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District 16 · Singapore

Casa Merah

Private residential property research, grounded in recorded Singapore transactions.

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Fair value & asking price

A 1,230 sq ft home in Casa Merah

Comparable sales
Comparable-sale benchmarkS$1,919,000

S$1,865,000 – S$1,977,500

Middle 50% of recorded prices
14 comparable sales over 12 months

6.2% below the benchmarkS$119,000 less than comparable median
Recent comparable saleS$1,800,000
Comparable medianS$1,919,000
S$0Both bars use the same price scaleS$3,100,000
Below rangeUnder S$1,865,000
Within rangeS$1,865,000–1,977,500
Above rangeOver S$1,977,500

Recorded sale from 2026-06. Add an asking price above to compare a home you are considering. The shaded range covers the middle 50% of similar-sized resale prices. The benchmark is their median, not an adjusted or bank valuation.

Median price / sq ft
S$1,540
Comparable sales
14Past 12 months
Recorded PSF change
+1.5%Latest 12 months vs previous 12
Recorded tenure
99-year leasehold

Price performance over time

Quarterly resale prices per sq ft for the selected size band

2021-08–2026-08
Casa Merah quarterly median resale prices, with the middle 50 percent range. Gaps indicate fewer than five sales. 1,0351,2161,3971,5781,758 Q1 2022: S$1,207 / sq ft; 7 salesQ2 2022: S$1,222 / sq ft; 5 salesQ2 2024: S$1,434 / sq ft; 5 salesQ2 2026: S$1,548 / sq ft; 7 sales Q3 2021Q1 2024Q2 2026
Median recorded PSFMiddle 50% of prices

Completed sales, not a forecast. Plotted periods have at least five matching sales. Boundary periods may be incomplete; changes in the units sold can move the median.

View quarterly figures
PeriodSalesMedian / sq ftMiddle 50%
Q3 20212Insufficient sales—
Q4 20210Insufficient sales—
Q1 20227S$1,207S$1,151–1,252
Q2 20225S$1,222S$1,172–1,232
Q3 20224Insufficient sales—
Q4 20223Insufficient sales—
Q1 20230Insufficient sales—
Q2 20234Insufficient sales—
Q3 20233Insufficient sales—
Q4 20231Insufficient sales—
Q1 20241Insufficient sales—
Q2 20245S$1,434S$1,402–1,460
Q3 20244Insufficient sales—
Q4 20244Insufficient sales—
Q1 20253Insufficient sales—
Q2 20253Insufficient sales—
Q3 20253Insufficient sales—
Q4 20253Insufficient sales—
Q1 20264Insufficient sales—
Q2 20267S$1,548S$1,520–1,599

Price versus other developments

District 16 · 99-year leasehold

Casa MerahS$1,540

14 sales · This development

BaywaterS$1,444

5 sales

The ClearwaterS$1,418

7 sales

The BayshoreS$1,414

15 sales

ArchipelagoS$1,706

5 sales

Median resale PSF over 12 months, using the same size band. Peers need five sales and are ordered by price proximity. Location, lease age, floor and condition are not adjusted.

Where the price sits

Against other district 16 transactions

LowerHigher62 / 100

Price percentile

8.0% above the district 16 median of S$1,426 / sq ft.

Based on 139 other sales. A lower relative price does not by itself establish that a property is undervalued.

Price versus the local market

The distribution of district 16 resale prices for similar-sized homes

139 transactions
Recorded resale prices per square foot, with a marker for the market median and this development.S$1,028–1,153 / sq ft: 8 salesS$1,153–1,278 / sq ft: 20 salesS$1,278–1,403 / sq ft: 37 salesS$1,403–1,528 / sq ft: 20 salesS$1,528–1,654 / sq ft: 4 salesS$1,654–1,779 / sq ft: 19 salesS$1,779–1,904 / sq ft: 16 salesS$1,904–2,029 / sq ft: 7 salesS$2,029–2,154 / sq ft: 7 salesS$2,154–2,279 / sq ft: 1 salesS$1,028S$2,279 / sq ft
Casa Merah: S$1,540 / sq ftMarket median: S$1,426 / sq ft

Bar height shows the number of other transactions in each price band. Same district where published, tenure group, 12-month window and ±15% size band. This development is excluded from the market sample.

