Prices · Bukit Merah · Henderson Road
Block 95B Henderson Road
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What this block is
| Address | Block 95B Henderson Road, Bukit Merah |
| Flat types here | 2-room, 3-room, 4-room — on the evidence of 46 sales since Feb 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, 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 $1,503 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 | $260,420 |
| Mortgage interest over 25 years | $297,640 |
| Running costs over the remaining lease | $397,440 |
| Total over the lease | $1,659,750 |
| Monthly while repaying | $3,700 |
| 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 eight sales, which is too few to call a market rate.
By flat type
| Type | Median | Range | Size | psf | Sales |
|---|---|---|---|---|---|
| 2-room | $503,000 | $503,000–$518,888 | 506 sq ft | 994 | 3 |
| 3-room | $748,000 | $628,000–$830,000 | 732 sq ft | 1,022 | 27 |
| 4-room | $946,500 | $803,000–$1,200,000 | 893 sq ft | 1,049 | 16 |
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 | $628,000 | 858 psf | 1 |
| 04 to 06 | $648,000 | 913 psf | 4 |
| 07 to 09 | $780,000 | 1009 psf | 4 |
| 10 to 12 | $709,000 | 1015 psf | 4 |
| 13 to 15 | $772,500 | 1027 psf | 6 |
| 16 to 18 | $950,000 | 1063 psf | 1 |
| 19 to 21 | $1,065,000 | 1064 psf | 2 |
| 22 to 24 | $728,000 | 995 psf | 5 |
| 25 to 27 | $757,500 | 1035 psf | 3 |
| 28 to 30 | $790,000 | 1025 psf | 5 |
| 31 to 33 | $830,000 | 1022 psf | 5 |
| 34 to 36 | $855,000 | 957 psf | 1 |
| 37 to 39 | $908,000 | 1108 psf | 4 |
| 40 to 42 | $1,200,000 | 1199 psf | 1 |
Year by year
| 2021 | $660,000 | 899 psf | three sales |
| 2022 | $770,000 | 979 psf | six sales |
| 2023 | $746,500 | 1016 psf | eight sales |
| 2024 | $732,750 | 1001 psf | 12 sales |
| 2025 | $783,500 | 1029 psf | 10 sales |
| 2026 | $943,000 | 1079 psf | seven sales |
46 transactions in all, from Feb 2021 to Oct 2026. The flat models recorded here are Model A, 2-room.