Rent vs D10 +7.7%
Rents near district median
The Merasaga's latest 12-month median rent is $7,000 compared with the D10 median of $6,500 for the same period. Use this district check before narrowing by bedroom and area band.
The Merasaga rent and sale price
D10 / Ardmore, Bukit Timah, Holland Road, Tanglin
Address 25 Jalan Merah Saga the Merasaga Singapore 278104
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Quick summary about The Merasaga
The Merasaga is a 99-year leasehold condominium in D10 / Ardmore, Bukit Timah, Holland Road, Tanglin. The page currently tracks 209 rentals and 19 sales.
- Latest 12M median rent is $7,000 per month from 32 rentals. The bedroom and floor-area tables below show the full loaded history.
- Latest 12M median sale price is $2,736,500, with median sale PSF at $2,034 psf from 6 sales.
- Rent is down 5.8% over the last 3 months. Sale PSF is down 4.4% over the last 3 months.
The Merasaga Market Brief
Compare the project with D10 across rent, sale PSF, tenure and transaction activity.
Compared with D10
Sale PSF vs D10 -25.8%
Sale PSF below district median
The Merasaga's latest 12-month median sale PSF is $2,034 psf versus the D10 median of $2,739 psf for the same period. A premium should be explained by tenure, condition, floor, view or scarcity.
Rent support 3.07%
Rent support near district screen
Gross yield is roughly 3.07% versus a D10 screen of 2.71%. Treat this as a first-pass rent support signal before costs, vacancy and financing.
Rent stability 21.8% spread
Rent has some movement
Recent rents moved enough that bedroom count, area band and latest contracts matter.
Market activity -40.0%
Activity is lighter
12 recent transactions versus 20 in the prior 6-month view.
Tenure lens 99-year leasehold
Leasehold comparison needed
99-year leasehold from 1991 matters most on sale price. Compare The Merasaga against nearby projects with similar tenure before treating a PSF gap as cheap or expensive.
Before you decide
Latest 12M median rent $7,000
Is the asking rent fair?
$6,650 to $7,350 is the first fair-rent band to check. Above $7,350 should have a visible reason.
Latest 12M median sale PSF $2,034 psf
Is the purchase price fair?
$2,650,000 to $2,820,000 and $1,970 to $2,090 psf are the first sale checks before adjusting for floor, size, view and condition.
3 bed rent $6,600
Are similar units renting for more?
3 bed and 1,300 to 1,400 sqft give the closest unit-size checks.
Rent stability 21.8% spread
Is rent stable here?
Rent has some movement. Recent rents moved enough that bedroom count, area band and latest contracts matter.
Transaction volume -40.0%
Is activity rising?
Activity is lighter. 12 recent transactions versus 20 in the prior 6-month view.
The Merasaga Project Facts
Project-level details from URA records and local enrichment.
Tenure 99-year leasehold from 1991
Property type Condominium, Non-Landed Properties
Sales 19 resale transactions
Total sold value $45.7M
The Merasaga Data Coverage
Use this to judge whether the project has enough rent, sale and recent transaction depth for a confident comparison.
Rentals 209 Jun 2021 to Jun 2026
Sale transactions 19 Aug 2021 to Jul 2026
Rent trend -5.8% Last 3 months
Sale PSF trend -4.4% Last 3 months
The Merasaga 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
HOLLAND VILLAGE MRT STATION (CC21) 0.16 km away
BUONA VISTA MRT STATION (CC22) 0.94 km away
BUONA VISTA MRT STATION (EW21) 0.95 km away
Schools nearby
ANGLO-CHINESE SCHOOL (INTERNATIONAL) 0.44 km away
NEW TOWN PRIMARY SCHOOL 1.35 km away
QUEENSWAY SECONDARY SCHOOL 1.36 km away
NANYANG PRIMARY SCHOOL 1.45 km away
Amenities
MARKET & HAWKER CENTRE (BLK 20 GHIM MOH ROAD) Food centre · 1.05 km away
The Merasaga Rent and Sale PSF Trends
Recent rent, sale PSF and contract activity for this project.
