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HDB · 150127

Blk 127 Bt Merah Lane 1

Project page · 99-year lease from 1979

Indicative value range
S$444,445 – S$488,889
Indicative mid S$475,489 · S$5,944 psm

Based on 29 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

This block has no sales of its own yet, so the flat types and sizes come from the street.

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 23A · 895 m19 TO 2176 sqmS$430,000S$5,658 psm×1.000S$5,658 psm
Aug 2026Blk 23A · 895 m16 TO 1876 sqmS$440,000S$5,789 psm×1.000S$5,789 psm
Jul 2026Blk 161 · 826 m07 TO 0972 sqmS$440,000S$6,111 psm×1.000S$6,111 psm
Jun 2026Blk 160 · 826 m10 TO 1272 sqmS$400,000S$5,556 psm×1.000S$5,556 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
Apr 2026Blk 164 · 477 m04 TO 0676 sqmS$400,000S$5,263 psm×1.000S$5,263 psm
Dec 2025Blk 170 · 477 m01 TO 0370 sqmS$410,000S$5,857 psm×0.996S$5,834 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
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
May 2025Blk 52 · 477 m01 TO 0390 sqmS$880,888S$9,755 psm×1.000S$9,750 psm
May 2025Blk 153 · 826 m10 TO 1283 sqmS$486,000S$5,855 psm×1.000S$5,853 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 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
Mar 2025Blk 162 · 826 m01 TO 0376 sqmS$405,000S$5,329 psm×1.009S$5,377 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
Jan 2025Blk 167 · 477 m10 TO 1269 sqmS$455,000S$6,594 psm×1.009S$6,653 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 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

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.

7.19% gross yield

S$34,200 of rent a year against the estimate above · 0.62 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

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$475,489?

Buying: Stamp duty on S$475,489 · Cash and CPF needed on S$475,489 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$475,489.

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

Primary schools near 127 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

No sales in the last five years.

See more

Showing 0 of 3.

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$451,537S$498,534S$539,922S$549,364
10 years41 yearsS$425,233S$518,357S$607,997S$629,449

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.