Blk 161 Bt Merah Ctrl
Project page · 99-year lease from 1980
Based on 40 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 |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 119 · 700 m | 13 TO 15 | 65 sqm | S$408,000 | S$6,277 psm | ×1.000 | S$6,277 psm |
| Sept 2026 | Blk 130 · 700 m | 04 TO 06 | 65 sqm | S$450,000 | S$6,923 psm | ×1.000 | S$6,923 psm |
| Sept 2026 | Blk 128 · 700 m | 01 TO 03 | 65 sqm | S$380,000 | S$5,846 psm | ×1.000 | S$5,846 psm |
| Jul 2026 | Blk 128 · 700 m | 01 TO 03 | 76 sqm | S$390,000 | S$5,132 psm | ×1.000 | S$5,132 psm |
| Jul 2026 | Blk 128 · 700 m | 04 TO 06 | 65 sqm | S$433,000 | S$6,662 psm | ×1.000 | S$6,662 psm |
| Jul 2026 | Blk 129 · 700 m | 04 TO 06 | 65 sqm | S$385,000 | S$5,923 psm | ×1.000 | S$5,923 psm |
| Jun 2026 | Blk 86 · 481 m | 13 TO 15 | 59 sqm | S$450,000 | S$7,627 psm | ×1.000 | S$7,627 psm |
| Feb 2026 | Blk 130 · 700 m | 13 TO 15 | 65 sqm | S$433,800 | S$6,674 psm | ×0.997 | S$6,654 psm |
| Feb 2026 | Blk 86 · 481 m | 01 TO 03 | 59 sqm | S$350,000 | S$5,932 psm | ×0.997 | S$5,915 psm |
| Jan 2026 | Blk 129 · 700 m | 13 TO 15 | 65 sqm | S$430,000 | S$6,615 psm | ×0.997 | S$6,596 psm |
| Dec 2025 | Blk 130 · 700 m | 10 TO 12 | 65 sqm | S$405,000 | S$6,231 psm | ×0.996 | S$6,206 psm |
| Dec 2025 | Blk 116 · 700 m | 01 TO 03 | 59 sqm | S$340,000 | S$5,763 psm | ×0.996 | S$5,740 psm |
| Dec 2025 | Blk 86 · 481 m | 07 TO 09 | 59 sqm | S$410,000 | S$6,949 psm | ×0.996 | S$6,922 psm |
| Nov 2025 | Blk 128 · 700 m | 04 TO 06 | 65 sqm | S$418,000 | S$6,431 psm | ×0.996 | S$6,406 psm |
| Nov 2025 | Blk 129 · 700 m | 07 TO 09 | 65 sqm | S$415,000 | S$6,385 psm | ×0.996 | S$6,360 psm |
| Oct 2025 | Blk 116 · 700 m | 04 TO 06 | 59 sqm | S$388,000 | S$6,576 psm | ×0.996 | S$6,550 psm |
| Oct 2025 | Blk 116 · 700 m | 04 TO 06 | 70 sqm | S$418,000 | S$5,971 psm | ×0.996 | S$5,948 psm |
| Oct 2025 | Blk 119 · 700 m | 04 TO 06 | 65 sqm | S$418,888 | S$6,444 psm | ×0.996 | S$6,419 psm |
| Sept 2025 | Blk 86 · 481 m | 04 TO 06 | 59 sqm | S$418,000 | S$7,085 psm | ×0.996 | S$7,053 psm |
| Aug 2025 | Blk 119 · 700 m | 07 TO 09 | 65 sqm | S$430,000 | S$6,615 psm | ×0.996 | S$6,586 psm |
| Jul 2025 | Blk 119 · 700 m | 07 TO 09 | 65 sqm | S$440,000 | S$6,769 psm | ×0.996 | S$6,739 psm |
| Jul 2025 | Blk 129 · 700 m | 19 TO 21 | 65 sqm | S$445,000 | S$6,846 psm | ×0.996 | S$6,816 psm |
| Jul 2025 | Blk 129 · 700 m | 04 TO 06 | 65 sqm | S$405,000 | S$6,231 psm | ×0.996 | S$6,203 psm |
| Jun 2025 | Blk 128 · 700 m | 10 TO 12 | 65 sqm | S$428,000 | S$6,585 psm | ×1.000 | S$6,581 psm |
| Jun 2025 | Blk 128 · 700 m | 19 TO 21 | 76 sqm | S$450,888 | S$5,933 psm | ×1.000 | S$5,930 psm |
| Jun 2025 | Blk 119 · 700 m | 01 TO 03 | 65 sqm | S$420,000 | S$6,462 psm | ×1.000 | S$6,458 psm |
| May 2025 | Blk 130 · 700 m | 19 TO 21 | 65 sqm | S$438,000 | S$6,738 psm | ×1.000 | S$6,735 psm |
| May 2025 | Blk 130 · 700 m | 07 TO 09 | 65 sqm | S$420,000 | S$6,462 psm | ×1.000 | S$6,458 psm |
| May 2025 | Blk 161 | 01 TO 03 | 68 sqm | S$410,000 | S$6,029 psm | ×1.000 | S$6,026 psm |
| Apr 2025 | Blk 128 · 700 m | 16 TO 18 | 65 sqm | S$431,000 | S$6,631 psm | ×1.000 | S$6,628 psm |
| Mar 2025 | Blk 119 · 700 m | 04 TO 06 | 65 sqm | S$410,000 | S$6,308 psm | ×1.009 | S$6,364 psm |
| Mar 2025 | Blk 116 · 700 m | 01 TO 03 | 59 sqm | S$378,000 | S$6,407 psm | ×1.009 | S$6,464 psm |
| Feb 2025 | Blk 119 · 700 m | 07 TO 09 | 65 sqm | S$420,000 | S$6,462 psm | ×1.009 | S$6,519 psm |
| Feb 2025 | Blk 130 · 700 m | 07 TO 09 | 76 sqm | S$438,800 | S$5,774 psm | ×1.009 | S$5,825 psm |
| Feb 2025 | Blk 130 · 700 m | 04 TO 06 | 65 sqm | S$430,000 | S$6,615 psm | ×1.009 | S$6,675 psm |
