How have HDB prices in Kampong Tiong Bahru changed over time?

Over the 8.5 years from 2016 Q3 to 2026 Q1, the median price per square foot in Kampong Tiong Bahru changed by +2.7% a year, from $469 to $587.

Does remaining lease affect HDB prices in Kampong Tiong Bahru?

In Kampong Tiong Bahru, 4-room flats with 70-79 years of lease remaining resell at $653 per square foot against $611 for those with 50-59 years, a difference of +7%. Flat type is held fixed because the unconditioned spread is mostly a difference in flat size.

Private property prices per square foot in Kampong Tiong Bahru

$2,190median private resale per ft², 57 caveats (12 months)

Medium confidence95% CI $2,120–$2,320 per ft²n = 57 caveats

The median private resale price in Kampong Tiong Bahru (Bukit Merah, Central Region) is S$2,190 per square foot (S$23,600 per square metre), from 57 caveats in the 12 months to August 2026. Over the 8.5 years to 2026 Q1, the HDB median price per square foot here changed by +2.7% a year in cash terms, or +0.6% a year after inflation. HDB resale here runs S$598 per square foot from 39 resales, at a median 4-room price of S$725,000 (on a sample too small to publish as a market rate): a separate register, never combined with the private figures.

Private prices in Kampong Tiong Bahru

Median price per ft²

$598

n = 39 resales

Median resale price

$435,000

median flat 721 ft²

Median lease remaining

56 yrs

of a 99-year lease

How prices are spread in Kampong Tiong Bahru

p20 $536
p80 $649
95% CI $583–$612

By flat type

Every HDB resale registered here in the last 12 months.

Flat type	Median price per ft²	Transactions behind the figure
3-roommedian $400,500 · 721 ft²	$589/ft²	n = 26
4-roommedian $725,000 · 1,119 ft²	$650/ft²	n = 8
5-roommedian $820,000 · 1,281 ft²	$640/ft²	n = 5

Price by remaining lease, 4-room

Kampong Tiong Bahru, 4-room resales only, last 36 months. Bands with fewer than eight are not shown.

Years of lease remaining	Median price per ft²	Transactions behind the figure
50-59 yearsmedian $664,000	$611/ft²	n = 14
70-79 yearsmedian $745,000	$653/ft²	n = 8

Across these bands the rate falls 6% from $653/ft² at 70-79 years to $611 at 50-59, on 4-room flats in Kampong Tiong Bahru.

Price by floor

HDB publishes a storey range on every resale.

Too few 4-room resales per storey band (8 per band, over 12 months) to chart a floor premium here.

Buyers: Where does a price sit?

Ranked against 39 resales in Kampong Tiong Bahru (12 months).

Resale price

Floor area in ft²

S$435,000 for 727 ft² is around the 51st percentile of the 39 resales recorded here.

Sellers: How much is my flat worth?

At the median of S$598 per square foot, over 39 resales (12 months).

A market figure for that size in Kampong Tiong Bahru, not a valuation of your flat.

Floor area in ft²

S$435,000

middle 60% of resales: S$390,000 to S$472,000 for that size · 39 resales, 12 months

Resales (last 12 months)

39 sales

Resales in Kampong Tiong Bahru, last 12 months
	Address
Aug 2026	149 Silat Ave	S$620,000	4-room	55 yrs	$600
Aug 2026	142 Jln Bt Merah	S$438,000	3-room	51 yrs	$608
Jul 2026	139 Jln Bt Merah	S$986,888	5-room	70 yrs	$711
Jul 2026	139 Jln Bt Merah	S$848,000	4-room	70 yrs	$743
Jul 2026	109 Jln Bt Merah	S$728,000	4-room	57 yrs	$650
Jul 2026	108 Jln Bt Merah	S$705,000	4-room	57 yrs	$596
Jul 2026	137 Jln Bt Merah	S$390,000	3-room	48 yrs	$517
Jul 2026	133 Jln Bt Merah	S$373,000	3-room	56 yrs	$587
Jun 2026	107 Jln Bt Merah	S$348,000	3-room	43 yrs	$513
May 2026	143 Jln Bt Merah	S$735,000	5-room	55 yrs	$583
May 2026	144 Jln Bt Merah	S$435,000	3-room	54 yrs	$603
May 2026	138 Jln Bt Merah	S$400,000	3-room	56 yrs	$630
Apr 2026	148 Silat Ave	S$420,000	3-room	56 yrs	$583
Apr 2026	133 Jln Bt Merah	S$370,000	3-room	56 yrs	$583
Mar 2026	135 Jln Bt Merah	S$781,000	4-room	70 yrs	$678
Mar 2026	148 Silat Ave	S$468,000	3-room	56 yrs	$649
Mar 2026	141 Jln Bt Merah	S$401,000	3-room	52 yrs	$454
Mar 2026	133 Jln Bt Merah	S$380,000	3-room	56 yrs	$598
Mar 2026	107 Jln Bt Merah	S$360,000	3-room	43 yrs	$530
Mar 2026	107 Jln Bt Merah	S$320,000	3-room	43 yrs	$472

