Most Singapore homeowners would have heard the saying that property is a hedge against inflation. It sounds straightforward: when the cost of everything goes up, property prices should go up too. There is some truth to this, but the actual relationship is much more interesting. Inflation can support property values over the long term because […]
Property Project Intelligence
THE MERLOT
KENG LEE ROAD
740 mNOVENA MRT STATION
$1.5MMedian transacted price
2Transactions in latest 12 months
781–1,000 sqftMost popular unit size
THE MERLOT Market Snapshot
At Peak
At 12-Month High
Peak: Aug 2026Based on latest 12 months
▲ +45.9%
From 12-Month Low
Low: Mar 2026Based on latest 12 months
▼ -5.8%
Vs District Median PSF
Below District 8 medianBased on latest 12 months
▼ -15.5%
Vs RCR Median PSF
Below RCR medianBased on latest 12 months
4.8%
12M Turnover Rate
2 sales / 42 units
Latest 12-month sales
2
Up to latest imported transaction
Median transacted price
$1.5M
Latest 12 months
Median PSF
$1,502
Latest 12 months
Typical recorded price range
$1.33M – $1.67M
20th to 80th percentile
Latest transacted price
$1.78M
1,098 sqft · 1 Aug 2026
Historical transaction information is presented for market research and does not constitute a valuation or investment recommendation.
Data Source: Urban Redevelopment Authority (URA)•Data up to: September 2026•Last updated: 5 Oct 2026
THE MERLOT Market Trends
Average Price & Transaction Trend
Monthly average transacted price and sales volume from the first available record since 2017.
Average PriceTransactions
Available history: Sep 2021 to Aug 2026
Data Source: Urban Redevelopment Authority (URA)•Data up to: September 2026•Last updated: 5 Oct 2026
Transaction Breakdown (Last 12 Months)
Based on completed transactions from Oct 2025 to Sep 2026.
Most popular unit size781–1,000 sqft
Median Sold Size990 sqft
Unit Size Distribution
Only size ranges with recorded transactions are shown.
Price Distribution
Recorded transactions grouped into price ranges.
Data Source: Urban Redevelopment Authority (URA)•Data up to: September 2026•Last updated: 5 Oct 2026
Recent Transactions by Unit Size
781 – 1000 sqft Average Price Trend
781 – 1000 sqft Transaction Volume
781 – 1000 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-03 | 1 | $1.22M | $1.22M | $1.22M | $1,382 |
781 – 1000 sqft Recent Transactions
| Date | Type | Level | Area | PSF | Price |
|---|---|---|---|---|---|
| 2026-03 | Apt | 06 to 10 | 883 sqft | $1,382 | $1.22M |
1001 – 1200 sqft Average Price Trend
1001 – 1200 sqft Transaction Volume
1001 – 1200 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-08 | 1 | $1.78M | $1.78M | $1.78M | $1,621 |
1001 – 1200 sqft Recent Transactions
| Date | Type | Level | Area | PSF | Price |
|---|---|---|---|---|---|
| 2026-08 | Apt | 06 to 10 | 1,098 sqft | $1,621 | $1.78M |
Data Source: Urban Redevelopment Authority (URA)•Data up to: September 2026•Last updated: 5 Oct 2026
THE MERLOT Location & Nearby Amenities
Explore THE MERLOT and nearby amenities. Distances shown are straight-line estimates from the property.
Master Plan 2025 (approved amendments incorporated)
Please click on the zoning type for a description of the use
Railway
Planning Area Boundary
Plot Ratio Boundary
Underground Road / Structure
Maximum Permissible Plot Ratio
Maximum Permissible White Quantum
Minimum Business (B) Plot Ratio
Conservation Area
Nature Reserve
National Park
Monument
THE MERLOT Nearby Amenities
Closest amenities from THE MERLOT. Distances are straight-line estimates.
