Blk 122 Bt Merah Lane 1
Project page · 99-year lease from 1979
Based on 19 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 Q2 2026 by the published index for the quarter it sold in.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 160 · 826 m | 07 TO 09 | 72 sqm | S$400,000 | S$5,556 psm | ×1.000 | S$5,556 psm |
| Sept 2026 | Blk 23A · 895 m | 19 TO 21 | 76 sqm | S$430,000 | S$5,658 psm | ×1.000 | S$5,658 psm |
| Aug 2026 | Blk 23A · 895 m | 16 TO 18 | 76 sqm | S$440,000 | S$5,789 psm | ×1.000 | S$5,789 psm |
| Jul 2026 | Blk 161 · 826 m | 07 TO 09 | 72 sqm | S$440,000 | S$6,111 psm | ×1.000 | S$6,111 psm |
| Jun 2026 | Blk 160 · 826 m | 10 TO 12 | 72 sqm | S$400,000 | S$5,556 psm | ×1.000 | S$5,556 psm |
| May 2026 | Blk 161 · 826 m | 07 TO 09 | 72 sqm | S$440,000 | S$6,111 psm | ×1.000 | S$6,111 psm |
| Apr 2026 | Blk 164 · 477 m | 04 TO 06 | 76 sqm | S$400,000 | S$5,263 psm | ×1.000 | S$5,263 psm |
| Dec 2025 | Blk 161 · 826 m | 10 TO 12 | 72 sqm | S$440,000 | S$6,111 psm | ×0.996 | S$6,087 psm |
| Sept 2025 | Blk 160 · 826 m | 07 TO 09 | 72 sqm | S$425,000 | S$5,903 psm | ×0.996 | S$5,877 psm |
| May 2025 | Blk 52 · 477 m | 01 TO 03 | 90 sqm | S$880,888 | S$9,755 psm | ×1.000 | S$9,750 psm |
| May 2025 | Blk 153 · 826 m | 10 TO 12 | 83 sqm | S$486,000 | S$5,855 psm | ×1.000 | S$5,853 psm |
| May 2025 | Blk 161 · 826 m | 13 TO 15 | 72 sqm | S$485,000 | S$6,736 psm | ×1.000 | S$6,733 psm |
| Apr 2025 | Blk 160 · 826 m | 19 TO 21 | 72 sqm | S$435,000 | S$6,042 psm | ×1.000 | S$6,039 psm |
| Mar 2025 | Blk 162 · 826 m | 01 TO 03 | 76 sqm | S$405,000 | S$5,329 psm | ×1.009 | S$5,377 psm |
| Mar 2025 | Blk 160 · 826 m | 19 TO 21 | 72 sqm | S$454,000 | S$6,306 psm | ×1.009 | S$6,362 psm |
| Mar 2025 | Blk 23A · 895 m | 01 TO 03 | 76 sqm | S$408,000 | S$5,368 psm | ×1.009 | S$5,416 psm |
| Jan 2025 | Blk 161 · 826 m | 10 TO 12 | 72 sqm | S$448,000 | S$6,222 psm | ×1.009 | S$6,278 psm |
| Jan 2025 | Blk 161 · 826 m | 19 TO 21 | 72 sqm | S$495,000 | S$6,875 psm | ×1.009 | S$6,937 psm |
| Dec 2024 | Blk 164 · 477 m | 07 TO 09 | 76 sqm | S$393,000 | S$5,171 psm | ×1.025 | S$5,299 psm |
How accurate is this estimate for Bt Merah Lane 1?
Too few sales since Q4 2025 to score the estimate here. Three are the minimum, and this project has not had them.
What the rent says
What this flat earns against what it costs, set beside what homes like it earn.
7.01% gross yield
S$34,200 of rent a year against the estimate above · 0.8 points below flats like it
Homes like this rent for about S$2,850 a month, the middle of 4 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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Apr 2026 | 124 | 3 ROOM | S$2,900 |
| Mar 2026 | 127 | 3 ROOM | S$1,500 |
| Feb 2026 | 124 | 3 ROOM | S$3,200 |
| Nov 2025 | 127 | 3 ROOM | S$2,800 |
median of 4 HDB rental approvals for 3 ROOM on Bt Merah Lane 1 since 2025-10.
Buying or selling at S$487,766?
Buying: Stamp duty on S$487,766 · Cash and CPF needed on S$487,766 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$487,766.
Each opens with this figure filled in; change anything there.
Primary schools near 122 Bt Merah Lane 1
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.
1 to 2 km
- Queenstown Primary School · 1,059 m · balloted in 2025 Phase 2C (PRs within 1 km) · near the line — check on OneMap
- Blangah Rise Primary School · 1,138 m · no 2025 Phase 2C ballot
- Gan Eng Seng Primary School · 1,151 m · no 2025 Phase 2C ballot
- New Town Primary School · 1,462 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Feb 2022 | Blk 122 · 3 ROOM · 04 TO 06 · New Generation · 57 years left | 83 sqm | S$450,000 | S$5,422 psm |
Showing 1 of 11.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Feb 2025 | Blk 122 · 3 ROOM | S$2,450 | — |
| Feb 2025 | Blk 122 · 3 ROOM | S$2,100 | — |
| Jan 2023 | Blk 122 · 3 ROOM | S$2,200 | — |
| Feb 2022 | Blk 122 · 3 ROOM | S$1,950 | — |
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 51 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 | 46 years | S$463,196 | S$511,406 | S$553,863 | S$563,549 |
| 10 years | 41 years | S$436,213 | S$531,741 | S$623,696 | S$645,702 |
On a flat market the lease alone costs 11% over 10 years. Prices would need to rise about 1.12% 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.