12 Jalan Bukit Merah 150012, Alexandra Hill, Central Region, Singapore
$2,000,000








This flat is a 5 Rooms HDB for sale in 12 Jalan Bukit Merah, a stunning HDB Resale Flat in Singapore. Searching for a property in Singapore? Look no further than this stunning HDB for Sale in Bukit Merah. Located in Bukit Merah HDB Estate, this development is part of District 3. It has a total of 25 floors and is one of 45 HDB Blocks on Jalan Bukit Merah. If you are looking for a property in the Bukit Merah, this is might be the perfect unit for you! Nearby amenities ⭑ Nearby MRTs • 1 MRT within 1 km ⭑ Nearby Bus stops • Opposite Blk 2 (142 m) - 2 mins walk • Opposite OG Factory (168 m) - 3 mins walk • Blk 1 (183 m) - 3 mins walk • 7 more walking distance bus stops within 500 m ⭑ Nearby Grocery Stores • Chop Guan Teck Hup Kee (170 m) - 3 mins walk • FairPrice - Jalan Bukit Merah (181 m) - 3 mins walk • FairPrice Jalan Bukit Merah (185 m) - 3 mins walk • 3 more walking distance grocery stores within 500 m ⭑ Nearby Schools • PCF Sparkletots @ Queenstown Blk 3 (67 m) - 1 mins walk • Mutembe (68 m) - 1 mins walk • M S L Centre Pte Ltd (357 m) - 5 mins walk • 7 more schools within 1 km ⭑ Nearby Parks • Alexandra Hill East Neighbourhood Park (293 m) - 5 mins walk • Rumah Tinggi Eco Park (480 m) - 7 mins walk • 103 steps concrete staircase @Ruman Tinggi View (482 m) - 7 mins walk • 6 more parks within 1 km Please call Robin Jack from 99.co @ +659832XXXX to arrange for a viewing.
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Total Transactions
0
Average Price
S0
Total Value
S0
No transaction data found. This could be due to:
Calculating fair value from URA transaction data…


License: L3008022J
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Automated Valuation based on 4 HDB resale transactions (data.gov.sg)
Fair Value
S$1.09M
S$825 psf
Asking Price
S$2.00M
S$1,512 psf
vs Market
+83.1%
vs Last Done
+91.4%
Tenure
75 yrs
99-year Leasehold · Balance remaining
Confidence
Low
4 comps
Nearest MRT
Queenstown
761m away · +2% premium
URA PSF Trendline vs Listing Price
Hedonic Adjustment Breakdown
Base URA PSF
4 comparable transactions
S$771
Floor Premium
0.5% per floor vs median
+0.0%
Tenure Decay
Bala's curve (99yr leasehold)
×1.050
MRT Proximity
Within 500m / 1km
+2%
AI Condition Premium
HELIOS scan of listing description
0%
Adjusted Fair Value PSF
S$825
Recent Comparable Transactions
4 shown · 4 total| Date | Block / Street | Area | Price | PSF | Tenure |
|---|---|---|---|---|---|
Last DoneNov 2025 | Blk 12 JLN BT MERAH Floor 19 TO 21 | 1,367sqft | S$1,080,000 | ▼S$790 -4.2% vs FV | 99yr from 1996 |
Nov 2025 | Blk 12 JLN BT MERAH Floor 19 TO 21 | 1,367sqft | S$1,080,000 | ▼S$790 -4.2% vs FV | 99yr from 1996 |
Nov 2025 | Blk 12 JLN BT MERAH Floor 01 TO 03 | 1,442sqft | S$922,888 | ▼S$640 -22.4% vs FV | 99yr from 1996 |
Aug 2025 | Blk 12 JLN BT MERAH Floor 10 TO 12 | 1,324sqft | S$1,028,000 | ▼S$776 -5.9% vs FV | 99yr from 1996 |
Jun 2024 | Blk 12 CANTONMENT CL Floor 10 TO 12 | 1,184sqft | S$1,038,000 | ▲S$877 +6.3% vs FV | 99yr from 2003 |
Blk 12 JLN BT MERAH
Nov 2025 · Floor 19 TO 21
-4.2% vs FV
Blk 12 JLN BT MERAH
Nov 2025 · Floor 19 TO 21
-4.2% vs FV
Blk 12 JLN BT MERAH
Nov 2025 · Floor 01 TO 03
-22.4% vs FV
Blk 12 JLN BT MERAH
Aug 2025 · Floor 10 TO 12
-5.9% vs FV
Blk 12 CANTONMENT CL
Jun 2024 · Floor 10 TO 12
+6.3% vs FV
HELIOS AI Analysis
The valuation of the HDB 5-room unit in Bukit Merah, estimated at $1,092,096 or $825 per square foot, presents a compelling case within the context of Singapore's dynamic property market. With a remaining lease of 75 years, this property occupies a significant position in a sought-after district, yet the current valuation indicates a notable premium, exceeding the market baseline by 83.1%. This disparity suggests heightened demand or potential market speculation in an area that has historically shown resilience and growth.
However, it is important to note that the model confidence for this valuation is classified as low, derived from only four recent HDB resale transactions in the vicinity. This limited dataset raises questions regarding the sustainability of the current price point and the overall market stability within Bukit Merah. As such, potential buyers and investors should approach this valuation with caution, considering broader market trends and the implications of the remaining lease on the property’s long-term value. Understanding local amenities, demographic shifts, and future development plans will be crucial in making informed decisions in this increasingly competitive landscape.
⚠️ Indicative estimate only. Based on URA resale transaction data. Not a formal valuation. Consult a licensed valuer for financial decisions.