Blk 2 Jln Bt Merah
Project page · 99-year lease from 1975
Based on 5 sales in this block, last 12 months. Search did not need to widen. 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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 2 | 10 TO 12 | 63 sqm | S$376,000 | S$5,968 psm | ×1.000 | S$5,968 psm |
| Mar 2026 | Blk 2 | 01 TO 03 | 63 sqm | S$330,000 | S$5,238 psm | ×0.997 | S$5,223 psm |
| Feb 2026 | Blk 2 | 07 TO 09 | 63 sqm | S$350,000 | S$5,556 psm | ×0.997 | S$5,539 psm |
| Jan 2026 | Blk 2 | 07 TO 09 | 63 sqm | S$380,000 | S$6,032 psm | ×0.997 | S$6,014 psm |
| Dec 2025 | Blk 2 | 04 TO 06 | 63 sqm | S$390,000 | S$6,190 psm | ×0.996 | S$6,166 psm |
How accurate is this estimate for Jln Bt Merah?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 46 sales in Jln Bt Merah since.
- Median error
- 6.6%
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.
9.57% gross yield
S$36,000 of rent a year against the estimate above · 0.29 points above flats like it
Homes like this rent for about S$3,000 a month, the middle of 99 approvals in the last year.
In Bukit Merah, flats of this type with 40 to 49 years of lease left yield 9.28%, from 25 blocks.
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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Sept 2026 | 2 | 3 ROOM | S$3,200 |
| Sept 2026 | 1 | 3 ROOM | S$3,000 |
| Sept 2026 | 133 | 3 ROOM | S$3,000 |
| Sept 2026 | 2 | 3 ROOM | S$3,000 |
| Aug 2026 | 107 | 3 ROOM | S$3,000 |
| Aug 2026 | 131 | 3 ROOM | S$3,000 |
| Aug 2026 | 144 | 3 ROOM | S$2,500 |
| Aug 2026 | 107 | 3 ROOM | S$1,350 |
median of 99 HDB rental approvals for 3 ROOM on Jln Bt Merah since 2025-10.
Buying or selling at S$376,000?
Buying: Stamp duty on S$376,000 · Cash and CPF needed on S$376,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$376,000.
Each opens with this figure filled in; change anything there.
Primary schools near 2 Jln Bt Merah
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
- Gan Eng Seng Primary School · 856 m · no 2025 Phase 2C ballot
- Queenstown Primary School · 970 m · balloted in 2025 Phase 2C (PRs within 1 km) · near the line — check on OneMap
1 to 2 km
- Blangah Rise Primary School · 1,045 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- New Town Primary School · 1,560 m · no 2025 Phase 2C ballot
- Alexandra Primary School · 1,898 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 2 · 3 ROOM · 10 TO 12 · Improved · 48 years left | 63 sqm | S$376,000 | S$5,968 psm |
| Mar 2026 | Blk 2 · 3 ROOM · 01 TO 03 · Improved · 48 years left | 63 sqm | S$330,000 | S$5,238 psm |
| Feb 2026 | Blk 2 · 3 ROOM · 07 TO 09 · Improved · 48 years left | 63 sqm | S$350,000 | S$5,556 psm |
