Rent vs D16 +22.5%
Rents above district median
Casa Merah's latest 12-month median rent is $4,900 compared with the D16 median of $4,000 for the same period. Use this district check before narrowing by bedroom and area band.
Casa Merah rent and sale price
D16 / Bedok, Upper East Coast, Eastwood, Kew Drive
Address 70 Tanah Merah Kechil Avenue Casa Merah Singapore 465534
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Quick summary about Casa Merah
Casa Merah is a 99-year leasehold apartment in D16 / Bedok, Upper East Coast, Eastwood, Kew Drive. The page currently tracks 604 rentals and 123 sales. Casa Merah is near TANAH MERAH MRT STATION (EW4), about 0.19 km away.
For rent checks, start with the latest 12-month median of $4,900 per month and compare it with the full-history size-band range of $3,900 to $6,000. For sale checks, start with the latest 12-month median sale price of $1,904,000 and median sale PSF of $1,534 psf, then compare full-history floor-band evidence from $1,625,000 to $1,908,000 and PSF from $1,309 psf to $1,457 psf.
- Latest 12M median rent is $4,900 per month from 105 rentals. The bedroom and floor-area tables below show the full loaded history.
- Latest 12M median sale price is $1,904,000, with median sale PSF at $1,534 psf from 20 sales.
- Rent is up 2.0% over the last 3 months. Sale PSF is up 3.7% over the last 3 months.
Casa Merah Market Brief
Compare the project with D16 across rent, sale PSF, tenure and transaction activity.
Compared with D16
Sale PSF vs D16 -38.5%
Sale PSF below district median
Casa Merah's latest 12-month median sale PSF is $1,534 psf versus the D16 median of $2,493 psf for the same period. A premium should be explained by tenure, condition, floor, view or scarcity.
Rent support 3.09%
Rent support above district screen
Gross yield is roughly 3.09% versus a D16 screen of 2.40%. Treat this as a first-pass rent support signal before costs, vacancy and financing.
Rent stability 14.3% spread
Rent has some movement
Recent rents moved enough that bedroom count, area band and latest contracts matter.
Market activity -19.4%
Activity is steady
Recent transaction volume is close to the prior 6-month view.
Tenure lens 99-year leasehold
Leasehold comparison needed
99-year leasehold from 2006 matters most on sale price. Compare Casa Merah against nearby projects with similar tenure before treating a PSF gap as cheap or expensive.
Before you decide
Latest 12M median rent $4,900
Is the asking rent fair?
$4,650 to $5,150 is the first fair-rent band to check. Above $5,150 should have a visible reason.
Latest 12M median sale PSF $1,534 psf
Is the purchase price fair?
$1,850,000 to $1,960,000 and $1,490 to $1,580 psf are the first sale checks before adjusting for floor, size, view and condition.
3 bed rent $5,000
Are similar units renting for more?
3 bed and 1,200 to 1,300 sqft give the closest unit-size checks.
Rent stability 14.3% spread
Is rent stable here?
Rent has some movement. Recent rents moved enough that bedroom count, area band and latest contracts matter.
Transaction volume -19.4%
Is activity rising?
Activity is steady. Recent transaction volume is close to the prior 6-month view.
Casa Merah Project Facts
Project-level details from URA records and local enrichment.
Tenure 99-year leasehold from 2006
Property type Apartment, Non-Landed Properties
Sales 123 resale transactions
Total sold value $205.0M
Casa Merah Data Coverage
Use this to judge whether the project has enough rent, sale and recent transaction depth for a confident comparison.
Rentals 604 Jun 2021 to Jun 2026
Sale transactions 123 Jun 2021 to Jun 2026
Rent trend 2.0% Last 3 months
Sale PSF trend 3.7% Last 3 months
Casa Merah Location
Nearest transport, schools and daily conveniences around the project.
Project MRT School Amenities
Nearby
Approximate distance from the project. Walking, driving and transit routes may differ.
Closest MRT
TANAH MERAH MRT STATION (EW4) 0.19 km away
BEDOK SOUTH MRT STATION (TE30) 1.4 km away
SUNGEI BEDOK MRT STATION (TE31 / DT37) 1.57 km away
Schools nearby
BEDOK VIEW SECONDARY SCHOOL 0.56 km away
BEDOK SOUTH SECONDARY SCHOOL 0.7 km away
SAINT ANTHONY'S CANOSSIAN SECONDARY SCHOOL 0.78 km away
SAINT ANTHONY'S CANOSSIAN PRIMARY SCHOOL 0.83 km away
Amenities
BEDOK PARK CONNECTOR Park / green link · 1.5 km away
MARKET & HAWKER CENTRE (BLK 58 NEW UPPER CHANGI ROAD) Food centre · 0.73 km away
Casa Merah Rent and Sale PSF Trends
Recent rent, sale PSF and contract activity for this project.
Latest median rent $4,950 164 rentals in view
Latest median sale PSF $1,588 psf 36 sales in view
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
Jun 2026 8 $4,950 5 $1,588 psf $1,800,000
May 2026 4 $5,050 1 $1,609 psf $2,165,000
Apr 2026 8 $5,000 3 $1,548 psf $1,900,000
Mar 2026 5 $4,600 3 $1,535 psf $1,970,000
Feb 2026 9 $4,900 3 $1,532 psf $1,880,000
Jan 2026 8 $4,900 1 $1,252 psf $2,750,000
Dec 2025 7 $4,800 1 $1,555 psf $1,957,745
Nov 2025 13 $4,900 2 $1,481 psf $1,615,000
Oct 2025 8 $4,825 1 $1,532 psf $1,930,000
Sept 2025 6 $4,950 0 - -
Aug 2025 15 $4,900 3 $1,556 psf $1,960,000
Jul 2025 14 $5,300 2 $1,449 psf $1,404,000
Projects Similar to Casa Merah
Same district, ranked by similar rent, sale PSF and transaction depth.
