Private property prices per square foot in Tiong Bahru
Medium confidence95% CI $2,430–$2,590 per ft²n = 27 caveats
The median private resale price in Tiong Bahru (Bukit Merah, Central Region) is S$2,510 per square foot (S$27,100 per square metre), from 27 caveats in the 12 months to August 2026. Over the 9.5 years to 2026 Q2, the HDB median price per square foot here changed by +3.4% a year in cash terms, or +1.3% a year after inflation. HDB resale here runs S$948 per square foot from 47 resales, at a median 4-room price of S$1,030,000 (on a sample too small to publish as a market rate): a separate register, never combined with the private figures.
Map of 1 private developments in Tiong Bahru that recorded a caveat in the last 12 months. Each square is one development, placed at its own coordinate and coloured by median price per square foot. URA permits derived statistics and not the caveats themselves, so a square is a median across a development rather than one sale.
Private prices in Tiong Bahru
Median price per ft²
$948
n = 47 resales
Median resale price
$933,000
median flat 947 ft²
Median lease remaining
86 yrs
of a 99-year lease
18 of 47 resales here crossed $1,000,000 in the last 12 months (38.3%).
How prices are spread in Tiong Bahru
Distribution of S$/ft² for 47 resales in Tiong Bahru over the last 12 months. They run from $514 to $1,250. The median is $948/ft² with a 95% CI of $887 to $1,030 and a middle 60% running $836 to $1,090. Every one of these sales is listed in the table below.
- p20 $836
- p80 $1,090
- 95% CI $887–$1,030
By flat type
Every HDB resale registered here in the last 12 months.
Price by remaining lease
Every HDB flat is a 99-year leasehold, and the resale market prices the shortening tail in.
Too few 4-room resales per lease band (8 per band, over 36 months) to chart lease decay here. Bukit Merah usually can.
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 47 resales in Tiong Bahru (12 months).
S$933,000 for 985 ft² is around the 49th percentile of the 47 resales recorded here.
Sellers: How much is my flat worth?
At the median of S$948 per square foot, over 47 resales (12 months).
A market figure for that size in Tiong Bahru, not a valuation of your flat.
S$933,000
middle 60% of resales: S$823,000 to S$1,070,000 for that size · 47 resales, 12 months
Resales (last 12 months)
47 sales
| Address | Details | |||||
|---|---|---|---|---|---|---|
| Aug 2026 | 131b Kim Tian Rd | S$1,065,000 | 5-room | 74 yrs | $899 | |
| Aug 2026 | 131c Kim Tian Rd | S$1,050,000 | 5-room | 75 yrs | $887 | |
| Aug 2026 | 131c Kim Tian Rd | S$863,000 | 4-room | 75 yrs | $929 | |
| Aug 2026 | 17 Tiong Bahru Rd | S$800,000 | 3-room | 45 yrs | $844 | |
| Aug 2026 | 127a Kim Tian Rd | S$465,000 | 2-room | 86 yrs | $919 | |
| Aug 2026 | 130 Kim Tian Rd | S$410,000 | 3-room | 49 yrs | $586 | |
| Jul 2026 | 127d Kim Tian Rd | S$1,350,000 | 5-room | 86 yrs | $1,110 | |
| Jul 2026 | 131b Kim Tian Rd | S$980,000 | 5-room | 75 yrs | $828 | |
| Jul 2026 | 127d Kim Tian Rd | S$933,000 | 4-room | 86 yrs | $929 | |
| Jul 2026 | 46 Seng Poh Rd | S$850,000 | 3-room | 46 yrs | $897 | |
| Jul 2026 | 27 Lim Liak St | S$760,000 | 3-room | 46 yrs | $938 | |
| Jul 2026 | 127a Kim Tian Rd | S$550,000 | 2-room | 86 yrs | $1,090 | |
| Jun 2026 | 126c Kim Tian Rd | S$1,122,000 | 4-room | 86 yrs | $1,190 | |
| Jun 2026 | 126c Kim Tian Rd | S$1,048,888 | 4-room | 86 yrs | $1,050 | |
| Jun 2026 | 50 Moh Guan Ter | S$777,000 | 3-room | 46 yrs | $966 | |
| Jun 2026 | 26 Tiong Bahru Rd | S$750,000 | 3-room | 46 yrs | $929 | |
| May 2026 | 50 Moh Guan Ter | S$1,530,000 | 4-room | 46 yrs | $948 | |
| May 2026 | 127d Kim Tian Rd | S$1,188,000 | 4-room | 86 yrs | $1,250 | |
| May 2026 | 126a Kim Tian Rd | S$1,100,000 | 4-room | 86 yrs | $1,100 | |
| May 2026 | 126c Kim Tian Rd | S$978,000 | 4-room | 86 yrs | $975 |
Private prices in Tiong Bahru
Median price per ft²
$2,510
95% CI $2,430–$2,590 · n = 27 strata caveats (12 months)
Median price
$2,380,000
n = 27 resale caveats (12 months)
How private prices are spread in Tiong Bahru
Distribution of S$/ft² across 27 private resale caveats in Tiong Bahru over the last 12 months. They run from $1,880 to $2,870. The median is $2,510/ft² with a 95% interval of $2,430 to $2,590 and a middle 60% running $2,360 to $2,630.
