The Merlot
KENG LEE ROAD · D08
Median PSF · 12m
S$1,502
Median price · 12m
S$1.50M
Latest sale
S$1.78M
Aug 2026
1-year change
—
Sales · 12m
2
5 all time
Gross yield
3.80%
11 leases
Price history
How this development has traded
Median transacted price and price per square foot by quarter, from every sale on record here.
- Change over window
- +43.4%
- Annualised
- +33.4%
- Transactions
- 5
- 1 year
- —
- 3 years p.a.
- -0.4%
- 5 years p.a.
- —
- Median size
- 883 sqft
Against the neighbourhood
How it compares within D08
Little India, Farrer Park, Jalan Besar. All figures are medians over the last 12 months for private homes in this district.
| Measure | The Merlot | D08 median | Difference |
|---|---|---|---|
| Median PSF | S$1,502 | S$1,786 | -15.9% |
| Median price | S$1.50M | S$1.64M | -8.4% |
| Gross rental yield | 3.80% | 4.00% | -0.2 pts |
| 1-year price change | — | +1.5% | — |
This development trades about 16% below the D08 median price per square foot.
Rental
Rent and yield
From URA private residential rental contracts.
Median monthly rent
S$3,200
Contracts · 12m
11
Implied annual rent
S$38K
Gross yield
3.80%
| Unit type | Contracts | Median rent |
|---|---|---|
| 1 bedroom | 6 | S$3,025 |
| 2 bedroom | 4 | S$3,750 |
| 3 bedroom | 1 | S$4,750 |
Investment analysis
Investment score 60 / 100
Each component is a percentile rank against every other private development in the database. This is an analytical indicator, not financial advice.
60/100
100% of the scoring weight measurable
Every bar is a percentile rank, so 70 means this development sits above roughly 70% of its peers on that factor. Factors we cannot measure are excluded and the remaining weights are rebalanced, rather than scored as zero.
- Supply riskweight 10%92
Upcoming units recorded in the same district. Higher score means less competing supply.
- Valuationweight 22%75
How its median price per square foot compares with its own district.
- Rental yieldweight 20%72
Gross yield against every other development in its segment.
- Liquidityweight 15%69
Transactions in the last 12 months — how easily it trades.
- Locationweight 15%43
Distance to the nearest rail station, plus schools within 1 km. Nearest is Newton MRT at 630 m.
- Price momentumweight 18%19
Three-year annualised change in median PSF, or one year where three is unavailable.
The investment score is an analytical indicator computed from transaction and location data. It is not a recommendation, a forecast, or financial advice.
Location
Nearby amenities
Rail stations
- Newton MRT630 m
- Novena MRT760 m
- Little India Interchange MRT930 m
- Little India MRT1.0 km
Schools within 2 km
- St. Joseph'S Institution Juniorprimary500 m
- Anglo-Chinese School (Junior)primary570 m
- Farrer Park Primary Schoolprimary800 m
- Anglo-Chinese School (Primary)primary1.0 km
- Anglo-Chinese School (Barker Road)secondary (s1-s5)1.1 km
- St. Margaret'S School (Primary)primary1.1 km
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
- SANCTUARY@NEWTONASK Development Pte Ltd38 units360 m
- ENCHANT�Evelyn Pte Ltd25 units440 m
- PULLMAN RESIDENCES NEWTONEL Development (Horizon) Pte Ltd340 units540 m
- 32 GILSTEADPeak Vista Pte Ltd14 units650 m
- PICCADILLY GRANDMaximus Residential SG Pte Ltd/Maximus Commercial SG Pte Ltd407 units1.0 km
- ORCHARD SOPHIAOrchard Sophia Pte Ltd78 units1.2 km
High upcoming supply nearby may increase competition for tenants and buyers.
The record
Transactions at this development
| Month | Type | Price | Size | PSF | Floor | Lease left |
|---|---|---|---|---|---|---|
| Aug 2026 | Apartment | S$1,780,000 | 1,098 sqft | S$1,621 | 06-10 | — |
| Mar 2026 | Apartment | S$1,220,000 | 883 sqft | S$1,382 | 06-10 | — |
| May 2023 | Apartment | S$1,320,000 | 883 sqft | S$1,496 | 06-10 | — |
| Feb 2023 | Apartment | S$800,000 | 517 sqft | S$1,548 | 11-15 | — |
| May 2022 | Apartment | S$998,000 | 883 sqft | S$1,131 | 06-10 | — |
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Rochelle At Newton
S$1,994
+3.8%7 sales4.0% yield
Keng Lee Court
S$1,517
-5.5%1 sales3.6% yield
Parc Centennial
S$1,908
—1 sales6.5% yield
Lucida
S$1,640
-8.3%2 sales3.7% yield
Ten @ Suffolk
S$1,993
+11.6%1 sales2.9% yield
Suffolk Premier
S$1,738
+0.1%1 sales3.1% yield
The Linc
S$2,178
—2 sales2.6% yield
Park Infinia At Wee Nam
S$2,447
+3.1%7 sales3.5% yield
Important
Property values shown are estimates generated from available transaction and market data and are not official valuations. Actual transaction prices may differ. Data availability and accuracy depend on the underlying source datasets. Users should conduct their own due diligence and seek professional advice where appropriate.