MRT / LRT
- NOVENA MRT STATION740 mNS20North-South Line
- LITTLE INDIA MRT STATION840 mDT12Downtown Line
- FARRER PARK MRT STATION900 mNE8North East Line
Bus Interchanges
- Toa Payoh Bus Interchange2.0 kmLor 6 Toa Payoh
Shopping Malls
- United Square450 mThomson Road
- Velocity@Novena Square670 mThomson Road
- Square 2750 mSinaran Drive
- Tekka Centre1.0 kmBuffalo Road
Primary Schools
- ST. JOSEPH'S INSTITUTION JUNIOR360 mESSEX ROAD
- FARRER PARK PRIMARY SCHOOL540 mFARRER PARK ROAD
- ANGLO-CHINESE SCHOOL (JUNIOR)830 mWINSTEDT ROAD
- ST. MARGARET'S SCHOOL (PRIMARY)1.2 kmSOPHIA ROAD
- ANGLO-CHINESE SCHOOL (PRIMARY)1.3 kmBARKER ROAD
Secondary Schools
- NORTHLIGHT SCHOOL1.2 kmTOWNER ROAD
- ANGLO-CHINESE SCHOOL (BARKER ROAD)1.3 kmBARKER ROAD
- SCHOOL OF THE ARTS, SINGAPORE1.7 kmZUBIR SAID DRIVE
- BENDEMEER SECONDARY SCHOOL1.9 kmST WILFRED ROAD
Post-Secondary
- CATHOLIC JUNIOR COLLEGE1.7 kmWHITLEY ROAD
- ST. JOSEPH'S INSTITUTION2.2 kmMALCOLM ROAD
- ST. ANDREW'S JUNIOR COLLEGE2.8 kmSORBY ADAMS DRIVE
MOE Kindergartens
- MOE KINDERGARTEN @ FARRER PARK540 mFARRER PARK ROAD
Childcare Centres
- MapleBear Novena140 mDERBYSHIRE ROAD
- PEGASUS INTERNATIONAL PRESCHOOL PTE LTD230 mKENG LEE ROAD
- Little Olive Tree (Thomson)250 mTHOMSON ROAD
- PCF SPARKLETOTS PRESCHOOL @ MOULMEIN-CAIRNHILL Blk 50 (CC)510 mDORSET ROAD
Infant Care Centres
- PCF Sparkletots Preschool @ Kolam Ayer Blk 26B (EY)2.0 kmSAINT GEORGE'S LANE
- PCF SPARKLETOTS PRESCHOOL @ KOLAM AYER BLK 39 (EY)2.3 kmBENDEMEER ROAD
- PCF Sparkletots Preschool @ Toa Payoh East Blk 261A (EY)2.4 kmTOA PAYOH EAST
- PCF Sparkletots Preschool @ Toa Payoh East Blk 6 (EY)2.9 kmLORONG 7 TOA PAYOH
Kindergartens
- MFC KINDERGARTEN700 mNEWTON ROAD
- Far Eastern Kindergarten960 mGILSTEAD ROAD
- KHALSA KINDERGARTEN1.2 kmTESSENSOHN ROAD
- Little Woods Montessori1.2 kmBALESTIER ROAD
Hawker Centres
- Cambridge Road Blk 41A (Pek Kio Market and Food Centre)460 mCambridge Road
- Newton Food Centre810 mClemenceau Ave North
- Buffalo Road Blk 665 (Tekka Centre/Zhu Jiao Market)1.0 kmBuffalo Road
Supermarkets
- FairPrice360 m
- Cold Storage430 mThomson Road
- Little Farms450 m
- Cold Storage700 mThomson Road
Hospitals
- KK WOMEN'S AND CHILDREN'S HOSPITAL430 mBUKIT TIMAH ROAD
- TAN TOCK SENG HOSPITAL730 mJALAN TAN TOCK SENG
Polyclinics
- Kallang Polyclinic1.4 kmSerangoon Road
- Toa Payoh Polyclinic2.6 kmLorong 8 Toa Payoh
Parks
- CAMBRIDGE PARK90 m
- THOMSON RD PG370 m
- PEK KIO PARK390 m
Libraries
- Orchard Library1.7 kmOrchard Road
- Central Arts Library2.1 kmVictoria Street
Community Clubs
- Pek Kio CC560 mGloucester Road
- Cairnhill CC950 mAnthony Road
Sport Facilities
- Jalan Besar Sport Centre1.5 kmTyrwhitt Road
- Toa Payoh Sport Centre1.8 kmLorong 6 Toa Payoh
- SAFRA CLUBHOUSE (TOA PAYOH)1.9 kmLOR 6 TOA PAYOH
Featured Listings
Properties currently available through Homy, with priority given to listings in THE MERLOT.