99-year leasehold from 2007 Waterfront Key 1.9 km away 371 transactions
- Median rent
- $4,500
- Median sale PSF
- $1,450 psf
- Median rent
- $4,100
- Median sale PSF
- $1,198 psf
- Median rent
- $4,000
- Median sale PSF
- $1,617 psf
- Median rent
- $4,100
- Median sale PSF
- $1,228 psf
- Median rent
- $5,000
- Median sale PSF
- $1,441 psf
- Median rent
- $3,800
- Median sale PSF
- $1,492 psf
Casa Merah Rent by Bedrooms
Monthly rent by recorded bedroom count.
Bedrooms Median rent Average rent Transactions
2 bed $3,900 $3,746 164
3 bed $5,000 $4,763 382
4 bed $6,000 $5,956 58
Casa Merah Rent by Size
Monthly rent by recorded URA floor area band.
Area band Median rent Average rent Transactions
900 to 1,000 sqft $3,900 $3,734 157
1,000 to 1,100 sqft $4,000 $4,014 7
1,200 to 1,300 sqft $4,900 $4,677 282
1,300 to 1,400 sqft $5,200 $5,038 78
1,400 to 1,500 sqft $4,900 $4,750 14
1,500 to 1,600 sqft $5,900 $5,698 49
1,700 to 1,800 sqft $6,700 $6,700 1
1,800 to 1,900 sqft $6,525 $6,525 2
Casa Merah Sale PSF by Floor
Median sale price and PSF by recorded floor band.
Floor band Median sale Median PSF Transactions
01 to 05 $1,625,000 $1,309 psf 58
06 to 10 $1,720,000 $1,457 psf 45
11 to 15 $1,908,000 $1,386 psf 20
Casa Merah Latest Transactions
Most recent URA rentals and sales for this project.
Rentals
Sales
How to use this data
Practical guidance for renters, buyers and sellers. This is not a valuation, it is a starting point for comparing real transactions.
Rent negotiation
If you are renting
Casa Merah shows a latest 12-month median monthly rent of $4,900 across 105 rentals. Use that as the first anchor, then check the bedroom and floor-area bands before accepting an asking rent.
Latest 12M median rent $4,900
Rentals in period 105
Rent signal Strong
- If the asking rent is above the median, look for a clear reason such as larger size, newer condition, furnishings or a better stack.
- If it is below the median, check whether the unit is smaller, older, lower floor or has a shorter lease term.
Offer check
If you are buying
Latest 12M sales at Casa Merah show a median price of $1,904,000 and $1,534 psf. Treat those as the first comparable range, then adjust for floor, size, condition and tenure.
Latest 12M median sale $1,904,000
Latest 12M median PSF $1,534 psf
Sale signal Strong
- Compare the unit against the sale by floor table before deciding whether a premium makes sense.
- 99-year leasehold from 2006 should be part of the buying decision, especially when comparing against newer leasehold or nearby freehold projects.
Listing position
If you are selling
For sellers, the cleanest starting point is the project median PSF, then the latest sales and nearby project comps. Casa Merah has 123 sales on this page, so pricing should be checked against actual recent contracts before listing.
Sale signal Strong
Total sold value $205.0M
Latest record Jun 2026
- Use the latest sales table to avoid anchoring to stale prices when the most recent month moved differently.
- If you want to price above recent PSF, the listing needs a visible reason such as renovation, view, layout, floor or scarcity.
Run Casa Merah numbers
Start with the project benchmarks, then adjust the calculator assumptions for the unit you are considering.
Rental yield $4,900/mo Test gross and net yield against typical rent. Buy vs rent $1.9M Compare ownership cost against renting. Mortgage $1.9M Estimate monthly payment from the sale price. Stamp duty $1,534 psf Estimate buyer stamp duty before offer math. Purchase timeline Offer steps Map the option fee, exercise date, stamp duty and completion.
District context
Use D16 to compare Casa Merah against the wider area.
About this data
How to read the rental and sale figures on this page.
Rental figures come from URA private residential rent data. Rent is shown as monthly rent.
Sale figures come from private residential sale data. PSF and total selling value are shown where the needed fields are available.
Rental floor level is not available from this source, so rental analysis is split by bedroom count and floor area band.
Sale floor band is available for many sale transactions, so sale prices can be grouped by recorded floor band.
Casa Merah FAQ
Quick answers for renters, buyers and owners comparing this project.
What is the typical rent at Casa Merah?
Casa Merah has a latest 12-month median monthly rent of $4,900 across 105 rentals in that period.
What is the typical sale price at Casa Merah?
The latest 12-month median sale price for Casa Merah is $1,904,000, based on 20 sales in that period.
What is the median sale PSF at Casa Merah?
The latest 12-month median sale price per square foot for Casa Merah is $1,534 psf. The average for the same period is $1,529 psf.
Is Casa Merah freehold or leasehold?
Casa Merah is listed as 99-year leasehold from 2006. Tenure is tied to the project and is most relevant when reviewing sale transactions.
Where is Casa Merah located?
Casa Merah is located at 70 Tanah Merah Kechil Avenue Casa Merah Singapore 465534 in D16 / Bedok, Upper East Coast, Eastwood, Kew Drive.
How current is the Casa Merah transaction data?
The project page uses the latest records currently loaded on PropertySmartSG. Treat it as research evidence and check the latest transaction rows before using it for pricing.