Median price per ft²

$2,190

95% CI $2,120–$2,320 · n = 57 strata caveats (12 months)

Median price

$1,628,000

n = 57 resale caveats (12 months)

How private prices are spread in Kampong Tiong Bahru

p20 $2,070
p80 $2,430
95% CI $2,120–$2,320

By property type

Resale only, over the same 12 months. The headline above is condominiums and apartments; executive-condominium and landed rows appear here and are not in it.

Property type	Median price per ft²	Transactions behind the figure
Apartmentmedian $1,628,000	$2,190/ft²	n = 57

Buyers: Where does a price sit?

Placed on the published percentiles for 57 caveats in Kampong Tiong Bahru (12 months).

Price

Floor area in ft²

S$1,628,000 for 743 ft² is around the 50th percentile of the 57 caveats recorded here.

Sellers: How much is my home worth?

At the median of S$2,190 per square foot, over 57 caveats (12 months).

A market figure for that size in Kampong Tiong Bahru, not a valuation of your flat.

Floor area in ft²

S$1,630,000

middle 60% of caveats: S$1,540,000 to S$1,810,000 for that size · 57 caveats, 12 months

Private sales by project in Kampong Tiong Bahru

1 development with at least ten caveats in the last 12 months.

URA permits derived statistics and not the caveat records, so the private register is published by development rather than sale by sale. Each row is a median across that development’s caveats in the window.

Private sales by project in Kampong Tiong Bahru, last 12 months
	Tenure				New sale S$/ft²	Details
Avenue South ResidenceSilat Avenue	99 yrs lease commencing from 2018	57	$1,628,000	$2,190	no launch

Public (HDB) rents in Kampong Tiong Bahru

Approved HDB rentals in the last 12 months, against resale prices for the same flat type.

Gross yield, 4-room

n/a

too few rentals

Median rent, 4-room

$3,550/mo

from 20 approved rentals (12 months)

Median resale price, 4-room

$725,000

from 8 resales (12 months)

Rent by flat type

Approved HDB rentals in Kampong Tiong Bahru over the last 12 months, each flat type against the resale price of the same flat type.

Flat type	Median monthly rent	Gross yield
3-room	$3,000/mo	too few resales
4-room	$3,550/mo	too few rentals

Private rents in Kampong Tiong Bahru

Lease contracts lodged with URA in the last 12 months, against resale prices for units of the same floor area.

Gross yield range

n/a

too few lettings and resales in any one size band

Median monthly rent

$4,150/mo

middle 50% $3,700–$4,500 · all sizes, 364 contracts (12 months)

Median resale price

$1,628,000

all sizes, 57 resale caveats (12 months)

Rent by unit size

Lease contracts lodged with URA in Kampong Tiong Bahru over the last 12 months, each size band against the resale price of the same size band.

Unit size	Median monthly rent	Gross yield
40–50 m²	$3,600/mo	too few resales
60–70 m²	$4,300/mo	too few resales
70–80 m²	$4,300/mo	too few lettings and too few resales
80–90 m²	$6,000/mo	too few lettings and too few resales
90–100 m²	$5,800/mo	too few lettings and too few resales
100–110 m²	$6,550/mo	too few lettings and too few resales
130–140 m²	$8,500/mo	too few lettings and too few resales

Rent by bedrooms

Lease contracts lodged with URA in Kampong Tiong Bahru over the last 12 months.

Bedrooms	Median monthly rent	Transactions behind the figure
1 bedroom	$3,600/mo	n = 130
2 bedrooms	$4,300/mo	n = 193
3 bedrooms	$6,400/mo	n = 29

352 of 364 contracts are in the rows above. 12 are in sizes with too few lettings to publish.

Contains information from the URA Data Service. Private rents and HDB rents are two registers and are never combined; the only figure that spans them is the gross yield, which is a ratio, and even there the assets differ: every HDB flat is a 99-year lease that cannot be let at all during its first five years, while a private unit may be freehold.

Nearby areas

Median price per square foot in comparable areas, each over its own stated window (12 to 24 months).

