Overview & Key Facts
CASA MERAH is a 99 yrs lease commencing from 2006 condominium at TANAH MERAH KECHIL AVENUE in District 16 (OCR), developed by NTUC CHOICE HOMES, WING TAI HOLDINGS, comprising 556 units, completed in 2009.
Location & Connectivity
CASA MERAH is approximately 190m from Tanah Merah MRT station, with 3 stations within 1.5 km.
| Station | Line | Distance |
|---|---|---|
| Tanah Merah | East-West Line | 190m |
| Sungei Bedok | Thomson-East Coast Line | 970m |
| Bedok South | Thomson-East Coast Line | 1.2 km |
Schools & Education
15 schools within 2 km (7 within 1 km priority zone).
| School | Type | Distance |
|---|---|---|
| Fengshan Primary School | Primary | 390m |
| Bedok Green Primary School | Primary | 410m |
| Bedok North Secondary School | Secondary | 420m |
| Ping Yi Secondary School | Secondary | 500m |
| Casuarina Primary School | Primary | 610m |
| Bedok View Secondary School | Secondary | 660m |
| Yu Neng Primary School | Primary | 770m |
| Opera Estate Primary School | Primary | 1.1 km |
Unit Mix & Pricing
| Type | Sales | Avg PSF | Avg Price |
|---|---|---|---|
| 2 BR | 21 | $1,281 psf | $1,213,789 |
| 3 BR | 79 | $1,392 psf | $1,673,088 |
| 4 BR | 22 | $1,290 psf | $1,935,677 |
| 5+ BR | 3 | $1,201 psf | $2,541,000 |
Market Position
CASA MERAH has recorded 125 sales at an average price of $1,662,971.
Rental Yield by Bedroom Type
Blended yield hides the spread between unit sizes — smaller units at CASA MERAH typically rent harder per dollar of purchase price:
| Type | Avg Rent | Avg Price | Gross Yield |
|---|---|---|---|
| 2 BR | $3,685/mo | $1,213,789 | 3.64% |
| 3 BR | $4,705/mo | $1,673,088 | 3.37% |
| 4 BR | $5,893/mo | $1,935,677 | 3.65% |
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Price Appreciation
| Year | Sales | Avg PSF | YoY |
|---|---|---|---|
| 2021 | 20 | $1,148 psf | — |
| 2022 | 32 | $1,237 psf | ↑ 7.8% |
| 2023 | 16 | $1,379 psf | ↑ 11.5% |
| 2024 | 23 | $1,427 psf | ↑ 3.5% |
| 2025 | 20 | $1,500 psf | ↑ 5.2% |
| 2026 | 14 | $1,533 psf | ↑ 2.2% |
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CASA MERAH prices sit at a fresh series high after a 2.2% gain on the prior period, now 33.6% above the 2021 starting level.
Price Index Check
The ShiokNest Price Index for District 16 reads 130.8 as of June 2026 — up 7.1% year-on-year. The index tracks repeat-sales price movement, so it is less distorted by shifts in what happens to be transacting than a raw average PSF.
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Neighbourhood Comparison
| Condo | Tenure | Avg PSF | Sales |
|---|---|---|---|
| PINERY RESIDENCES | 99 years leasehold | $2,551 psf | 551 |
| VELA BAY | 99 years leasehold | $2,869 psf | 371 |
| SCENECA RESIDENCE | 99 yrs lease commencing from 2021 | $2,085 psf | 270 |
| THE BAYSHORE | 99-year leasehold | $1,237 psf | 251 |
| THE GLADES | 99 yrs lease commencing from 2013 | $1,615 psf | 230 |
Lease Analysis
With 79 years remaining on its 99-year lease, CASA MERAH still qualifies for full bank financing and CPF usage.
Best suited for
Who This Actually Suits
The profile fits families with young children, mrt-walkable commuters, yield-focused investors and cpf-only buyers best. Family-suitable layout and OCR (Outside Central Region) location with established school catchments nearby.
For long-term hold (10+ yr), it can work — but weigh the trade-offs before committing.
One caution flagged here: avoid if mrt-dependent — MRT access is meaningfully constrained — transit-dependent buyers should consider better-connected alternatives.
Verdict
CASA MERAH is a 99 yrs lease commencing from 2006 development in District 16 (OCR), with 556 units, offering a gross yield of 3.3%.
At ~$1,514 psf, it represents a competitive entry point in the OCR segment.
Explore the full CASA MERAH dashboard for interactive analytics.
HDB Alternatives Nearby
Weighing CASA MERAH against staying public? These HDB towns sit within walking or short-drive distance:
FAQ
What is the average PSF for CASA MERAH?
Is CASA MERAH freehold?
What is the rental yield for CASA MERAH?
Which MRT is nearest to CASA MERAH?
Sources & Next Steps
- CASA MERAH Dashboard — Live charts and analytics
- URA REALIS — Official transaction data
- District 16 (Bedok, Upper East Coast, Eastwood, Kew Drive) — District 16 neighbourhood guide
Methodology & Sources
This analysis covers All available years and refreshes as new data becomes available.
Transaction data sourced from URA REALIS.
- Sales data: 125 transactions
- Rental data: 628 leases
- Source: URA REALIS
Median values used to minimise outlier impact. PSF = price per square foot.
Latest recorded data point: Jun 2026 · 125 records analysed · Source: URA private-sale caveats