Blk 117 Bt Merah Ctrl
Project page · 99-year lease from 1977
Based on 3 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 117 | 13 TO 15 | 117 sqm | S$670,000 | S$5,727 psm | ×1.000 | S$5,727 psm |
| Sept 2026 | Blk 117 | 01 TO 03 | 117 sqm | S$660,000 | S$5,641 psm | ×1.000 | S$5,641 psm |
| Apr 2026 | Blk 117 | 25 TO 27 | 117 sqm | S$728,800 | S$6,229 psm | ×1.000 | S$6,229 psm |
How accurate is this estimate for Bt Merah Ctrl?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 5 sales in Bt Merah Ctrl since.
- Median error
- 4.8%
Half the estimates came closer than this to what the home actually fetched, half missed by more.
A thin test: 5 sales, so read the figure as a hint, not a verdict.
What the rent says
What this flat earns against what it costs, set beside what homes like it earn.
7.25% gross yield
S$48,600 of rent a year against the estimate above · 1.48 points above flats like it
Homes like this rent for about S$4,050 a month, the middle of 12 approvals in the last year.
Across Singapore these flats yield 5.77%, from 234 blocks. Too few blocks share this flat's remaining lease to measure that separately, so this figure covers every lease length.
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 |
|---|---|---|---|
| Aug 2026 | 115 | 5 ROOM | S$3,500 |
| Jul 2026 | 115 | 5 ROOM | S$4,550 |
| Jul 2026 | 117 | 5 ROOM | S$4,100 |
| May 2026 | 116 | 5 ROOM | S$4,100 |
| Apr 2026 | 117 | 5 ROOM | S$4,200 |
| Apr 2026 | 117 | 5 ROOM | S$4,200 |
| Apr 2026 | 117 | 5 ROOM | S$3,800 |
| Feb 2026 | 116 | 5 ROOM | S$4,000 |
median of 12 HDB rental approvals for 5 ROOM on Bt Merah Ctrl since 2025-10.
Buying or selling at S$670,001?
Buying: Stamp duty on S$670,001 · Cash and CPF needed on S$670,001 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$670,001.
Each opens with this figure filled in; change anything there.
Primary schools near 117 Bt Merah Ctrl
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 · 136 m · no 2025 Phase 2C ballot
- Blangah Rise Primary School · 971 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Zhangde Primary School · 1,079 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Alexandra Primary School · 1,203 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Radin Mas Primary School · 1,233 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Queenstown Primary School · 1,510 m · balloted in 2025 Phase 2C (PRs within 1 km)
- CHIJ (Kellock) (girls) · 1,636 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 117 · 5 ROOM · 01 TO 03 · Improved · 50 years left | 117 sqm | S$660,000 | S$5,641 psm |
| Sept 2026 | Blk 117 · 5 ROOM · 13 TO 15 · Improved · 50 years left | 117 sqm | S$670,000 | S$5,727 psm |
| Apr 2026 | Blk 117 · 5 ROOM · 25 TO 27 · Improved · 51 years left | 117 sqm | S$728,800 | S$6,229 psm |
| Nov 2024 | Blk 117 · 5 ROOM · 13 TO 15 · Improved · 52 years left | 117 sqm | S$718,000 | S$6,137 psm |
| Mar 2023 | Blk 117 · 5 ROOM · 07 TO 09 · Improved · 54 years left | 117 sqm | S$670,000 | S$5,727 psm |
| Nov 2022 | Blk 117 · 5 ROOM · 13 TO 15 · Improved · 54 years left | 117 sqm | S$665,000 | S$5,684 psm |
| Oct 2022 | Blk 117 · 5 ROOM · 19 TO 21 · Improved · 54 years left | 117 sqm | S$760,000 | S$6,496 psm |
Showing 7 of 39.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 117 · 5 ROOM | S$4,100 | — |
| Apr 2026 | Blk 117 · 5 ROOM | S$4,200 | — |
| Apr 2026 | Blk 117 · 5 ROOM | S$4,200 | — |
| Apr 2026 | Blk 117 · 5 ROOM | S$3,800 | — |
| Nov 2025 | Blk 117 · 5 ROOM | S$4,200 | — |
| Aug 2025 | Blk 117 · 5 ROOM | S$4,500 | — |
| May 2025 | Blk 117 · 5 ROOM | S$4,000 | — |
| May 2025 | Blk 117 · 5 ROOM | S$4,000 | — |
| Mar 2025 | Blk 117 · 5 ROOM | S$3,800 | — |
| Nov 2024 | Blk 117 · 5 ROOM | S$4,200 | — |
| Sept 2024 | Blk 117 · 5 ROOM | S$4,000 | — |
| May 2024 | Blk 117 · 5 ROOM | S$4,000 | — |
| May 2024 | Blk 117 · 5 ROOM | S$3,400 | — |
| Apr 2024 | Blk 117 · 5 ROOM | S$3,900 | — |
| Feb 2024 | Blk 117 · 5 ROOM | S$4,100 | — |
| Dec 2023 | Blk 117 · 5 ROOM | S$4,200 | — |
| Oct 2023 | Blk 117 · 5 ROOM | S$3,800 | — |
| Sept 2023 | Blk 117 · 5 ROOM | S$4,400 | — |
| May 2023 | Blk 117 · 5 ROOM | S$4,000 | — |
| Feb 2023 | Blk 117 · 5 ROOM | S$4,000 | — |
| May 2022 | Blk 117 · 5 ROOM | S$3,000 | — |
| May 2022 | Blk 117 · 5 ROOM | S$2,800 | — |
| Mar 2022 | Blk 117 · 5 ROOM | S$3,100 | — |
| Feb 2022 | Blk 117 · 5 ROOM | S$3,600 | — |
| Jan 2022 | Blk 117 · 5 ROOM | S$2,800 | — |
| Oct 2021 | Blk 117 · 5 ROOM | S$3,250 | — |
| Oct 2021 | Blk 117 · 5 ROOM | S$2,900 | — |
| Aug 2021 | Blk 117 · 5 ROOM | S$3,050 | — |
| Mar 2021 | Blk 117 · 5 ROOM | S$2,500 | — |
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 49 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 | 44 years | S$630,970 | S$696,642 | S$754,477 | S$767,672 |
| 10 years | 39 years | S$589,002 | S$717,990 | S$842,153 | S$871,867 |
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.