- p20 $2,360
- p80 $2,630
- 95% CI $2,430–$2,590
The tails of this distribution are not published here: a 5th or 95th percentile needs at least 50 caveats carrying a rate, and Tiong Bahru has 27. The middle 60% and the interval above rest on those same 27 caveats.
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 |
|---|---|---|
| Condominiummedian $2,392,000 | $2,510/ft² | n = 25 |
Buyers: Where does a price sit?
Placed on the published percentiles for 27 caveats in Tiong Bahru (12 months).
S$2,380,000 for 945 ft² is around the 52nd percentile of the 27 caveats recorded here.
Sellers: How much is my home worth?
At the median of S$2,510 per square foot, over 27 caveats (12 months).
A market figure for that size in Tiong Bahru, not a valuation of your flat.
S$2,380,000
middle 60% of caveats: S$2,230,000 to S$2,490,000 for that size · 27 caveats, 12 months
Private sales by project in 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.
Public (HDB) rents in 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
$4,000/mo
from 28 approved rentals (12 months)
Median resale price, 4-room
$1,030,000
from 21 resales (12 months)
Rent by flat type
Approved HDB rentals in 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 | $3,750/mo | too few resales |
| 4-room | $4,000/mo | too few rentals |
Private rents in 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
$5,300/mo
middle 50% $4,475–$6,800 · all sizes, 436 contracts (12 months)
Median resale price
$2,380,000
all sizes, 27 resale caveats (12 months)
Rent by unit size
Lease contracts lodged with URA in 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 | $4,200/mo | too few resales |
| 50–60 m² | $5,000/mo | too few lettings and too few resales |
| 60–70 m² | $5,200/mo | too few resales |
| 80–90 m² | $5,350/mo | too few resales |
| 100–110 m² | $7,750/mo | too few resales |
| 110–120 m² | $7,250/mo | too few resales |
| 120–130 m² | $7,200/mo | too few lettings and too few resales |
343 of 436 contracts are in the rows above. The rest sit in floor-area bands URA publishes wider than 10 m², which cannot be matched to a sale band without folding two sizes into one.
Rent by bedrooms
Lease contracts lodged with URA in Tiong Bahru over the last 12 months.
| Bedrooms | Median monthly rent | Transactions behind the figure |
|---|---|---|
| 1 bedroom | $4,200/mo | n = 43 |
| 2 bedrooms | $5,400/mo | n = 85 |
| 3 bedrooms | $7,300/mo | n = 101 |
229 of 436 contracts are in the rows above. 193 carry no bedroom count and 14 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.
More on Tiong Bahru (23 links)
Elsewhere in Bukit Merah
Head to head
Ranked here
Further reading
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
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Plain text
IndexProp SG, "Property prices in Tiong Bahru", dataset 2026-08, https://indexprop.com/sg/property-prices/neighbourhood/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.
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<a href="https://indexprop.com/sg/property-prices/neighbourhood/tiong-bahru">Property prices in 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.
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