Prices · Bukit Merah · Boon Tiong Road
Block 10B Boon Tiong Road
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What this block is
| Address | Block 10B Boon Tiong Road, Bukit Merah |
| Flat types here | 3-room, 4-room — on the evidence of 57 sales since Oct 2019, so a type that has never been resold here will not appear |
| Unit sizes | 3-room about 667 sq ft, 4-room about 936 sq ft (667 to 936 sq ft across the block) |
| Lease | 99 years from 2016, expiring 2115 — 89 years left |
| Floors that have sold | 1 to 30, so the block stands at least 30 storeys |
| Flat models | Model A |
| Town and district | Bukit Merah |
| Compare it with | the rest of Boon Tiong Road, 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 $1,795 for every month of the 89 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 | $317,665 |
| Mortgage interest over 25 years | $360,877 |
| Running costs over the remaining lease | $384,480 |
| Total over the lease | $1,916,897 |
| Monthly while repaying | $4,409 |
| 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 just six sales, which is too few to call a market rate.
By flat type
| Type | Median | Range | Size | psf | Sales |
|---|---|---|---|---|---|
| 3-room | $690,000 | $640,000–$910,000 | 667 sq ft | 1,034 | 15 |
| 4-room | $988,000 | $850,000–$1,250,000 | 936 sq ft | 1,055 | 42 |
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 | $820,344 | 1014 psf | 2 |
| 04 to 06 | $1,000,000 | 1068 psf | 3 |
| 07 to 09 | $912,000 | 989 psf | 5 |
| 10 to 12 | $862,000 | 1025 psf | 7 |
| 13 to 15 | $928,000 | 1047 psf | 9 |
| 16 to 18 | $850,000 | 996 psf | 3 |
| 19 to 21 | $1,058,500 | 1150 psf | 10 |
| 22 to 24 | $935,000 | 1034 psf | 9 |
| 25 to 27 | $967,500 | 1033 psf | 6 |
| 28 to 30 | $1,190,000 | 1271 psf | 3 |
Year by year
| 2019 | $928,000 | 1010 psf | five sales |
| 2020 | $928,000 | 1001 psf | 11 sales |
| 2021 | $895,444 | 1000 psf | 10 sales |
| 2022 | $908,000 | 1049 psf | seven sales |
| 2023 | $1,000,000 | 1068 psf | seven sales |
| 2024 | $1,188,888 | 1270 psf | three sales |
| 2025 | $1,190,000 | 1271 psf | nine sales |
| 2026 | $1,077,000 | 1289 psf | five sales |
57 transactions in all, from Oct 2019 to Sept 2026. The flat models recorded here are Model A.