Prices · Bukit Merah · D03 Queenstown
Block 22 Tiong Bahru Road
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What this block is
| Address | Block 22 Tiong Bahru Road, Bukit Merah, Singapore 160022 |
| Flat types here | 3-room — on the evidence of eight sales since Oct 2017, so a type that has never been resold here will not appear |
| Unit sizes | 3-room about 947 sq ft |
| Lease | 99 years from 1973, expiring 2072 — 46 years left |
| Floors that have sold | 1 to 6, so the block stands at least 6 storeys |
| Flat models | Standard |
| Town and district | Bukit Merah, district 3 (Queenstown, Tiong Bahru) |
| Compare it with | 3-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 $2,064 for every month of the 46 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 | $193,500 |
| Mortgage interest over 25 years | $221,883 |
| Running costs over the remaining lease | $198,720 |
| Total over the lease | $1,139,103 |
| Monthly while repaying | $2,850 |
| 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 |
|---|---|---|---|---|---|
| 3-room | $605,444 | $540,000–$732,000 | 947 sq ft | 646 | 8 |
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 | $605,888 | 652 psf | 7 |
| 04 to 06 | $590,000 | 623 psf | 1 |
Year by year
| 2017 | $580,000 | 612 psf | one sale |
| 2020 | $540,000 | 669 psf | one sale |
| 2021 | $597,944 | 631 psf | two sales |
| 2022 | $611,500 | 646 psf | two sales |
| 2024 | $732,000 | 773 psf | one sale |
| 2025 | $700,000 | 739 psf | one sale |
eight transactions in all, from Oct 2017 to Nov 2025. The flat models recorded here are Standard.