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HDB · 151125

Blk 125 Bt Merah View

Project page · 99-year lease from 1996

Indicative value range
S$845,146 – S$1,019,949
Indicative mid S$905,507 · S$8,307 psm

Based on 36 sales in projects within 1 km, last 24 months. Search widened 3 of 3 steps to find enough comparable sales. See the comparable sales.

No storey entered, so sales were not adjusted for height

Comparable sales

Each price per area is scaled to Q3 2026 by the published index for the quarter it sold in.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Oct 2026Blk 125 · 927 m04 TO 06111 sqmS$1,000,000S$9,009 psm×1.000S$9,009 psm
Sept 2026Blk 121A · 789 m25 TO 27101 sqmS$1,050,000S$10,396 psm×1.000S$10,396 psm
Aug 2026Blk 88 · 296 m04 TO 06117 sqmS$958,000S$8,188 psm×1.000S$8,188 psm
Jul 2026Blk 12501 TO 03109 sqmS$810,000S$7,431 psm×1.000S$7,431 psm
May 2026Blk 88 · 296 m07 TO 09113 sqmS$985,000S$8,717 psm×0.999S$8,704 psm
Apr 2026Blk 14 · 914 m01 TO 03101 sqmS$705,000S$6,980 psm×0.999S$6,970 psm
Apr 2026Blk 14A · 914 m07 TO 0999 sqmS$795,000S$8,030 psm×0.999S$8,018 psm
Apr 2026Blk 124B16 TO 18107 sqmS$903,000S$8,439 psm×0.999S$8,427 psm
Mar 2026Blk 14A · 914 m13 TO 15101 sqmS$825,000S$8,168 psm×0.996S$8,132 psm
Mar 2026Blk 14 · 914 m01 TO 03101 sqmS$738,000S$7,307 psm×0.996S$7,275 psm
Mar 2026Blk 68 · 296 m13 TO 15100 sqmS$938,000S$9,380 psm×0.996S$9,338 psm
Mar 2026Blk 120A · 789 m07 TO 09100 sqmS$950,000S$9,500 psm×0.996S$9,458 psm
Feb 2026Blk 17A · 914 m19 TO 2199 sqmS$805,000S$8,131 psm×0.996S$8,095 psm
Feb 2026Blk 70 · 296 m19 TO 21100 sqmS$962,000S$9,620 psm×0.996S$9,577 psm
Jan 2026Blk 17A · 914 m07 TO 09100 sqmS$770,000S$7,700 psm×0.996S$7,666 psm
Jan 2026Blk 17A · 914 m22 TO 2499 sqmS$765,000S$7,727 psm×0.996S$7,693 psm
Jan 2026Blk 14A · 914 m10 TO 12100 sqmS$780,000S$7,800 psm×0.996S$7,765 psm
Jan 2026Blk 120A · 789 m10 TO 12100 sqmS$950,000S$9,500 psm×0.996S$9,458 psm
Dec 2025Blk 17 · 914 m13 TO 15100 sqmS$808,000S$8,080 psm×0.995S$8,036 psm
Dec 2025Blk 17 · 914 m25 TO 27100 sqmS$855,000S$8,550 psm×0.995S$8,504 psm
Dec 2025Blk 125 · 927 m07 TO 09107 sqmS$923,000S$8,626 psm×0.995S$8,580 psm
Dec 2025Blk 121 · 789 m22 TO 24100 sqmS$1,008,000S$10,080 psm×0.995S$10,026 psm
Nov 2025Blk 17 · 914 m10 TO 12100 sqmS$776,000S$7,760 psm×0.995S$7,718 psm
Aug 2025Blk 17 · 914 m22 TO 24100 sqmS$820,000S$8,200 psm×0.994S$8,152 psm
Jul 2025Blk 14A · 914 m01 TO 03100 sqmS$699,800S$6,998 psm×0.994S$6,957 psm
Jun 2025Blk 17A · 914 m22 TO 24100 sqmS$850,000S$8,500 psm×0.998S$8,483 psm
Jun 2025Blk 17A · 914 m25 TO 27100 sqmS$780,000S$7,800 psm×0.998S$7,785 psm
Jun 2025Blk 121 · 789 m13 TO 15100 sqmS$1,009,888S$10,099 psm×0.998S$10,079 psm
Jun 2025Blk 121A · 789 m13 TO 15100 sqmS$1,000,000S$10,000 psm×0.998S$9,980 psm
May 2025Blk 17A · 914 m07 TO 0999 sqmS$760,000S$7,677 psm×0.998S$7,662 psm
Apr 2025Blk 17 · 914 m25 TO 2799 sqmS$850,000S$8,586 psm×0.998S$8,569 psm
Feb 2025Blk 125 · 927 m07 TO 09107 sqmS$828,000S$7,738 psm×1.007S$7,796 psm
Jan 2025Blk 17A · 914 m25 TO 27100 sqmS$838,000S$8,380 psm×1.007S$8,443 psm
Jan 2025Blk 121 · 789 m19 TO 21100 sqmS$963,168S$9,632 psm×1.007S$9,704 psm
Dec 2024Blk 17 · 914 m10 TO 12100 sqmS$750,000S$7,500 psm×1.023S$7,674 psm
Dec 2024Blk 70 · 296 m10 TO 12100 sqmS$920,000S$9,200 psm×1.023S$9,414 psm