| Jan 2026 | Blk 2 · 3 ROOM · 07 TO 09 · Improved · 48 years left | 63 sqm | S$380,000 | S$6,032 psm |
| Dec 2025 | Blk 2 · 3 ROOM · 04 TO 06 · Improved · 49 years left | 63 sqm | S$390,000 | S$6,190 psm |
| Jun 2025 | Blk 2 · 3 ROOM · 04 TO 06 · Improved · 49 years left | 63 sqm | S$380,000 | S$6,032 psm |
| May 2025 | Blk 2 · 3 ROOM · 04 TO 06 · Improved · 49 years left | 63 sqm | S$357,000 | S$5,667 psm |
| Feb 2025 | Blk 2 · 3 ROOM · 04 TO 06 · Improved · 50 years left | 63 sqm | S$355,000 | S$5,635 psm |
| Jan 2025 | Blk 2 · 3 ROOM · 13 TO 15 · Improved · 50 years left | 63 sqm | S$390,000 | S$6,190 psm |
| Dec 2024 | Blk 2 · 3 ROOM · 13 TO 15 · Improved · 50 years left | 63 sqm | S$385,000 | S$6,111 psm |
| Dec 2024 | Blk 2 · 3 ROOM · 01 TO 03 · Improved · 50 years left | 63 sqm | S$335,000 | S$5,317 psm |
| Aug 2024 | Blk 2 · 3 ROOM · 04 TO 06 · Improved · 50 years left | 63 sqm | S$345,000 | S$5,476 psm |
| Nov 2023 | Blk 2 · 3 ROOM · 07 TO 09 · Improved · 51 years left | 63 sqm | S$325,000 | S$5,159 psm |
| Oct 2023 | Blk 2 · 3 ROOM · 07 TO 09 · Improved · 51 years left | 63 sqm | S$378,000 | S$6,000 psm |
| Oct 2023 | Blk 2 · 3 ROOM · 10 TO 12 · Improved · 51 years left | 63 sqm | S$349,000 | S$5,540 psm |
| Sept 2023 | Blk 2 · 3 ROOM · 10 TO 12 · Improved · 51 years left | 63 sqm | S$318,888 | S$5,062 psm |
| Jan 2023 | Blk 2 · 3 ROOM · 13 TO 15 · Improved · 52 years left | 63 sqm | S$315,000 | S$5,000 psm |
| Oct 2022 | Blk 2 · 3 ROOM · 10 TO 12 · Improved · 52 years left | 63 sqm | S$312,888 | S$4,966 psm |
| Sept 2022 | Blk 2 · 3 ROOM · 04 TO 06 · Improved · 52 years left | 63 sqm | S$290,000 | S$4,603 psm |
| Aug 2022 | Blk 2 · 3 ROOM · 13 TO 15 · Improved · 52 years left | 63 sqm | S$305,000 | S$4,841 psm |
| Feb 2022 | Blk 2 · 5 ROOM · 10 TO 12 · Adjoined flat · 52 years left | 126 sqm | S$668,888 | S$5,309 psm |
| Dec 2021 | Blk 2 · 3 ROOM · 13 TO 15 · Improved · 53 years left | 63 sqm | S$303,000 | S$4,810 psm |
Showing 22 of 101.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 2 · 3 ROOM | S$3,200 | — |
| Sept 2026 | Blk 2 · 3 ROOM | S$3,000 | — |
| Jul 2026 | Blk 2 · 3 ROOM | S$3,000 | — |
| Jun 2026 | Blk 2 · 3 ROOM | S$1,900 | — |
| May 2026 | Blk 2 · 3 ROOM | S$2,100 | — |
| Mar 2026 | Blk 2 · 3 ROOM | S$2,800 | — |
| Feb 2026 | Blk 2 · 3 ROOM | S$2,800 | — |
| Jan 2026 | Blk 2 · 3 ROOM | S$2,800 | — |
| Dec 2025 | Blk 2 · 3 ROOM | S$3,200 | — |
| Nov 2025 | Blk 2 · 3 ROOM | S$3,300 | — |
| Oct 2025 | Blk 2 · 3 ROOM | S$2,330 | — |
| Aug 2025 | Blk 2 · 3 ROOM | S$3,000 | — |
| Aug 2025 | Blk 2 · 3 ROOM | S$3,000 | — |
| Jul 2025 | Blk 2 · 3 ROOM | S$2,750 | — |
| Jul 2025 | Blk 2 · 3 ROOM | S$2,500 | — |
| Jun 2025 | Blk 2 · 3 ROOM | S$3,200 | — |
| Jun 2025 | Blk 2 · 3 ROOM | S$2,000 | — |
| May 2025 | Blk 2 · 3 ROOM | S$3,200 | — |
