Blk 28 Jln Bt Merah
Bukit Merah · Singapore 152028 · 248 resale transactions since 1990-01 · last sold 2026-07
Buyer-pool verdict
86% of buyer age bands already cannot use full CPF here. CPF dies entirely in 2046.
Median psf (12m)
$511
Lease remaining
40 yrs
from 1967
Floor premium
-5.8%
top vs bottom band
Transactions
248
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 | 1996 | — | Pro-rated 57% |
| 30 | 2001 | — | Pro-rated 62% |
| 35 | 2006 | — | Pro-rated 67% |
| 40 | 2011 | — | Pro-rated 73% |
| 45 | 2016 | — | Pro-rated 80% |
| 50 | 2021 | — | Pro-rated 89% |
| 55 | 2026 | — | Full CPF |
No CPF at all from 2046 (20 years away). Lease expires 2066.
Price history
By flat type
| Flat type | Median (12m) | Median psf (12m) | All-time median | Transactions |
|---|---|---|---|---|
| 2 ROOM | $280,000 | $553 | $99,000 | 92 |
| 3 ROOM | $330,000 | $511 | $166,000 | 155 |
| 4 ROOM | — | — | $520,000 | 1 |
What a higher floor costs here
Median psf by storey band, this block only. The top band trades -5.8% below the bottom band.
Storey 01-03
$534
6 txns
Storey 04-06
$480
5 txns
Storey 07-09
$495
11 txns
Storey 10-12
$537
6 txns
Storey 13-15
$503
3 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
$–$
61 transactions · median $288,000 · $499 psf · range $180,000–$520,000
| Type | Storey | ||||
|---|---|---|---|---|---|
| 2026-07 | 2 ROOM | 10 TO 12 | 47 sqm | $310,000 | $613 |
| 2026-03 | 3 ROOM | 01 TO 03 | 60 sqm | $322,000 | $499 |
| 2026-03 | 3 ROOM | 10 TO 12 | 60 sqm | $330,000 | $511 |
| 2026-02 | 3 ROOM | 13 TO 15 | 60 sqm | $325,000 | $503 |
| 2026-02 | 2 ROOM | 04 TO 06 | 47 sqm | $255,000 | $504 |
| 2025-12 | 2 ROOM | 07 TO 09 | 47 sqm | $280,000 | $553 |
| 2025-09 | 3 ROOM | 10 TO 12 | 60 sqm | $350,000 | $542 |
| 2025-09 | 3 ROOM | 07 TO 09 | 60 sqm | $330,000 | $511 |
| 2025-08 | 3 ROOM | 10 TO 12 | 60 sqm | $343,888 | $532 |
| 2025-05 | 3 ROOM | 07 TO 09 | 60 sqm | $376,000 | $582 |
| 2024-11 | 2 ROOM | 01 TO 03 | 47 sqm | $300,000 | $593 |
| 2024-10 | 3 ROOM | 04 TO 06 | 60 sqm | $364,000 | $564 |
| 2024-10 | 2 ROOM | 07 TO 09 | 47 sqm | $310,000 | $613 |
| 2024-05 | 3 ROOM | 04 TO 06 | 60 sqm | $310,000 | $480 |
| 2024-04 | 2 ROOM | 01 TO 03 | 47 sqm | $270,000 | $534 |
| 2024-02 | 3 ROOM | 13 TO 15 | 60 sqm | $305,000 | $472 |
| 2024-02 | 3 ROOM | 07 TO 09 | 60 sqm | $307,500 | $476 |
| 2024-01 | 3 ROOM | 07 TO 09 | 60 sqm | $315,000 | $488 |
| 2023-10 | 2 ROOM | 13 TO 15 | 47 sqm | $300,000 | $593 |