SELL WITH HOMY
List your THE MERLOT here.
This slot has been reserved for your property.
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For Sale 1 / 16 Condo D27
Skies Miltonia, New 3-Storey Penthouses for Sale
$2,600,000
MILTONIA CLOSE99 YearsBuilt 2016
- 3 Bed
- 4 Bath
- 2,562 ft²
- $1,015 psf
For Sale 1 / 21 Condo D6
EDEN RESIDENCES CAPITOL – Luxury 3 Bedroom Developer sale
$11,980,000
STAMFORD ROAD99 YearsBuilt 2015
- 3 Bed
- 5 Bath
- 3,003 ft²
- $3,989 psf
For Sale 1 / 29 Condo D1
V on Shenton Luxury Penthouse for Sale
$18,800,000
SHENTON WAY99 Years
- 4 Bed
- 7 Bath
- 6,200 ft²
- $3,032 psf
For Sale 1 / 9 Landed D28
Belgravia Ace, Brand New Freehold Semi-D for Sale
$5,300,000
BELGRAVIA DRIVEFreeholdBuilt 2028
- 5 Bed
- 4 Bath
- 4,370 ft²
- $1,213 psf
THE MERLOT Market Position & Nearby Transactions
How THE MERLOT compares with District 8 projects and transactions recorded within 1 km over the latest 12 months.
Project Median PSF$1,5022 project sales
District 8 Median PSF$1,594Median across district projects with recorded sales
Difference vs District-5.8%Below district median
Transactions Within 1 km32Recorded in the latest 12 months
Position Within District 8
THE MERLOT is more affordable than 72% of District 8 projects with recorded sales.
Lower PSFDistrict medianHigher PSF
13of 47 District 8 projects with recorded sales
District reference range$1,296 – $2,088 psf
Comparable Condos Within 1 km
Up to 20 nearest eligible condominium and EC projects. PSF (M) means median PSF for the latest 12 months.
| Project | Distance | TOP / Age | Units | 12M Sales | PSF (M) |
|---|---|---|---|---|---|
| KING'S COURT | 33 m | 197551 yrs old | — | 0 | — |
| KENG LEE VIEW | 69 m | 198244 yrs old | — | 0 | — |
| CAMBRIDGE VILLAGE | 146 m | 198343 yrs old | — | 2 | $1,577 |
| PASADENA | 152 m | 200323 yrs old | — | 0 | — |
| LUCIDA | 168 m | 201115 yrs old | 62 | 2 | $1,641 |
| ULTRA MANSION | 169 m | — | — | 0 | — |
| SUFFOLK PREMIER | 191 m | 200719 yrs old | 41 | 1 | $1,738 |
| KENG LEE COURT | 193 m | 198541 yrs old | — | 1 | $1,517 |
| CARLYX GREEN | 195 m | 200917 yrs old | 12 | 1 | $1,666 |
| MERA SPRINGS | 197 m | 200917 yrs old | 129 | 2 | $2,003 |
| 6 DERBYSHIRE | 199 m | 20179 yrs old | 168 | 5 | $2,083 |
| CARLYX RESIDENCE | 201 m | 200719 yrs old | — | 0 | — |
| DERBY COURT | 206 m | 197848 yrs old | — | 0 | — |
| FYVE DERBYSHIRE | 206 m | 20242 yrs old | 71 | 8 | $2,479 |
| VANADIUM | 219 m | 200719 yrs old | 35 | 3 | $1,635 |
| DERBYSHIRE HEIGHTS | 227 m | 200422 yrs old | — | 1 | $1,858 |
| TEN @ SUFFOLK | 229 m | 200620 yrs old | — | 1 | $1,993 |
| THE SPINNAKER | 233 m | 200026 yrs old | — | 1 | $1,908 |
| ADRIA | 238 m | 201511 yrs old | 105 | 3 | $2,148 |
| HERTFORD MANSION | 249 m | — | — | 1 | $1,525 |
Nearby Transactions by Unit Size
Transactions from eligible condominium and EC projects within 1 km during the latest 12 months.