View price bands
Price / sq ftRecorded sales
S$1,028–1,1538
S$1,153–1,27820
S$1,278–1,40337
S$1,403–1,52820
S$1,528–1,6544
S$1,654–1,77919
S$1,779–1,90416
S$1,904–2,0297
S$2,029–2,1547
S$2,154–2,2791

What traded in this development

Unit sizes in recorded resales over the past 12 months

Under 750 sq ft: 0 sales (0.0%)750–1,199 sq ft: 4 sales (18.2%)1,200–1,799 sq ft: 16 sales (72.7%)1,800 sq ft and above: 2 sales (9.1%)22recorded sales
Under 750 sq ft
00.0%
750–1,199 sq ft
418.2%
1,200–1,799 sq ft
1672.7%
1,800 sq ft and above
29.1%

Completed resale activity across all sizes, not the mix of homes currently for sale. Bedroom counts are not inferred from floor area.

The sales behind the comparison

1,046–1,415 sq ft · Past 12 months

MonthSizeFloor bandRecorded pricePrice / sq ft
2026-061227 sq ft1–5S$1,800,000S$1,467
2026-061345 sq ft1–5S$2,050,000S$1,524
2026-061259 sq ft6–10S$2,000,000S$1,588
2026-051345 sq ft6–10S$2,165,000S$1,609
2026-041227 sq ft6–10S$1,900,000S$1,548
2026-041227 sq ft6–10S$1,980,000S$1,614
2026-041227 sq ft1–5S$1,860,000S$1,516
2026-031249 sq ft6–10S$1,970,000S$1,578

Up to eight recent matching sales shown; the recent comparison contains 14 matching sales in this window. The history chart also includes older matching sales. View all 116 published sales across all sizes. Source dates have month precision.

How to read this analysis

The comparable range contains the middle 50% of observed prices; it is not a forecast or a confidence interval. Floor, condition, facing and remaining lease can materially change a home’s value. A price below a benchmark is a reason to investigate, not proof of a bargain.

Source: URA. Transaction records are subject to corrections and rolling five-year coverage. Last checked 6 Sep 2026, 16:03 SGT. Source documentation · Licence / terms · Full methodology

All recorded resales in Casa Merah 116 · All published history

Resale price history

2021-08–2026-08 · All unit sizes in the current published URA dataset. Older sales provide historical context and do not extend the recent valuation window.

Scroll the table horizontally on smaller screens. Prices are completed transactions, in SGD.

MonthBlock / developmentTypeAreaFloor bandRecorded pricePrice / sq ft
2026-08Casa MerahApartment144 m²1–5S$2,405,000S$1,552
2026-06Casa MerahApartment125 m²1–5S$2,050,000S$1,524
2026-06Casa MerahApartment117 m²6–10S$2,000,000S$1,588
2026-06Casa MerahApartment114 m²1–5S$1,800,000S$1,467
2026-06Casa MerahApartment89 m²6–10S$1,550,000S$1,618
2026-06Casa MerahApartment88 m²6–10S$1,520,000S$1,605
2026-05Casa MerahApartment183 m²11–15S$2,320,000S$1,178
2026-05Casa MerahApartment125 m²6–10S$2,165,000S$1,609
2026-04Casa MerahApartment114 m²6–10S$1,980,000S$1,614
2026-04Casa MerahApartment114 m²6–10S$1,900,000S$1,548
2026-04Casa MerahApartment114 m²1–5S$1,860,000S$1,516
2026-03Casa MerahApartment144 m²1–5S$2,380,000S$1,535
2026-03Casa MerahApartment116 m²6–10S$1,970,000S$1,578
2026-03Casa MerahApartment88 m²1–5S$1,430,000S$1,510
2026-02Casa MerahApartment114 m²11–15S$1,908,000S$1,555
2026-02Casa MerahApartment114 m²1–5S$1,880,000S$1,532
2026-02Casa MerahApartment113 m²1–5S$1,800,000S$1,480
2026-01Casa MerahApartment204 m²11–15S$2,750,000S$1,252
2025-12Casa MerahApartment117 m²11–15S$1,957,745S$1,555
2025-11Casa MerahApartment114 m²1–5S$1,860,000S$1,516

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What’s around Casa Merah — before you book a viewing.

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Parks & green spaces

Food & markets

Nearby places within 3 km. Distances are approximate straight-line measurements from the development point, not walking routes or entrance-to-entrance distances. Schools: MOE directory matched to SLA OneMap postcodes. Check MOE’s home–school distance rules for admission eligibility. MRT points do not establish entrance access or current service status. Catalogue checked 6 Sep 2026. Sources and coverage.

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