| Mar 2025 | Blk 2 · 3 ROOM | S$2,800 | — |
| Mar 2025 | Blk 2 · 3 ROOM | S$2,500 | — |
| Feb 2025 | Blk 2 · 3 ROOM | S$3,300 | — |
| Feb 2025 | Blk 2 · 3 ROOM | S$2,700 | — |
| Jan 2025 | Blk 2 · 3 ROOM | S$2,800 | — |
| Dec 2024 | Blk 2 · 3 ROOM | S$3,100 | — |
| Nov 2024 | Blk 2 · 3 ROOM | S$3,500 | — |
| Aug 2024 | Blk 2 · 3 ROOM | S$2,800 | — |
| Jul 2024 | Blk 2 · 3 ROOM | S$3,250 | — |
| Jun 2024 | Blk 2 · 3 ROOM | S$2,000 | — |
| May 2024 | Blk 2 · 3 ROOM | S$3,200 | — |
| May 2024 | Blk 2 · 3 ROOM | S$1,300 | — |
| Apr 2024 | Blk 2 · 3 ROOM | S$2,800 | — |
| Apr 2024 | Blk 2 · 3 ROOM | S$2,000 | — |
| Mar 2024 | Blk 2 · 3 ROOM | S$3,400 | — |
| Jan 2024 | Blk 2 · 3 ROOM | S$2,600 | — |
| Dec 2023 | Blk 2 · 3 ROOM | S$3,200 | — |
| Nov 2023 | Blk 2 · 3 ROOM | S$3,000 | — |
| Oct 2023 | Blk 2 · 3 ROOM | S$2,380 | — |
| Sept 2023 | Blk 2 · 3 ROOM | S$3,000 | — |
| Jul 2023 | Blk 2 · 3 ROOM | S$2,800 | — |
| Jul 2023 | Blk 2 · 3 ROOM | S$2,350 | — |
| Jul 2023 | Blk 2 · 3 ROOM | S$2,100 | — |
| Jun 2023 | Blk 2 · 3 ROOM | S$3,100 | — |
| Apr 2023 | Blk 2 · 3 ROOM | S$2,800 | — |
| Mar 2023 | Blk 2 · 3 ROOM | S$3,400 | — |
| Mar 2023 | Blk 2 · 3 ROOM | S$2,400 | — |
| Feb 2023 | Blk 2 · 3 ROOM | S$2,600 | — |
| Jan 2023 | Blk 2 · 3 ROOM | S$3,300 | — |
| Jan 2023 | Blk 2 · 3 ROOM | S$2,600 | — |
| Nov 2022 | Blk 2 · 3 ROOM | S$3,400 | — |
| Oct 2022 | Blk 2 · 3 ROOM | S$2,080 | — |
| Sept 2022 | Blk 2 · 3 ROOM | S$2,600 | — |
| Jul 2022 | Blk 2 · 3 ROOM | S$2,700 | — |
| May 2022 | Blk 2 · 3 ROOM | S$2,000 | — |
| Apr 2022 | Blk 2 · 3 ROOM | S$2,000 | — |
| Feb 2022 | Blk 2 · 3 ROOM | S$1,700 | — |
| Jan 2022 | Blk 2 · 3 ROOM | S$1,900 | — |
| Nov 2021 | Blk 2 · 3 ROOM | S$1,900 | — |
| Oct 2021 | Blk 2 · 3 ROOM | S$2,300 | — |
| Oct 2021 | Blk 2 · 3 ROOM | S$2,080 | — |
| Aug 2021 | Blk 2 · 3 ROOM | S$2,000 | — |
| Jul 2021 | Blk 2 · 3 ROOM | S$1,900 | — |
| Jun 2021 | Blk 2 · 3 ROOM | S$1,900 | — |
| May 2021 | Blk 2 · 3 ROOM | S$1,800 | — |
| Mar 2021 | Blk 2 · 3 ROOM | S$1,900 | — |
| Jan 2021 | Blk 2 · 3 ROOM | S$2,200 | — |
| Jan 2021 | Blk 2 · 3 ROOM | S$1,900 | — |
Rents as approved by HDB, or as filed with URA for private homes, where the floor area is given as a band.
Where the lease takes this
About 47 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 now | Lease left | Prices flat | Prices 2% a year | This market's record, 3.64% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 42 years | S$354,096 | S$390,951 | S$423,407 | S$430,812 |
| 10 years | 37 years | S$330,544 | S$402,931 | S$472,610 | S$489,286 |
On a flat market the lease alone costs 12% over 10 years. Prices would need to rise about 1.3% 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.