500–780 sqft Nearby Average Price Trend
500–780 sqft Nearby Transaction Volume
500–780 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-09 | 1 | $1.48M | $1.48M | $1.48M | $2,148 |
| 2026-08 | 1 | $1.54M | $1.54M | $1.54M | $2,345 |
| 2026-06 | 1 | $1.53M | $1.53M | $1.53M | $2,083 |
| 2026-03 | 1 | $980K | $980K | $980K | $1,858 |
| 2026-02 | 1 | $1.4M | $1.4M | $1.4M | $2,501 |
| 2026-01 | 1 | $1.25M | $1.25M | $1.25M | $1,708 |
| 2025-11 | 1 | $1.6M | $1.6M | $1.6M | $2,437 |
| 2025-10 | 1 | $950K | $950K | $950K | $1,839 |
500–780 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| 6 DERBYSHIRE | Condo | 168 | 3 | $1.15M | $1,927 |
| FYVE DERBYSHIRE | Apt | 71 | 3 | $1.51M | $2,428 |
| ADRIA | Apt | 105 | 1 | $1.48M | $2,148 |
| VANADIUM | Apt | 35 | 1 | $1.25M | $1,708 |
781–1,000 sqft Nearby Average Price Trend
781–1,000 sqft Nearby Transaction Volume
781–1,000 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-09 | 1 | $2.05M | $2.05M | $2.05M | $2,567 |
| 2026-08 | 1 | $1.56M | $1.56M | $1.56M | $1,666 |
| 2026-05 | 1 | $1.89M | $1.89M | $1.89M | $2,279 |
| 2026-04 | 2 | $1.68M | $1.42M | $1.95M | $1,955 |
| 2025-11 | 1 | $2.42M | $2.42M | $2.42M | $2,584 |
| 2025-10 | 3 | $2.15M | $1.74M | $2.4M | $2,355 |
781–1,000 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| FYVE DERBYSHIRE | Apt | 71 | 5 | $2.22M | $2,524 |
| 6 DERBYSHIRE | Condo | 168 | 1 | $1.89M | $2,279 |
| ADRIA | Apt | 105 | 1 | $1.74M | $2,046 |
| CARLYX GREEN | Apt | 12 | 1 | $1.56M | $1,666 |
| VANADIUM | Apt | 35 | 1 | $1.42M | $1,461 |
1,001–1,200 sqft Nearby Average Price Trend
1,001–1,200 sqft Nearby Transaction Volume
1,001–1,200 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-09 | 1 | $1.69M | $1.69M | $1.69M | $1,635 |
| 2026-08 | 1 | $2.25M | $2.25M | $2.25M | $2,224 |
| 2026-07 | 1 | $2.36M | $2.36M | $2.36M | $1,993 |
| 2026-04 | 1 | $1.74M | $1.74M | $1.74M | $1,738 |
| 2025-10 | 3 | $1.72M | $1.6M | $1.79M | $1,599 |
1,001–1,200 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| LUCIDA | Apt | 62 | 2 | $1.77M | $1,641 |
| 6 DERBYSHIRE | Condo | 168 | 1 | $2.25M | $2,224 |
| KENG LEE COURT | Apt | — | 1 | $1.6M | $1,517 |
| SUFFOLK PREMIER | Apt | 41 | 1 | $1.74M | $1,738 |
| TEN @ SUFFOLK | Apt | — | 1 | $2.36M | $1,993 |
| VANADIUM | Apt | 35 | 1 | $1.69M | $1,635 |
1,201–1,500 sqft Nearby Average Price Trend
1,201–1,500 sqft Nearby Transaction Volume
1,201–1,500 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-09 | 1 | $2.65M | $2.65M | $2.65M | $1,908 |
| 2026-04 | 2 | $2.23M | $1.92M | $2.54M | $1,798 |
| 2026-02 | 1 | $2.5M | $2.5M | $2.5M | $1,935 |
| 2025-10 | 1 | $2.98M | $2.98M | $2.98M | $2,326 |
1,201–1,500 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| MERA SPRINGS | Condo | 129 | 2 | $2.52M | $2,003 |
| ADRIA | Apt | 105 | 1 | $2.98M | $2,326 |
| HERTFORD MANSION | Apt | — | 1 | $1.92M | $1,525 |
| THE SPINNAKER | Apt | — | 1 | $2.65M | $1,908 |
1,501–2,000 sqft Nearby Average Price Trend
