Casa Merah
Casa Merah is a 99-year lease (79 yrs left) apartment development in District 16 (Bedok / Upper East Coast / Siglap). It has 115 recorded private transactions. Latest sale: $1,520,000 (Jun 2026, 88 sqm, floors 06-10). Median $1,388/sqft. Prices up 26.4% over the period. 79 years lease remaining.
Where Casa Merah ranks in District 16
All 61 projects ›Median psf over time
Estimate a unit at Casa Merah
Based on URA transactions for this development. Pick a floor band and unit size.
Projection blends market growth with Bala's Table lease decay. Past growth does not guarantee future performance. Not financial advice.
Lease decay
99-year leasehold. Under Bala's Table (SLA's leasehold relativity model), value decays faster as the lease shortens — currently about 0.25% a year.
Price by floor
| Floor band | Median psf | Transactions |
|---|---|---|
| 01-05 | $1,334 | 54 |
| 06-10 | $1,459 | 43 |
| 11-15 | $1,435 | 18 |
Recent transactions
| Date | Floor | Type | Area | Price | psf |
|---|---|---|---|---|---|
| Jun 2026 | 06-10 | Resale | 88 sqm | $1,520,000 | $1,605 |
| Jun 2026 | 06-10 | Resale | 89 sqm | $1,550,000 | $1,618 |
| Jun 2026 | 01-05 | Resale | 114 sqm | $1,800,000 | $1,467 |
| Jun 2026 | 01-05 | Resale | 125 sqm | $2,050,000 | $1,524 |
| Jun 2026 | 06-10 | Resale | 117 sqm | $2,000,000 | $1,588 |
| May 2026 | 06-10 | Resale | 125 sqm | $2,165,000 | $1,609 |
| Apr 2026 | 06-10 | Resale | 114 sqm | $1,900,000 | $1,548 |
| Apr 2026 | 06-10 | Resale | 114 sqm | $1,980,000 | $1,614 |
| Apr 2026 | 01-05 | Resale | 114 sqm | $1,860,000 | $1,516 |
| Mar 2026 | 06-10 | Resale | 116 sqm | $1,970,000 | $1,578 |
| Mar 2026 | 01-05 | Resale | 144 sqm | $2,380,000 | $1,535 |
| Mar 2026 | 01-05 | Resale | 88 sqm | $1,430,000 | $1,510 |
| Feb 2026 | 01-05 | Resale | 114 sqm | $1,880,000 | $1,532 |
| Feb 2026 | 01-05 | Resale | 113 sqm | $1,800,000 | $1,480 |
| Feb 2026 | 11-15 | Resale | 114 sqm | $1,908,000 | $1,555 |
| Jan 2026 | 11-15 | Resale | 204 sqm | $2,750,000 | $1,252 |
| Dec 2025 | 11-15 | Resale | 117 sqm | $1,957,745 | $1,555 |
| Nov 2025 | 01-05 | Resale | 114 sqm | $1,860,000 | $1,516 |
| Nov 2025 | 01-05 | Resale | 88 sqm | $1,370,000 | $1,446 |
| Oct 2025 | 11-15 | Resale | 117 sqm | $1,930,000 | $1,533 |
| Aug 2025 | 11-15 | Resale | 117 sqm | $1,960,000 | $1,556 |
| Aug 2025 | 11-15 | Resale | 115 sqm | $2,050,000 | $1,656 |
| Aug 2025 | 06-10 | Resale | 116 sqm | $1,920,000 | $1,538 |
| Jul 2025 | 01-05 | Resale | 88 sqm | $1,320,000 | $1,394 |
| Jul 2025 | 11-15 | Resale | 92 sqm | $1,488,000 | $1,503 |
Casa Merah is inside the 1 km Primary 1 priority zone for 1 primary school. When a school is oversubscribed, MOE ballots by home–school distance, and homes within 1 km are drawn first.
- This home
- School within 1 km
- School 1–2 km
- 1km ring, top priority
- 2km ring, next tier
Straight-line distances, the basis MOE uses for Home–School Distance priority. Tap a school to open it. Map © OneMap, SLA.
Private condos and apartments closest to Casa Merah, with their median resale psf. Useful for comparing what Casa Merah costs per square foot against nearby developments.
About Casa Merah
Casa Merah in District 16 (Bedok / Upper East Coast / Siglap) has been a strong performer, with median psf up roughly 26.4% over the period (about 5% a year). Its $1,388 psf median tracks close to the District 16 median. It has a busy transaction history, with 115 sales between 2021-08 and 2026-06, ranging from $1,060,000 to $2,750,000. The most recent transaction was a 88 sqm unit (floors 06-10) at $1,520,000 in Jun 2026, and the median is $1,388 psf. Floor level matters here: units on the higher 11-15 band have traded around 8% per square foot above the 01-05 band. On Bala's Table (the SLA leasehold valuation model), the relativity ratio at 79 years remaining is 0.9340, an annual lease decay of about 0.25%. All transaction data is sourced from the Urban Redevelopment Authority (URA) and updated regularly.
How much does a unit at Casa Merah cost?
The most recent transaction at Casa Merah was $1,520,000 for a 88 sqm unit in 2026-06. The median price is $1,388 per square foot across 115 transactions, ranging from $1,060,000 to $2,750,000. Data sourced from URA.
Is Casa Merah freehold or leasehold?
Casa Merah is on a 99-year lease commencing in 2006, with approximately 79 years remaining. Under Bala's Table, the annual lease decay at this point is about 0.25%.
What is the price per square foot (psf) at Casa Merah?
The median price at Casa Merah is $1,388 psf, with transactions ranging from $1,003 to $1,656 psf. This is based on 115 URA-recorded transactions in District 16.
Have prices at Casa Merah gone up or down?
Prices at Casa Merah have increased by approximately 26.4% over the data period (around 5% a year). The median price is currently $1,388 psf, with the most recent sale at $1,520,000 in 2026-06.