homequant
HDB · 150129

Blk 129 Bt Merah View

Project page · 99-year lease from 1973

Indicative value range
S$399,185 – S$421,051
Indicative mid S$413,369 · S$6,360 psm

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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Jul 2026Blk 12904 TO 0665 sqmS$385,000S$5,923 psm×1.000S$5,923 psm
Jan 2026Blk 12913 TO 1565 sqmS$430,000S$6,615 psm×0.997S$6,596 psm
Nov 2025Blk 12907 TO 0965 sqmS$415,000S$6,385 psm×0.996S$6,360 psm

How accurate is this estimate for Bt Merah View?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 22 sales in Bt Merah View since.

Median error
5.7%

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.

9.00% gross yield

S$37,200 of rent a year against the estimate above · 0.28 points below flats like it

Homes like this rent for about S$3,100 a month, the middle of 65 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

ApprovedBlockFlatRent a month
Sept 20261293 ROOMS$3,300
Sept 20261283 ROOMS$3,200
Sept 20261303 ROOMS$3,000
Aug 20261283 ROOMS$3,600
Aug 20261193 ROOMS$3,300
Aug 20261293 ROOMS$3,300
Aug 20261283 ROOMS$2,900
Aug 20261193 ROOMS$2,800

median of 65 HDB rental approvals for 3 ROOM on Bt Merah View since 2025-10.

Buying or selling at S$413,369?

Buying: Stamp duty on S$413,369 · Cash and CPF needed on S$413,369 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$413,369.

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

Primary schools near 129 Bt Merah View

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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Jul 2026
Blk 129 · 3 ROOM · 04 TO 06 · Improved · 46 years left
65 sqmS$385,000S$5,923 psm
May 2026
Blk 129 · 3 ROOM · 07 TO 09 · Improved · 46 years left
excluded: outlier
65 sqmS$340,000S$5,231 psm
Jan 2026
Blk 129 · 3 ROOM · 13 TO 15 · Improved · 47 years left
65 sqmS$430,000S$6,615 psm
Nov 2025
Blk 129 · 3 ROOM · 07 TO 09 · Improved · 47 years left
65 sqmS$415,000S$6,385 psm
Jul 2025
Blk 129 · 3 ROOM · 04 TO 06 · Improved · 47 years left
65 sqmS$405,000S$6,231 psm
Jul 2025
Blk 129 · 3 ROOM · 19 TO 21 · Improved · 47 years left
65 sqmS$445,000S$6,846 psm
Dec 2024
Blk 129 · 3 ROOM · 04 TO 06 · Improved · 48 years left
76 sqmS$455,000S$5,987 psm
Nov 2024
Blk 129 · 3 ROOM · 10 TO 12 · Improved · 48 years left
65 sqmS$456,000S$7,015 psm
Oct 2024
Blk 129 · 3 ROOM · 19 TO 21 · Improved · 48 years left
65 sqmS$435,000S$6,692 psm
Oct 2024
Blk 129 · 3 ROOM · 04 TO 06 · Improved · 48 years left
excluded: outlier
76 sqmS$425,000S$5,592 psm
Sept 2024
Blk 129 · 3 ROOM · 07 TO 09 · Improved · 48 years left
65 sqmS$405,000S$6,231 psm
Jul 2024
Blk 129 · 3 ROOM · 13 TO 15 · Improved · 48 years left
65 sqmS$413,000S$6,354 psm
May 2024
Blk 129 · 3 ROOM · 07 TO 09 · Improved · 48 years left
65 sqmS$410,000S$6,308 psm
Mar 2024
Blk 129 · 5 ROOM · 16 TO 18 · Adjoined flat · 48 years left
130 sqmS$840,000S$6,462 psm
Aug 2023
Blk 129 · 3 ROOM · 07 TO 09 · Improved · 49 years left
65 sqmS$430,000S$6,615 psm
Mar 2023
Blk 129 · 3 ROOM · 04 TO 06 · Improved · 49 years left
76 sqmS$428,000S$5,632 psm
Dec 2022
Blk 129 · 3 ROOM · 16 TO 18 · Improved · 50 years left
76 sqmS$455,000S$5,987 psm
Sept 2022
Blk 129 · 3 ROOM · 04 TO 06 · Improved · 50 years left
65 sqmS$345,000S$5,308 psm
Aug 2022
Blk 129 · 3 ROOM · 10 TO 12 · Improved · 50 years left
65 sqmS$370,000S$5,692 psm
Jun 2022
Blk 129 · 3 ROOM · 10 TO 12 · Improved · 50 years left
65 sqmS$362,000S$5,569 psm
Dec 2021
Blk 129 · 3 ROOM · 13 TO 15 · Improved · 51 years left
76 sqmS$438,000S$5,763 psm
See more

Showing 21 of 133.

Sale prices as filed in caveats.

Where the lease takes this

About 45 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 years40 yearsS$389,289S$429,807S$465,489S$473,630
10 years35 yearsS$363,396S$442,978S$519,582S$537,915

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.