Casa Merah
Casa Merah is an apartment in District 16 (Bedok / Upper East Coast), in the Outside Central Region. In the 12 months to August 2026, the median price was S$1,535 psf from 21 sales.
At a glance
- District
- District 16 (Bedok / Upper East Coast)
- Region
- Outside Central Region
- Type
- Apartment
- Tenure
- 99-year lease from 2006, about 79 years left
- Completed
- 2009, about 17 years old
What the prices say
The median home in Casa Merah sold for S$1,908,000: the middle of 21 sales in the 12 months to August 2026.
That is the same as the middle condo project in District 16 (Bedok / Upper East Coast) (S$1,534 psf, across 56 projects). By price per square foot it ranks 20th of the 36 projects in the district that have a price to show, where 1st is the highest.
Year by year, the median was S$1,150 psf in 2021 (28 sales) and S$1,548 psf in 2026 so far (17 sales), up about 35%. The highest year in the record was 2025 at S$1,510 psf.
Higher floors sold for more here: floors 11 to 15 at S$1,544 psf against S$1,480 psf on floors 1 to 5, about 4% more per square foot (24 months).
By unit size (24 months): 900 to 1,199 sq ft at S$1,493 psf, 1,200 to 1,499 sq ft at S$1,532 psf and 1,500 sq ft and over at S$1,446 psf. Smaller homes cost more per square foot than larger ones.
Against similar projects in the district
This project and the three others in District 16 (Bedok / Upper East Coast) whose median over the last 12 months is closest to Casa Merah's S$1,535 psf. They are chosen by price per square foot, not by distance, so they may not be neighbours.
Their middle figure is S$1,567 psf, about the same as Casa Merah (within 3%).
| Project | Median price per sq ft | Sales |
|---|---|---|
| Casa Merah | S$1,535 psf | 21 |
| Eco | S$1,554 psf | 31 |
| Optima @ Tanah Merah | S$1,567 psf | 8 |
| Urban Vista | S$1,632 psf | 32 |
What sells here
21 homes sold in the last 12 months, down from 23 in the 12 months before.
The most common size was 1,200 to 1,499 sq ft, with 27 of the 44 sales in the last 24 months, well over half.
None of the 44 sales in the last 24 months were first sales of new units: all 44 were resales.
The first new sale in our records was in April 2007.
Rents and yield
Rental contracts that began in the 12 months to August 2026 had a median rent of S$4,900 a month (98 contracts). The district's median across every contract was S$3,903, so rents here ran well above it: about 26% higher.
Over the 24 months the median rent was S$5,000 (215 contracts), about the same as the latest 12 months, within 2%.
By bedrooms: 2 bedrooms S$4,000 (29), 3 bedrooms S$5,000 (61) and 4 or more bedrooms S$6,550 (8). The figure in brackets is the number of contracts.
Setting rent against price for 1,200 to 1,499 sq ft homes (61 rentals and 14 resale or sub-sale transactions) gives a gross yield estimate of 3.1%: a median rent of S$5,000 a month against a median price of S$1,919,000. It is before maintenance, vacancy, tax and loan costs, and it uses middle values, so a particular home can differ.
Age and lease
9 other projects in District 16 (Bedok / Upper East Coast) were completed within 5 years of Casa Merah and have a price. Their middle price was S$1,670 psf, so Casa Merah sold noticeably below projects of a similar age: about 8% lower.
The title is a leasehold, so the years remaining shrink each year. The leases and tenure entry in the glossary explains what that means for a buyer.
Leases and tenure in the glossary
What this page cannot tell you
A median is the middle of many different homes in Casa Merah. It does not describe one unit: its condition, facing, view, renovation, floor or stack can each move a price well away from the middle, and none of them is in the records behind this page.
The figures are recorded transactions, so they describe what has sold and not what is on the market now. They are not a valuation, and they say nothing about future prices.
Questions this page answers
What is the median price per square foot in Casa Merah?
S$1,535 psf in the 12 months to August 2026, from 21 sales. For the median home that is S$1,908,000.
How many homes sold in Casa Merah?