Latest median rent $6,625 46 rentals in view
Latest median sale PSF $2,028 psf 6 sales in view
Month Rent contracts Median rent Sale transactions Median sale PSF Median sale
Jul 2026 0 - 1 $2,028 psf $2,750,000
Jun 2026 2 $6,625 1 $2,039 psf $2,743,000
May 2026 2 $6,150 0 - -
Apr 2026 2 $6,500 1 $2,166 psf $2,075,000
Mar 2026 1 $7,600 0 - -
Feb 2026 2 $6,900 0 - -
Jan 2026 1 $6,200 0 - -
Dec 2025 2 $6,250 1 $2,133 psf $2,020,000
Nov 2025 2 $6,850 0 - -
Oct 2025 3 $6,500 2 $1,990 psf $2,740,000
Sept 2025 4 $6,700 0 - -
Aug 2025 5 $7,000 0 - -
Projects Similar to The Merasaga
Same district, ranked by similar rent, sale PSF and transaction depth.
99-year leasehold from 2010 D'Leedon 0.8 km away 2,918 transactions
- Median rent
- $5,500
- Median sale PSF
- $1,897 psf
- Median rent
- $6,300
- Median sale PSF
- $2,076 psf
- Median rent
- $6,500
- Median sale PSF
- $2,094 psf
- Median rent
- $6,850
- Median sale PSF
- $1,710 psf
- Median rent
- $6,350
- Median sale PSF
- $2,017 psf
- Median rent
- $6,500
- Median sale PSF
- $2,005 psf
The Merasaga Rent by Bedrooms
Monthly rent by recorded bedroom count.
Bedrooms Median rent Average rent Transactions
2 bed $5,000 $4,907 62
3 bed $6,600 $6,541 128
4 bed $8,500 $8,600 19
The Merasaga Rent by Size
Monthly rent by recorded URA floor area band.
Area band Median rent Average rent Transactions
900 to 1,000 sqft $5,000 $4,907 62
1,300 to 1,400 sqft $6,600 $6,538 125
1,400 to 1,500 sqft $6,800 $6,667 3
1,700 to 1,800 sqft $8,200 $8,060 15
2,700 to 2,800 sqft $10,800 $10,625 4
The Merasaga Sale PSF by Floor
Median sale price and PSF by recorded floor band.
Floor band Median sale Median PSF Transactions
01 to 05 $2,730,000 $1,900 psf 11
06 to 10 $2,262,500 $1,945 psf 8
The Merasaga 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
The Merasaga shows a latest 12-month median monthly rent of $7,000 across 32 rentals. Use that as the first anchor, then check the bedroom and floor-area bands before accepting an asking rent.
Latest 12M median rent $7,000
Rentals in period 32
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 The Merasaga show a median price of $2,736,500 and $2,034 psf. Treat those as the first comparable range, then adjust for floor, size, condition and tenure.
Latest 12M median sale $2,736,500
Latest 12M median PSF $2,034 psf
Sale signal Moderate
- Compare the unit against the sale by floor table before deciding whether a premium makes sense.
- 99-year leasehold from 1991 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. The Merasaga has 19 sales on this page, so pricing should be checked against actual recent contracts before listing.
Sale signal Moderate
Total sold value $45.7M
Latest record Jul 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 The Merasaga numbers
Start with the project benchmarks, then adjust the calculator assumptions for the unit you are considering.
Rental yield $7,000/mo Test gross and net yield against typical rent. Buy vs rent $2.7M Compare ownership cost against renting. Mortgage $2.7M Estimate monthly payment from the sale price. Stamp duty $2,034 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 D10 to compare The Merasaga 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.
The Merasaga FAQ
Quick answers for renters, buyers and owners comparing this project.
What is the typical rent at The Merasaga?
The Merasaga has a latest 12-month median monthly rent of $7,000 across 32 rentals in that period.
What is the typical sale price at The Merasaga?
The latest 12-month median sale price for The Merasaga is $2,736,500, based on 6 sales in that period.
What is the median sale PSF at The Merasaga?
The latest 12-month median sale price per square foot for The Merasaga is $2,034 psf. The average for the same period is $2,058 psf.
Is The Merasaga freehold or leasehold?
The Merasaga is listed as 99-year leasehold from 1991. Tenure is tied to the project and is most relevant when reviewing sale transactions.
Where is The Merasaga located?
The Merasaga is located at 25 Jalan Merah Saga the Merasaga Singapore 278104 in D10 / Ardmore, Bukit Timah, Holland Road, Tanglin.
How current is the The Merasaga 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.