| Jan 2025 | Blk 119 · 700 m | 13 TO 15 | 65 sqm | S$428,000 | S$6,585 psm | ×1.009 | S$6,644 psm |
| Dec 2024 | Blk 129 · 700 m | 04 TO 06 | 76 sqm | S$455,000 | S$5,987 psm | ×1.025 | S$6,135 psm |
| Nov 2024 | Blk 129 · 700 m | 10 TO 12 | 65 sqm | S$456,000 | S$7,015 psm | ×1.025 | S$7,189 psm |
| Nov 2024 | Blk 119 · 700 m | 07 TO 09 | 65 sqm | S$458,000 | S$7,046 psm | ×1.025 | S$7,221 psm |
| Nov 2024 | Blk 86 · 481 m | 04 TO 06 | 59 sqm | S$378,888 | S$6,422 psm | ×1.025 | S$6,581 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.
8.22% gross yield
S$36,300 of rent a year against the estimate above · 0.41 points above flats like it
Homes like this rent for about S$3,025 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 |
|---|---|---|---|
| Aug 2026 | 161 | 3 ROOM | S$3,250 |
| Jul 2026 | 164 | 3 ROOM | S$2,900 |
| Jan 2026 | 161 | 3 ROOM | S$3,100 |
| Dec 2025 | 161 | 3 ROOM | S$2,950 |
median of 4 HDB rental approvals for 3 ROOM on Bt Merah Ctrl since 2025-10.
Buying or selling at S$441,441?
Buying: Stamp duty on S$441,441 · Cash and CPF needed on S$441,441 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$441,441.
Each opens with this figure filled in; change anything there.
Primary schools near 161 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 · 120 m · no 2025 Phase 2C ballot
1 to 2 km
- Zhangde Primary School · 1,012 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Blangah Rise Primary School · 1,038 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Alexandra Primary School · 1,135 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Radin Mas Primary School · 1,207 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Queenstown Primary School · 1,522 m · balloted in 2025 Phase 2C (PRs within 1 km)
- CHIJ (Kellock) (girls) · 1,597 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| May 2025 | Blk 161 · 3 ROOM · 01 TO 03 · New Generation · 54 years left | 68 sqm | S$410,000 | S$6,029 psm |
| May 2024 | Blk 161 · 3 ROOM · 04 TO 06 · New Generation · 55 years left | 68 sqm | S$416,666 | S$6,127 psm |
| Mar 2023 | Blk 161 · 3 ROOM · 04 TO 06 · New Generation · 56 years left | 68 sqm | S$393,000 | S$5,779 psm |
| Dec 2021 | Blk 161 · 3 ROOM · 04 TO 06 · New Generation · 58 years left | 68 sqm | S$383,000 | S$5,632 psm |
Showing 4 of 19.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 161 · 3 ROOM | S$3,250 | — |
| Jan 2026 | Blk 161 · 3 ROOM | S$3,100 | — |
| Dec 2025 | Blk 161 · 3 ROOM | S$2,950 | — |
| Mar 2025 | Blk 161 · 3 ROOM | S$3,500 | — |
| Feb 2025 | Blk 161 · 3 ROOM | S$3,100 | — |
| Feb 2025 | Blk 161 · 3 ROOM | S$3,000 | — |
| Dec 2024 | Blk 161 · 3 ROOM | S$3,000 | — |
| May 2024 | Blk 161 · 3 ROOM | S$3,100 | — |
| Apr 2024 | Blk 161 · 3 ROOM | S$3,000 | — |
| Dec 2023 | Blk 161 · 3 ROOM | S$2,900 | — |
| Jul 2023 | Blk 161 · 3 ROOM | S$2,800 | — |
| Mar 2023 | Blk 161 · 3 ROOM | S$2,100 | — |
| Dec 2022 | Blk 161 · 3 ROOM | S$2,700 | — |
| Jul 2022 | Blk 161 · 3 ROOM | S$2,800 | — |
| Apr 2022 | Blk 161 · 3 ROOM | S$2,100 | — |
| Feb 2022 | Blk 161 · 3 ROOM | S$2,300 | — |
| Sept 2021 | Blk 161 · 3 ROOM | S$2,000 | — |
| Jun 2021 | Blk 161 · 3 ROOM | S$1,700 | — |
| Apr 2021 | Blk 161 · 3 ROOM | S$2,100 | — |
| Jan 2021 | Blk 161 · 3 ROOM | S$2,300 | — |
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 52 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 | 47 years | S$419,205 | S$462,836 | S$501,260 | S$510,027 |
| 10 years | 42 years | S$394,784 | S$481,240 | S$564,461 | S$584,377 |
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.