21 in the last 12 months and 44 in the last 24 months, across all sale types.
What do homes in Casa Merah rent for?
The median rent for contracts that began in the 12 months to August 2026 was S$4,900 a month, from 98 contracts.
What is the rental yield in Casa Merah?
Between 3.1% and 3.1% gross, depending on unit size. It is an estimate before costs, made from the median recorded rent and the median resale or sub-sale price for each size range.
How much lease is left in Casa Merah?
It is a 99-year lease from 2006, which leaves about 79 years at 2026.
Figures from URA data, 12 months to August 2026. Rents to August 2026. General information, not financial advice.
The figures
Sale prices
| Period | Median price per sq ft | Median price | Sales |
|---|---|---|---|
| Last 12 months | S$1,535 psf | S$1,908,000 | 21 |
| Last 24 months | S$1,516 psf | S$1,904,000 | 44 |
| Last 5 years | S$1,392 psf | S$1,729,400 | 114 |
Source: URA data. Data as of August 2026.
Price by year
| Year | Median price per sq ft | Sales |
|---|---|---|
| 2021 | S$1,150 psf | 28 |
| 2022 | S$1,243 psf | 32 |
| 2023 | S$1,384 psf | 16 |
| 2024 | S$1,444 psf | 23 |
| 2025 | S$1,510 psf | 20 |
| 2026 (to August) | S$1,548 psf | 17 |
Each year is the median over the sales recorded in it. Source: URA data. Data as of August 2026.
Price by floor range
| Floor range | Median price per sq ft | Sales |
|---|---|---|
| Floors 1 to 5 | S$1,480 psf | 17 |
| Floors 6 to 10 | S$1,538 psf | 19 |
| Floors 11 to 15 | S$1,544 psf | 8 |
Price by unit size
| Size | Median price per sq ft | Sales |
|---|---|---|
| 900 to 1,199 sq ft | S$1,493 psf | 11 |
| 1,200 to 1,499 sq ft | S$1,532 psf | 27 |
| 1,500 sq ft and over | S$1,446 psf | 6 |
The floor is the storey recorded in each sale. Source: URA data. Sales in the 24 months to August 2026. Data as of August 2026.
Rent against price for Casa Merah, by size
Rents
| Period | Median rent | Contracts |
|---|---|---|
| Last 12 months | S$4,900 a month | 98 |
| Last 24 months | S$5,000 a month | 215 |
| Bedrooms | Median rent, 12 months | Contracts | Median rent, 24 months |
|---|---|---|---|
| 1 bedroom | Under 5 contracts | 0 | Under 5 contracts |
| 2 bedrooms | S$4,000 a month | 29 | S$4,000 a month |
| 3 bedrooms | S$5,000 a month | 61 | S$5,050 a month |
| 4 or more bedrooms | S$6,550 a month | 8 | S$6,300 a month |
Source: URA data, rental contracts. Rents are the median of the contracts that began in the period. Data as of August 2026.
Where to look next
- Work out the stamp duty on a purchase at these prices (Free, no sign-in)
- How buyer stamp duty works
- Loan limits: how much a bank can lend
- The cooling measures, including additional stamp duty
- Other condos in District 16 (Bedok / Upper East Coast)
- Rents for every district, by size
- Rent against price for Casa Merah, by size
- Leases and tenure in the glossary
What could a unit here sell for?
Condo Atlas can give an indicative value for a unit in Casa Merah, with a likely range and the recent sales behind it. Sign in is free.
Open Casa Merah in Condo AtlasOther condos in District 16 (Bedok / Upper East Coast)
- Casa Nassau
- Casafina
- Cascadale
- Changi Court
- Changi Green
- Costa Del Sol
- East Coast Residences
- East Meadows
- East Village
- Eastwood Centre
- Eastwood Green
- Eastwood Lodge
About the data
Figures are medians of transactions recorded by URA, over the periods shown, and a figure appears only when at least 5 records sit behind it. Sale figures: data as of August 2026. Rent figures: data as of August 2026. Swee Homes is not affiliated with URA or Condo Atlas. General information, not financial advice.