1,501–2,000 sqft Nearby Transaction Volume
1,501–2,000 sqft Monthly Summary
| Month | Sales | Price (A) | Min | Max | PSF (A) |
|---|---|---|---|---|---|
| 2026-08 | 1 | $2.58M | $2.58M | $2.58M | $1,666 |
| 2026-03 | 1 | $2.8M | $2.8M | $2.8M | $1,858 |
| 2025-11 | 1 | $2.85M | $2.85M | $2.85M | $1,487 |
1,501–2,000 sqft Nearby Condo Summary
| Condo | Type | Units | Sales | Price (A) | PSF (A) |
|---|---|---|---|---|---|
| CAMBRIDGE VILLAGE | Apt | — | 2 | $2.72M | $1,577 |
| DERBYSHIRE HEIGHTS | Apt | — | 1 | $2.8M | $1,858 |
Market Interpretation
THE MERLOT recorded only 2 transactions during the latest 12 months. Price movements should therefore be interpreted cautiously because individual sales can materially affect the headline figures.
Its median PSF is approximately 5.8% below the District 8 project median, placing it on the more affordable side of the district market.
Within 1 km, 20 nearby condominiums were identified; 14 recorded at least one sale during the same period. These projects provide additional context where the subject development has limited recent activity.
This is a rules-based interpretation of recorded transactions and nearby project data, not a formal valuation.THE MERLOT Project Details
Developer
Fragrance Properties Pte Ltd
Property type
Condominium
District
District 8 - Little India / Farrer Park
Market segment
Rest of Central Region
Tenure
Freehold
TOP
2009
Total units
42
Postal code
219261
About THE MERLOT
THE MERLOT is a condominium in Singapore District 8, completed in 2009 with freehold. It recorded 2 transactions during the latest 12-month period in the database, with a median transacted price of $1.5M and a median of $1,502 psf. The most frequently transacted size range is 781–1,000 sqft, representing 50.0% of transactions with recorded floor area. NOVENA MRT STATION is approximately 740 m away by straight-line distance. 3 primary schools are located within a 1 km straight-line radius.
Get Property AdviceDisclaimer: The information, charts, statistics, distances and other data shown on this page are derived from publicly available sources, including Urban Redevelopment Authority (URA) transaction records, and are provided for general informational purposes only. While reasonable efforts are made to keep the information accurate and up to date, the data may contain errors, omissions, delays or inaccuracies. All figures, calculations, trends, market insights and distance measurements are estimates only and should not be relied upon for contractual, legal, financial, investment, valuation, planning or other official purposes. Distance information is approximate and should not be used for actual access, eligibility, proximity, planning or assessment purposes. Users should independently verify all information with the relevant authorities, official records or other appropriate sources before making any decision or entering into any agreement.
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