| 2023-08 | 2 ROOM | 01 TO 03 | 47 sqm | $290,000 | $573 |
| 2023-08 | 2 ROOM | 10 TO 12 | 47 sqm | $290,000 | $573 |
| 2023-04 | 3 ROOM | 04 TO 06 | 60 sqm | $300,000 | $465 |
| 2023-02 | 3 ROOM | 01 TO 03 | 60 sqm | $328,000 | $508 |
| 2023-01 | 2 ROOM | 01 TO 03 | 47 sqm | $270,000 | $534 |
| 2022-11 | 3 ROOM | 07 TO 09 | 60 sqm | $310,000 | $480 |
| 2022-05 | 3 ROOM | 07 TO 09 | 60 sqm | $320,000 | $495 |
| 2022-04 | 3 ROOM | 10 TO 12 | 60 sqm | $320,000 | $495 |
| 2022-03 | 3 ROOM | 07 TO 09 | 60 sqm | $320,000 | $495 |
| 2021-12 | 3 ROOM | 07 TO 09 | 60 sqm | $255,000 | $395 |
| 2021-11 | 3 ROOM | 04 TO 06 | 60 sqm | $272,000 | $421 |
| 2021-11 | 3 ROOM | 07 TO 09 | 60 sqm | $288,000 | $446 |
| 2021-07 | 3 ROOM | 13 TO 15 | 60 sqm | $270,000 | $418 |
| 2021-04 | 3 ROOM | 07 TO 09 | 60 sqm | $255,000 | $395 |
| 2021-01 | 3 ROOM | 10 TO 12 | 60 sqm | $235,000 | $364 |
| 2020-06 | 2 ROOM | 01 TO 03 | 47 sqm | $180,000 | $356 |
| 2020-01 | 2 ROOM | 10 TO 12 | 47 sqm | $195,000 | $385 |
| 2019-08 | 3 ROOM | 07 TO 09 | 60 sqm | $240,000 | $372 |
| 2019-08 | 3 ROOM | 13 TO 15 | 60 sqm | $260,000 | $403 |
| 2019-07 | 3 ROOM | 07 TO 09 | 60 sqm | $260,000 | $403 |
| 2019-05 | 3 ROOM | 01 TO 03 | 60 sqm | $208,000 | $322 |
| 2019-03 | 3 ROOM | 01 TO 03 | 60 sqm | $240,000 | $372 |
| 2019-03 | 2 ROOM | 01 TO 03 | 47 sqm | $185,000 | $366 |
| 2019-02 | 3 ROOM | 13 TO 15 | 60 sqm | $288,000 | $446 |
| 2019-01 | 2 ROOM | 07 TO 09 | 47 sqm | $190,000 | $376 |
| 2019-01 | 2 ROOM | 04 TO 06 | 47 sqm | $200,000 | $395 |
| 2016-09 | 2 ROOM | 01 TO 03 | 47 sqm | $260,000 | $514 |
| 2015-11 | 2 ROOM | 04 TO 06 | 47 sqm | $270,000 | $534 |
| 2015-03 | 2 ROOM | 07 TO 09 | 47 sqm | $250,000 | $494 |
| 2015-03 | 2 ROOM | 10 TO 12 | 47 sqm | $272,000 | $538 |
| 2014-05 | 2 ROOM | 10 TO 12 | 47 sqm | $275,000 | $544 |
| 2014-04 | 2 ROOM | 07 TO 09 | 47 sqm | $268,000 | $530 |
| 2013-06 | 2 ROOM | 04 TO 06 | 47 sqm | $296,000 | $585 |
| 2012-09 | 2 ROOM | 01 TO 03 | 47 sqm | $298,000 | $589 |
| 2012-08 | 2 ROOM | 10 TO 12 | 47 sqm | $295,000 | $583 |
| 2012-04 | 2 ROOM | 11 TO 15 | 47 sqm | $300,000 | $593 |
| 2011-07 | 2 ROOM | 01 TO 03 | 47 sqm | $255,000 | $504 |
| 2011-06 | 2 ROOM | 01 TO 03 | 47 sqm | $265,000 | $524 |
| 2011-01 | 2 ROOM | 04 TO 06 | 47 sqm | $255,000 | $504 |
| 2010-11 | 2 ROOM | 07 TO 09 | 47 sqm | $250,000 | $494 |
| 2010-07 | 2 ROOM | 10 TO 12 | 47 sqm | $245,000 | $484 |
| 2010-04 | 4 ROOM | 04 TO 06 | 126 sqm | $520,000 | $383 |