Blk 96B Henderson Rd
Bukit Merah · Singapore 152096 · 33 resale transactions since 2021-01 · last sold 2026-05
Full CPF for every buyer age today. First to lose it: age 25 buyers in 2048 (22 years away).
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 | 2048 | 22 | Full CPF |
| 30 | 2053 | 27 | Full CPF |
| 35 | 2058 | 32 | Full CPF |
| 40 | 2063 | 37 | Full CPF |
| 45 | 2068 | 42 | Full CPF |
| 50 | 2073 | 47 | Full CPF |
| 55 | 2078 | 52 | Full CPF |
No CPF at all from 2098 (72 years away). Lease expires 2118.
Price history
By flat type
| Flat type | Median (12m) | Median psf (12m) | All-time median | Transactions |
|---|---|---|---|---|
| 3 ROOM | $770,000 | $1,052 | $687,500 | 18 |
| 4 ROOM | $1,245,000 | $1,244 | $988,000 | 15 |
What a higher floor costs here
Median psf by storey band, this block only. The top band trades 28.2% above the bottom band.
Recent transactions
Filter by flat type or storey to see what a specific kind of unit actually sells for here.
33 transactions · median $795,000 · $1,023 psf · range $620,000–$1,245,000
| Type | Storey | ||||
|---|---|---|---|---|---|
| 2026-05 | 4 ROOM | 34 TO 36 | 93 sqm | $1,245,000 | $1,244 |
| 2026-02 | 3 ROOM | 07 TO 09 | 68 sqm | $765,000 | $1,045 |
| 2026-02 | 3 ROOM | 07 TO 09 | 68 sqm | $775,000 | $1,059 |
| 2025-07 | 3 ROOM | 01 TO 03 | 68 sqm | $640,000 | $874 |
| 2025-06 | 4 ROOM | 10 TO 12 | 83 sqm | $980,000 | $1,097 |
| 2025-05 | 4 ROOM | 13 TO 15 | 83 sqm | $880,000 | $985 |
| 2025-04 | 4 ROOM | 16 TO 18 | 83 sqm | $1,000,000 | $1,119 |
| 2025-03 | 4 ROOM | 25 TO 27 | 83 sqm | $1,028,888 | $1,152 |
| 2025-02 | 3 ROOM | 37 TO 39 | 68 sqm | $838,000 | $1,145 |
| 2025-02 | 4 ROOM | 37 TO 39 | 83 sqm | $1,050,000 | $1,175 |
| 2024-12 | 3 ROOM | 22 TO 24 | 68 sqm | $795,000 | $1,086 |
| 2024-11 | 3 ROOM | 01 TO 03 | 68 sqm | $640,888 | $876 |
| 2024-10 | 3 ROOM | 01 TO 03 | 68 sqm | $690,000 | $943 |
| 2024-09 | 3 ROOM | 28 TO 30 | 68 sqm | $750,000 | $1,025 |
| 2024-09 | 4 ROOM | 16 TO 18 | 83 sqm | $980,000 | $1,097 |
| 2024-08 | 3 ROOM | 04 TO 06 | 68 sqm | $650,000 | $888 |
| 2024-06 | 4 ROOM | 01 TO 03 | 83 sqm | $813,000 | $910 |
| 2023-11 | 3 ROOM | 16 TO 18 | 68 sqm | $725,000 | $991 |
| 2023-10 | 4 ROOM | 34 TO 36 | 83 sqm | $988,000 | $1,106 |
| 2023-10 | 4 ROOM | 31 TO 33 | 93 sqm | $1,100,000 | $1,099 |
| 2023-09 | 3 ROOM | 25 TO 27 | 68 sqm | $750,000 | $1,025 |
| 2023-05 | 3 ROOM | 22 TO 24 | 68 sqm | $748,888 | $1,023 |
| 2022-11 | 3 ROOM | 10 TO 12 | 68 sqm | $680,000 | $929 |
| 2022-10 | 3 ROOM | 10 TO 12 | 68 sqm | $685,000 | $936 |
| 2022-10 | 4 ROOM | 25 TO 27 | 93 sqm | $1,038,888 | $1,038 |
| 2022-02 | 3 ROOM | 19 TO 21 | 68 sqm | $685,000 | $936 |
| 2022-01 | 4 ROOM | 37 TO 39 | 93 sqm | $960,000 | $959 |
| 2021-12 | 4 ROOM | 31 TO 33 | 93 sqm | $1,030,000 | $1,029 |
| 2021-10 | 4 ROOM | 22 TO 24 | 93 sqm | $860,000 | $859 |
| 2021-09 | 3 ROOM | 19 TO 21 | 68 sqm | $668,000 | $913 |
| 2021-06 | 4 ROOM | 10 TO 12 | 83 sqm | $795,000 | $890 |
| 2021-03 | 3 ROOM | 04 TO 06 | 68 sqm | $620,000 | $847 |
| 2021-01 | 3 ROOM | 19 TO 21 | 68 sqm | $668,000 | $913 |