Prices · Bukit Merah · D05 Pasir Panjang
Block 104 Henderson Crescent
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What this block is
| Address | Block 104 Henderson Crescent, Bukit Merah, Singapore 120104 |
| Flat types here | 4-room — on the evidence of 14 sales since April 2019, so a type that has never been resold here will not appear |
| Unit sizes | 4-room about 797 sq ft |
| Lease | 99 years from 1970, expiring 2069 — 43 years left |
| Floors that have sold | 1 to 12, so the block stands at least 12 storeys |
| Flat models | Standard |
| Town and district | Bukit Merah, district 5 (Pasir Panjang, Hong Leong Garden, Clementi New Town) |
| Compare it with | 4-room flats across Bukit Merah |
Two things this page deliberately does not have. There is no floor plan: the resale register carries none, and drawing one from the median floor area would be an invention. And there is no nearest station, for the same reason — no rail data is published here, so the distance would be guessed. What is near this block, measured rather than assumed, is the food: hawker centres within a walk.
What a flat here really costs each month
Bought at the median price, a flat in this block works out at $1,707 for every month of the 43 years its lease still has to run. That figure takes in the price itself, both stamp duties, legal and valuation fees, the whole of the mortgage interest and the running costs for as long as the lease lasts.
It is a different question from the monthly instalment, which stops after 25 years while the lease carries on being used up.
| Cash needed up front | $142,540 |
| Mortgage interest over 25 years | $164,193 |
| Running costs over the remaining lease | $185,760 |
| Total over the lease | $880,993 |
| Monthly while repaying | $2,202 |
| Monthly once repaid | $360 |
Assumes a Singapore citizen buying a first home with a 75 per cent loan at 3 per cent over 25 years, $2,500 in legal fees, $400 for valuation, $1,200 a year in property tax and $260 a month for conservancy, upkeep and insurance. Change any of these. Figures are not discounted: a dollar paid in the final year of the lease is counted the same as a dollar paid today. Opportunity cost, CPF accrued interest and any resale value are excluded.
The median above is based on a single sale, so treat it as an anecdote rather than a rate.
By flat type
| Type | Median | Range | Size | psf | Sales |
|---|---|---|---|---|---|
| 4-room | $415,000 | $365,000–$518,000 | 797 sq ft | 521 | 14 |
By floor
Measured inside a block, where the address, the age and the lease are all held still, a storey is worth about 0.63 per cent of the price per square foot — so the difference between the second floor and the twentieth is roughly 11 per cent, not the 2.1 times the market-wide storey bands appear to show. Why those bands mislead.
| 01 to 03 | $415,000 | 521 psf | 3 |
| 04 to 06 | $408,000 | 512 psf | 5 |
| 07 to 09 | $445,000 | 559 psf | 5 |
| 10 to 12 | $400,000 | 502 psf | 1 |
Year by year
| 2019 | $400,000 | 502 psf | four sales |
| 2020 | $400,000 | 502 psf | one sale |
| 2021 | $390,000 | 490 psf | two sales |
| 2022 | $440,000 | 552 psf | one sale |
| 2023 | $441,000 | 554 psf | two sales |
| 2024 | $442,500 | 556 psf | two sales |
| 2025 | $497,800 | 625 psf | one sale |
| 2026 | $518,000 | 650 psf | one sale |
14 transactions in all, from April 2019 to April 2026. The flat models recorded here are Standard.