Prices · Bukit Merah · Henderson Road
Block 95A Henderson Road
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What this block is
| Address | Block 95A Henderson Road, Bukit Merah |
| Flat types here | 2-room, 3-room, 4-room — on the evidence of 46 sales since March 2021, so a type that has never been resold here will not appear |
| Unit sizes | 2-room about 506 sq ft, 3-room about 732 sq ft, 4-room about 893 sq ft (506 to 893 sq ft across the block) |
| Lease | 99 years from 2019, expiring 2118 — 92 years left |
| Floors that have sold | 1 to 42, so the block stands at least 42 storeys |
| Flat models | Model A, 2-room |
| Town and district | Bukit Merah |
| Compare it with | the rest of Henderson 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 $1,553 for every month of the 92 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 | $271,900 |
| Mortgage interest over 25 years | $310,636 |
| Running costs over the remaining lease | $397,440 |
| Total over the lease | $1,714,976 |
| Monthly while repaying | $3,845 |
| 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 seven sales, which is too few to call a market rate.
By flat type
| Type | Median | Range | Size | psf | Sales |
|---|---|---|---|---|---|
| 2-room | $470,000 | $435,000–$540,000 | 506 sq ft | 929 | 3 |
| 3-room | $727,500 | $680,000–$826,000 | 732 sq ft | 994 | 18 |
| 4-room | $980,000 | $830,000–$1,100,000 | 893 sq ft | 1,069 | 25 |
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 | $703,000 | 941 psf | 4 |
| 04 to 06 | $938,000 | 1029 psf | 3 |
| 07 to 09 | $695,000 | 924 psf | 2 |
| 10 to 12 | $970,500 | 1086 psf | 2 |
| 13 to 15 | $960,000 | 1075 psf | 4 |
| 16 to 18 | $980,000 | 1037 psf | 3 |
| 19 to 21 | $740,000 | 1011 psf | 7 |
| 22 to 24 | $880,000 | 1080 psf | 4 |
| 25 to 27 | $748,000 | 1067 psf | 7 |
| 28 to 30 | $1,073,000 | 1072 psf | 1 |
| 31 to 33 | $939,000 | 1049 psf | 4 |
| 34 to 36 | $955,000 | 1069 psf | 3 |
| 37 to 39 | $943,000 | 942 psf | 1 |
| 40 to 42 | $680,000 | 929 psf | 1 |
Year by year
| 2021 | $680,000 | 929 psf | five sales |
| 2022 | $705,000 | 963 psf | two sales |
| 2023 | $763,888 | 1044 psf | 11 sales |
| 2024 | $884,000 | 1049 psf | 14 sales |
| 2025 | $980,000 | 1086 psf | nine sales |
| 2026 | $1,030,000 | 1097 psf | five sales |
46 transactions in all, from March 2021 to Oct 2026. The flat models recorded here are Model A, 2-room.