How accurate is this estimate for Bt Merah View?

We re-ran the estimate as of Q1 2026 on what was known at the time, then compared it with the 16 sales in Bt Merah View since.

Median error
5.7%

Half the estimates came closer than this to what the home actually fetched, half missed by more.

What the rent says

What this flat earns against what it costs, set beside what homes like it earn.

5.10% gross yield

S$46,200 of rent a year against the estimate above · 1.58 points below flats like it

Homes like this rent for about S$3,850 a month, the middle of 15 approvals in the last year.

Across Singapore, flats of this type with 60 to 69 years of lease left yield 6.68%, from 62 blocks. This town has too few such blocks to measure on its own.

A yield above the mark means the flat rents well for what it costs, which can point to a keen rental patch or a price the sales alone have not caught up with. Below it, buyers are paying for something a tenant will not, such as the address itself.

Recent rental approvals used

ApprovedBlockFlatRent a month
Sept 2026124B4 ROOMS$4,050
Sept 20261204 ROOMS$3,900
Aug 2026124A4 ROOMS$4,300
Aug 2026124B4 ROOMS$4,000
Aug 20261204 ROOMS$3,600
Jul 20261204 ROOMS$3,900
Jun 20261254 ROOMS$3,850
Apr 20261204 ROOMS$3,900

median of 15 HDB rental approvals for 4 ROOM on Bt Merah View since 2025-11.

Buying or selling at S$905,507?

Buying: Stamp duty on S$905,507 · Cash and CPF needed on S$905,507 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$905,507.

Each opens with this figure filled in; change anything there.

Primary schools near 125 Bt Merah View

Measured from each school's land to this address's own point, the way MOE bands P1 priority. MOE measures to the building's outline, so near 1 km or 2 km check OneMap's School Query.

Within about 1 km

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Jul 2026
Blk 125 · 4 ROOM · 01 TO 03 · Model A · 69 years left
109 sqmS$810,000S$7,431 psm
Apr 2024
Blk 125 · 4 ROOM · 01 TO 03 · Model A · 72 years left
107 sqmS$820,000S$7,664 psm
Jul 2023
Blk 125 · 4 ROOM · 10 TO 12 · Model A · 72 years left
109 sqmS$870,000S$7,982 psm
Dec 2022
Blk 125 · 5 ROOM · 13 TO 15 · Model A · 73 years left
132 sqmS$1,058,888S$8,022 psm
Jan 2022
Blk 125 · 5 ROOM · 10 TO 12 · Model A · 74 years left
132 sqmS$962,888S$7,295 psm
Nov 2021
Blk 125 · 4 ROOM · 07 TO 09 · Model A · 74 years left
109 sqmS$725,000S$6,651 psm
See more

Showing 6 of 30.

Sale prices as filed in caveats.

Where the lease takes this

About 68 years of the 99-year lease remain. Every figure below lets the lease run down on the decay measured from HDB resales in this market, then applies the price path in that column. The paths are scenarios to choose between, not forecasts.

From nowLease leftPrices flatPrices 2% a yearThis market's record, 3.55% a yearmeasuredPrices 4% a year
5 years63 yearsS$876,837S$968,099S$1,043,926S$1,066,807
10 years58 yearsS$845,532S$1,030,699S$1,198,481S$1,251,594
20 years48 yearsS$765,997S$1,138,231S$1,538,966S$1,678,394

On a flat market the lease alone costs 15% over 20 years. Prices would need to rise about 0.84% a year to cancel that out.

The measured column repeats what this market did between Q1 2015 and Q3 2026, which was 3.55% a year. Past growth is not a promise of future growth.

Horizons we have not measured are left out rather than guessed at, so a short lease shows fewer rows.

Indicative estimate from comparable caveats. Not a formal valuation.