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HDB · 090109

Blk 109 Bt Purmei Rd

Project page · 99-year lease from 1984

Indicative value range
S$443,039 – S$514,334
Indicative mid S$482,040 · S$6,514 psm

Based on 15 sales in this street, last 12 months. Search widened 1 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 Q2 2026 by the published index for the quarter it sold in.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Oct 2026Blk 10401 TO 0373 sqmS$418,000S$5,726 psm×1.000S$5,726 psm
Oct 2026Blk 10404 TO 0677 sqmS$460,000S$5,974 psm×1.000S$5,974 psm
Aug 2026Blk 11004 TO 0675 sqmS$450,000S$6,000 psm×1.000S$6,000 psm
Aug 2026Blk 10201 TO 0373 sqmS$435,000S$5,959 psm×1.000S$5,959 psm
Jun 2026Blk 10401 TO 0375 sqmS$442,888S$5,905 psm×1.000S$5,905 psm
Jun 2026Blk 11007 TO 0975 sqmS$518,000S$6,907 psm×1.000S$6,907 psm
May 2026Blk 10110 TO 1267 sqmS$440,000S$6,567 psm×1.000S$6,567 psm
Apr 2026Blk 10510 TO 1267 sqmS$520,000S$7,761 psm×1.000S$7,761 psm
Mar 2026Blk 11213 TO 1574 sqmS$528,000S$7,135 psm×0.997S$7,114 psm
Mar 2026Blk 10201 TO 0373 sqmS$470,000S$6,438 psm×0.997S$6,419 psm
Feb 2026Blk 10704 TO 0667 sqmS$470,000S$7,015 psm×0.997S$6,994 psm
Feb 2026Blk 10407 TO 0975 sqmS$483,888S$6,452 psm×0.997S$6,433 psm
Jan 2026Blk 10801 TO 0375 sqmS$490,000S$6,533 psm×0.997S$6,514 psm
Jan 2026Blk 10104 TO 0669 sqmS$501,000S$7,261 psm×0.997S$7,239 psm
Jan 2026Blk 11007 TO 0975 sqmS$518,000S$6,907 psm×0.997S$6,886 psm

How accurate is this estimate for Bt Purmei Rd?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 36 sales in Bt Purmei Rd since.

Median error
4.9%

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.

7.34% gross yield

S$35,400 of rent a year against the estimate above · 0.47 points below flats like it

Homes like this rent for about S$2,950 a month, the middle of 45 approvals in the last year.

Across Singapore, flats of this type with 50 to 59 years of lease left yield 7.81%, from 313 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 20261023 ROOMS$3,500
Sept 20261123 ROOMS$3,300
Sept 20261123 ROOMS$3,200
Sept 20261023 ROOMS$3,200
Sept 20261023 ROOMS$2,950
Sept 20261103 ROOMS$2,900
Aug 20261063 ROOMS$2,700
Aug 20261053 ROOMS$2,700

median of 45 HDB rental approvals for 3 ROOM on Bt Purmei Rd since 2025-10.

Buying or selling at S$482,040?

Buying: Stamp duty on S$482,040 · Cash and CPF needed on S$482,040 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$482,040.

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

Primary schools near 109 Bt Purmei Rd

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
May 2026
Blk 109 · 4 ROOM · 07 TO 09 · Model A · 57 years left
104 sqmS$660,000S$6,346 psm
Aug 2025
Blk 109 · 3 ROOM · 10 TO 12 · Model A · 58 years left
74 sqmS$528,000S$7,135 psm
May 2025
Blk 109 · 3 ROOM · 10 TO 12 · Model A · 58 years left
74 sqmS$550,000S$7,432 psm
Oct 2024
Blk 109 · 3 ROOM · 07 TO 09 · Model A · 59 years left
74 sqmS$495,000S$6,689 psm
Mar 2024
Blk 109 · 3 ROOM · 01 TO 03 · Model A · 60 years left
77 sqmS$445,000S$5,779 psm
Nov 2023
Blk 109 · 3 ROOM · 10 TO 12 · Model A · 60 years left
74 sqmS$465,000S$6,284 psm
Sept 2023
Blk 109 · 3 ROOM · 04 TO 06 · Model A · 60 years left
74 sqmS$470,000S$6,351 psm
May 2023
Blk 109 · 4 ROOM · 10 TO 12 · Model A · 60 years left
104 sqmS$650,000S$6,250 psm
Nov 2022
Blk 109 · 3 ROOM · 07 TO 09 · Model A · 61 years left
74 sqmS$407,000S$5,500 psm
Aug 2022
Blk 109 · 3 ROOM · 01 TO 03 · Model A · 61 years left
74 sqmS$388,000S$5,243 psm
Jul 2022
Blk 109 · 4 ROOM · 07 TO 09 · Model A · 61 years left
104 sqmS$588,000S$5,654 psm
Dec 2021
Blk 109 · 3 ROOM · 04 TO 06 · Model A · 62 years left
74 sqmS$395,000S$5,338 psm
See more

Showing 12 of 48.

Sale prices as filed in caveats.

Where the lease takes this

About 56 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, 3.64% a yearmeasuredPrices 4% a year
5 years51 yearsS$460,154S$508,047S$550,225S$559,848
10 years46 yearsS$436,975S$532,670S$624,785S$646,830
20 years36 yearsS$384,148S$570,823S$785,319S$841,715

On a flat market the lease alone costs 20% over 20 years. Prices would need to rise about 1.14% a year to cancel that out.

The measured column repeats what this market did between Q1 2015 and Q2 2026, which was 3.64% 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.