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HDB · 150124

Blk 124 Bt Merah Lane 1

Project page · 99-year lease from 1979

Indicative value range
S$369,423 – S$410,494
Indicative mid S$396,417 · S$5,917 psm

Based on 99 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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Oct 2026Blk 160 · 826 m07 TO 0972 sqmS$400,000S$5,556 psm×1.000S$5,556 psm
Sept 2026Blk 168 · 477 m04 TO 0660 sqmS$328,000S$5,467 psm×1.000S$5,467 psm
Sept 2026Blk 152 · 826 m04 TO 0667 sqmS$360,000S$5,373 psm×1.000S$5,373 psm
Sept 2026Blk 23A · 895 m19 TO 2176 sqmS$430,000S$5,658 psm×1.000S$5,658 psm
Aug 2026Blk 169 · 477 m04 TO 0660 sqmS$385,000S$6,417 psm×1.000S$6,417 psm
Aug 2026Blk 166 · 477 m07 TO 0960 sqmS$300,000S$5,000 psm×1.000S$5,000 psm
Aug 2026Blk 154 · 826 m10 TO 1267 sqmS$368,000S$5,493 psm×1.000S$5,493 psm
Aug 2026Blk 154 · 826 m13 TO 1567 sqmS$380,000S$5,672 psm×1.000S$5,672 psm
Aug 2026Blk 162 · 826 m10 TO 1266 sqmS$353,888S$5,362 psm×1.000S$5,362 psm
Aug 2026Blk 23A · 895 m16 TO 1876 sqmS$440,000S$5,789 psm×1.000S$5,789 psm
Jul 2026Blk 168 · 477 m04 TO 0660 sqmS$348,000S$5,800 psm×1.000S$5,800 psm
Jul 2026Blk 166 · 477 m07 TO 0960 sqmS$310,000S$5,167 psm×1.000S$5,167 psm
Jul 2026Blk 167 · 477 m10 TO 1260 sqmS$353,000S$5,883 psm×1.000S$5,883 psm
Jul 2026Blk 171 · 477 m10 TO 1260 sqmS$371,000S$6,183 psm×1.000S$6,183 psm
Jul 2026Blk 165 · 477 m07 TO 0960 sqmS$360,888S$6,015 psm×1.000S$6,015 psm
Jul 2026Blk 170 · 477 m07 TO 0960 sqmS$355,000S$5,917 psm×1.000S$5,917 psm
Jul 2026Blk 161 · 826 m07 TO 0972 sqmS$440,000S$6,111 psm×1.000S$6,111 psm
Jul 2026Blk 154 · 826 m07 TO 0967 sqmS$402,000S$6,000 psm×1.000S$6,000 psm
Jun 2026Blk 168 · 477 m04 TO 0660 sqmS$330,000S$5,500 psm×1.000S$5,500 psm
Jun 2026Blk 170 · 477 m04 TO 0660 sqmS$340,000S$5,667 psm×1.000S$5,667 psm
Jun 2026Blk 169 · 477 m16 TO 1860 sqmS$400,000S$6,667 psm×1.000S$6,667 psm
Jun 2026Blk 160 · 826 m10 TO 1272 sqmS$400,000S$5,556 psm×1.000S$5,556 psm
May 2026Blk 163 · 477 m07 TO 0966 sqmS$364,888S$5,529 psm×1.000S$5,529 psm
May 2026Blk 169 · 477 m10 TO 1260 sqmS$345,000S$5,750 psm×1.000S$5,750 psm
May 2026Blk 168 · 477 m07 TO 0960 sqmS$360,000S$6,000 psm×1.000S$6,000 psm
May 2026Blk 166 · 477 m07 TO 0960 sqmS$302,000S$5,033 psm×1.000S$5,033 psm
May 2026Blk 161 · 826 m07 TO 0972 sqmS$440,000S$6,111 psm×1.000S$6,111 psm
May 2026Blk 157 · 826 m13 TO 1569 sqmS$412,000S$5,971 psm×1.000S$5,971 psm
May 2026Blk 158 · 826 m10 TO 1266 sqmS$365,000S$5,530 psm×1.000S$5,530 psm
Apr 2026Blk 168 · 477 m10 TO 1260 sqmS$375,000S$6,250 psm×1.000S$6,250 psm
Apr 2026Blk 171 · 477 m07 TO 0960 sqmS$410,000S$6,833 psm×1.000S$6,833 psm
Apr 2026Blk 164 · 477 m04 TO 0676 sqmS$400,000S$5,263 psm×1.000S$5,263 psm
Apr 2026Blk 153 · 826 m10 TO 1267 sqmS$358,888S$5,357 psm×1.000S$5,357 psm
Apr 2026Blk 23A · 895 m10 TO 1265 sqmS$357,000S$5,492 psm×1.000S$5,492 psm
Mar 2026Blk 169 · 477 m04 TO 0660 sqmS$310,000S$5,167 psm×0.997S$5,151 psm
Mar 2026Blk 169 · 477 m10 TO 1260 sqmS$375,000S$6,250 psm×0.997S$6,232 psm
Mar 2026Blk 153 · 826 m07 TO 0967 sqmS$360,000S$5,373 psm×0.997S$5,357 psm
Mar 2026Blk 23A · 895 m07 TO 0965 sqmS$365,000S$5,615 psm×0.997S$5,599 psm
Feb 2026Blk 166 · 477 m01 TO 0360 sqmS$320,000S$5,333 psm×0.997S$5,318 psm
Feb 2026Blk 164 · 477 m10 TO 1266 sqmS$368,000S$5,576 psm×0.997S$5,559 psm
Feb 2026Blk 163 · 477 m04 TO 0666 sqmS$338,000S$5,121 psm×0.997S$5,106 psm
Feb 2026Blk 167 · 477 m04 TO 0660 sqmS$290,000S$4,833 psm×0.997S$4,819 psm
Dec 2025Blk 167 · 477 m01 TO 0360 sqmS$323,000S$5,383 psm×0.996S$5,362 psm
Dec 2025Blk 170 · 477 m01 TO 0370 sqmS$410,000S$5,857 psm×0.996S$5,834 psm
Dec 2025Blk 169 · 477 m07 TO 0960 sqmS$385,000S$6,417 psm×0.996S$6,391 psm
Dec 2025Blk 171 · 477 m01 TO 0370 sqmS$365,000S$5,214 psm×0.996S$5,194 psm
Dec 2025Blk 161 · 826 m10 TO 1272 sqmS$440,000S$6,111 psm×0.996S$6,087 psm
Dec 2025Blk 157 · 826 m01 TO 0369 sqmS$360,000S$5,217 psm×0.996S$5,197 psm