Cite us

HDB resale registrations to August 2026 (hdb registers a resale on completion, weeks after the price is agreed) · how these figures are made

Copy one of these, or adapt it.

Plain text

IndexProp SG, "Property prices in Kampong Tiong Bahru", dataset 2026-08, https://indexprop.com/sg/property-prices/neighbourhood/kampong-tiong-bahru. Contains information from HDB Resale Flat Prices accessed from Data.gov.sg and made available under the Singapore Open Data Licence version 1.0. Area boundaries from URA Master Plan 2019, also under SODL 1.0. Private figures are derived statistics from the URA Data Service.

HTML

<a href="https://indexprop.com/sg/property-prices/neighbourhood/kampong-tiong-bahru">Property prices in Kampong Tiong Bahru - IndexProp SG</a> (dataset 2026-08). Contains information from HDB Resale Flat Prices (Data.gov.sg, Singapore Open Data Licence v1.0) and derived statistics from the URA Data Service.

The statistics behind this page are also served as JSON: /sg/data/neighbourhoods/kampong-tiong-bahru.json. Please cache it, and do not crawl it in a loop. Every rule behind these figures is on the methodology page.

Private property prices per square foot in Kampong Tiong Bahru

Median price per ft²The middle resale price per square foot of 39 transactions in the last 12 months. Each transaction's own price is divided by its own floor area first, then the median is taken over those.

Median resale priceThe middle price paid, before dividing by floor area. It moves with the mix of flat types resold as well as with the market.

Median lease remainingYears left on the 99-year lease at the point of resale. Below roughly 60 years, CPF usage and bank financing both tighten, and the resale market prices that in.

By flat typeHDB’s own flat types, each at its own median rate. A smaller flat usually costs more per square foot and less in total, so the rate and the price move in opposite directions: the rate is the ranked column and the price is a caption beside its type.

Price by remaining lease, 4-roomCPF usage and bank loan-to-value both tighten as the tail shortens, which is why the rate bends decades before the lease ends. Flat type is held fixed: pooled, this would compare short-lease 3-rooms with long-lease 5-rooms and call the mix lease decay.

Price by floor

Buyers: Where does a price sit?Your price divided by your floor area, ranked against every resale in the window here. It is the same population the spread above is drawn from, so the two can never disagree.

Sellers: How much is my flat worth? Floor area × the median price per square foot in Kampong Tiong Bahru, over the last 12 months. The band is the same sum at the middle 60%. It knows the area and the size, nothing else: storey, lease and condition are what a valuation is for.

Resales (last 12 months)

Private prices in Kampong Tiong Bahru

Median price per ft²

Median price

By property typeURA’s own property types, each at its own median rate, so a condominium and an apartment are never averaged into one figure. Landed is priced on land area rather than floor area, so it carries no rate and the row says so.

Sellers: How much is my home worth? Floor area × the median price per square foot in Kampong Tiong Bahru, over the last 12 months. The band is the same sum at the middle 60%. It knows the area and the size, nothing else: floor, facing, tenure and condition are what a valuation is for.

Private sales by project in Kampong Tiong Bahru

Public (HDB) rents in Kampong Tiong BahruHDB approves each subletting of a whole flat and records the rent declared on the application, so these are declared rents rather than registry-verified prices. A rented room is not in this register. A separate register from URA’s, never averaged with it.

Private rents in Kampong Tiong BahruURA records every private lease contract lodged with it, so these are contract rents rather than asking prices. Lodging is not compulsory, so the most recent quarter is still filling in. A separate register from HDB’s, never averaged with it.

Rent by unit sizeFloor area is the one key both private registers record, so it is what the yield is matched on, because bedrooms exist on a lease contract and not on a sale caveat. Only exact 10 m² bands are joined; a wider band is left out rather than folded into a narrower one.

Rent by bedroomsURA records a bedroom count on a rental contract but not on a sale caveat, so bedrooms describe renting only and can never be matched to a price. The size table above is the one that carries a yield.

Nearby areas Each trend line is that area’s own quarterly median price per square foot, scaled to its own range: compare directions, not heights. Gaps are quarters with too few resales to publish a median.

Cite us

Median price per ft²

Median resale price

Median lease remaining

By flat type

Price by remaining lease, 4-room

Buyers: Where does a price sit?

Sellers: How much is my flat worth?

By property type

Sellers: How much is my home worth?

Public (HDB) rents in Kampong Tiong Bahru

Private rents in Kampong Tiong Bahru

Rent by unit size

Rent by bedrooms

Nearby areas