROOM | 10 TO 12 | 80 sqm | $438,888 | $510 |
| 2019-03 | 4 ROOM | 01 TO 03 | 80 sqm | $410,000 | $476 |
| 2017-06 | 4 ROOM | 07 TO 09 | 80 sqm | $488,000 | $567 |
| 2017-02 | 4 ROOM | 10 TO 12 | 80 sqm | $485,000 | $563 |
| 2016-10 | 4 ROOM | 01 TO 03 | 80 sqm | $450,000 | $523 |
| 2015-05 | 4 ROOM | 07 TO 09 | 80 sqm | $468,000 | $543 |
| 2015-04 | 4 ROOM | 07 TO 09 | 80 sqm | $457,000 | $531 |
| 2014-06 | 4 ROOM | 04 TO 06 | 80 sqm | $460,000 | $534 |
| 2014-06 | 4 ROOM | 01 TO 03 | 80 sqm | $470,000 | $546 |
| 2013-11 | 4 ROOM | 10 TO 12 | 80 sqm | $488,000 | $567 |