Nov 2025Blk 165 · 477 m01 TO 0360 sqmS$350,000S$5,833 psm×0.996S$5,810 psm
Nov 2025Blk 169 · 477 m10 TO 1260 sqmS$370,000S$6,167 psm×0.996S$6,142 psm
Nov 2025Blk 170 · 477 m10 TO 1260 sqmS$360,000S$6,000 psm×0.996S$5,976 psm
Nov 2025Blk 169 · 477 m10 TO 1260 sqmS$378,000S$6,300 psm×0.996S$6,275 psm
Nov 2025Blk 163 · 477 m10 TO 1266 sqmS$395,000S$5,985 psm×0.996S$5,961 psm
Nov 2025Blk 162 · 826 m01 TO 0366 sqmS$355,000S$5,379 psm×0.996S$5,358 psm
Sept 2025Blk 160 · 826 m07 TO 0972 sqmS$425,000S$5,903 psm×0.996S$5,877 psm
Aug 2025Blk 170 · 477 m07 TO 0970 sqmS$400,000S$5,714 psm×0.996S$5,689 psm
Aug 2025Blk 157 · 826 m07 TO 0969 sqmS$420,000S$6,087 psm×0.996S$6,060 psm
Jul 2025Blk 168 · 477 m01 TO 0360 sqmS$343,800S$5,730 psm×0.996S$5,705 psm
Jun 2025Blk 166 · 477 m10 TO 1260 sqmS$360,000S$6,000 psm×1.000S$5,997 psm
Jun 2025Blk 171 · 477 m10 TO 1260 sqmS$380,000S$6,333 psm×1.000S$6,330 psm
Jun 2025Blk 163 · 477 m10 TO 1266 sqmS$365,000S$5,530 psm×1.000S$5,528 psm
May 2025Blk 170 · 477 m13 TO 1560 sqmS$410,000S$6,833 psm×1.000S$6,830 psm
May 2025Blk 169 · 477 m13 TO 1560 sqmS$362,000S$6,033 psm×1.000S$6,030 psm
May 2025Blk 162 · 826 m10 TO 1266 sqmS$415,000S$6,288 psm×1.000S$6,285 psm
May 2025Blk 161 · 826 m13 TO 1572 sqmS$485,000S$6,736 psm×1.000S$6,733 psm
Apr 2025Blk 171 · 477 m13 TO 1570 sqmS$455,000S$6,500 psm×1.000S$6,497 psm
Apr 2025Blk 167 · 477 m07 TO 0960 sqmS$360,000S$6,000 psm×1.000S$5,997 psm
Apr 2025Blk 160 · 826 m19 TO 2172 sqmS$435,000S$6,042 psm×1.000S$6,039 psm
Apr 2025Blk 157 · 826 m07 TO 0969 sqmS$420,000S$6,087 psm×1.000S$6,084 psm
Apr 2025Blk 153 · 826 m04 TO 0667 sqmS$400,000S$5,970 psm×1.000S$5,967 psm
Mar 2025Blk 167 · 477 m04 TO 0660 sqmS$360,000S$6,000 psm×1.009S$6,054 psm
Mar 2025Blk 164 · 477 m10 TO 1266 sqmS$370,000S$5,606 psm×1.009S$5,656 psm
Mar 2025Blk 158 · 826 m07 TO 0966 sqmS$428,000S$6,485 psm×1.009S$6,543 psm
Mar 2025Blk 162 · 826 m01 TO 0376 sqmS$405,000S$5,329 psm×1.009S$5,377 psm
Mar 2025Blk 153 · 826 m07 TO 0967 sqmS$420,000S$6,269 psm×1.009S$6,325 psm
Mar 2025Blk 154 · 826 m10 TO 1267 sqmS$460,000S$6,866 psm×1.009S$6,927 psm
Mar 2025Blk 160 · 826 m19 TO 2172 sqmS$454,000S$6,306 psm×1.009S$6,362 psm
Mar 2025Blk 23A · 895 m01 TO 0376 sqmS$408,000S$5,368 psm×1.009S$5,416 psm
Feb 2025Blk 165 · 477 m10 TO 1260 sqmS$361,000S$6,017 psm×1.009S$6,071 psm
Feb 2025Blk 154 · 826 m07 TO 0967 sqmS$402,000S$6,000 psm×1.009S$6,054 psm
Feb 2025Blk 154 · 826 m10 TO 1267 sqmS$390,000S$5,821 psm×1.009S$5,873 psm
Feb 2025Blk 158 · 826 m10 TO 1266 sqmS$423,000S$6,409 psm×1.009S$6,466 psm
Feb 2025Blk 28 · 659 m13 TO 1560 sqmS$372,000S$6,200 psm×1.009S$6,256 psm
Jan 2025Blk 164 · 477 m01 TO 0366 sqmS$350,000S$5,303 psm×1.009S$5,351 psm
Jan 2025Blk 169 · 477 m16 TO 1860 sqmS$360,000S$6,000 psm×1.009S$6,054 psm
Jan 2025Blk 167 · 477 m10 TO 1269 sqmS$455,000S$6,594 psm×1.009S$6,653 psm
Jan 2025Blk 158 · 826 m04 TO 0666 sqmS$396,000S$6,000 psm×1.009S$6,054 psm
Jan 2025Blk 154 · 826 m04 TO 0667 sqmS$370,000S$5,522 psm×1.009S$5,572 psm
Jan 2025Blk 153 · 826 m10 TO 1267 sqmS$420,000S$6,269 psm×1.009S$6,325 psm
Jan 2025Blk 161 · 826 m10 TO 1272 sqmS$448,000S$6,222 psm×1.009S$6,278 psm
Jan 2025Blk 161 · 826 m19 TO 2172 sqmS$495,000S$6,875 psm×1.009S$6,937 psm
Dec 2024Blk 170 · 477 m01 TO 0360 sqmS$330,000S$5,500 psm×1.025S$5,636 psm
Dec 2024Blk 168 · 477 m04 TO 0660 sqmS$340,000S$5,667 psm×1.025S$5,807 psm
Dec 2024Blk 164 · 477 m04 TO 0666 sqmS$350,000S$5,303 psm×1.025S$5,434 psm
Dec 2024Blk 165 · 477 m10 TO 1260 sqmS$355,000S$5,917 psm×1.025S$6,063 psm
Dec 2024Blk 171 · 477 m01 TO 0360 sqmS$356,000S$5,933 psm×1.025S$6,080 psm
Dec 2024Blk 164 · 477 m07 TO 0976 sqmS$393,000S$5,171 psm×1.025S$5,299 psm
Dec 2024Blk 170 · 477 m04 TO 0670 sqmS$406,000S$5,800 psm×1.025S$5,944 psm
Nov 2024Blk 171 · 477 m13 TO 1560 sqmS$400,000S$6,667 psm×1.025S$6,832 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.

8.63% gross yield

S$34,200 of rent a year against the estimate above · 0.82 points above 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

ApprovedBlockFlatRent a month
Apr 20261243 ROOMS$2,900
Mar 20261273 ROOMS$1,500
Feb 20261243 ROOMS$3,200
Nov 20251273 ROOMS$2,800

median of 4 HDB rental approvals for 3 ROOM on Bt Merah Lane 1 since 2025-10.

Buying or selling at S$396,417?

Buying: Stamp duty on S$396,417 · Cash and CPF needed on S$396,417 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$396,417.

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

Primary schools near 124 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

Past transactions

Recorded sales
DateDetailAreaPricePer area
Sept 2023
Blk 124 · 3 ROOM · 04 TO 06 · New Generation · 55 years left
67 sqmS$380,000S$5,672 psm
Apr 2022
Blk 124 · 3 ROOM · 01 TO 03 · New Generation · 57 years left
80 sqmS$400,000S$5,000 psm
Dec 2021
Blk 124 · 3 ROOM · 01 TO 03 · New Generation · 57 years left
67 sqmS$384,000S$5,731 psm
See more

Showing 3 of 7.

Sale prices as filed in caveats.

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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years46 yearsS$376,449S$415,630S$450,135S$458,007
10 years41 yearsS$354,519S$432,156S$506,890S$524,774

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.