Blk 165 Bt Merah Ctrl
Project page · 99-year lease from 1980
Based on 10 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 48 · 638 m | 10 TO 12 | 103 sqm | S$728,000 | S$7,068 psm | ×1.000 | S$7,068 psm |
| Jul 2026 | Blk 46 · 638 m | 01 TO 03 | 106 sqm | S$665,000 | S$6,274 psm | ×1.000 | S$6,274 psm |
| Jul 2026 | Blk 47 · 638 m | 01 TO 03 | 103 sqm | S$710,000 | S$6,893 psm | ×1.000 | S$6,893 psm |
| Jun 2026 | Blk 8 · 847 m | 01 TO 03 | 104 sqm | S$560,000 | S$5,385 psm | ×1.000 | S$5,385 psm |
| May 2026 | Blk 46 · 638 m | 01 TO 03 | 111 sqm | S$708,888 | S$6,386 psm | ×1.000 | S$6,386 psm |
| Mar 2026 | Blk 46 · 638 m | 10 TO 12 | 103 sqm | S$708,000 | S$6,874 psm | ×0.997 | S$6,854 psm |
| Aug 2025 | Blk 46 · 638 m | 04 TO 06 | 106 sqm | S$685,000 | S$6,462 psm | ×0.996 | S$6,434 psm |
| Jun 2025 | Blk 46 · 638 m | 04 TO 06 | 103 sqm | S$710,000 | S$6,893 psm | ×1.000 | S$6,890 psm |
| Jan 2025 | Blk 47 · 638 m | 04 TO 06 | 106 sqm | S$680,000 | S$6,415 psm | ×1.009 | S$6,473 psm |
| Dec 2024 | Blk 47 · 638 m | 10 TO 12 | 103 sqm | S$700,000 | S$6,796 psm | ×1.025 | S$6,964 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.
6.39% gross yield
S$46,800 of rent a year against the estimate above · 0.67 points below flats like it
Homes like this rent for about S$3,900 a month, the middle of 711 approvals in the last year.
Across Singapore, flats of this type with 50 to 59 years of lease left yield 7.06%, from 112 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.
Buying or selling at S$732,932?
Buying: Stamp duty on S$732,932 · Cash and CPF needed on S$732,932 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$732,932.
Each opens with this figure filled in; change anything there.
Primary schools near 165 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 · 241 m · no 2025 Phase 2C ballot
- Zhangde Primary School · 943 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Blangah Rise Primary School · 1,035 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Radin Mas Primary School · 1,086 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Alexandra Primary School · 1,151 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- CHIJ (Kellock) (girls) · 1,481 m · no 2025 Phase 2C ballot
- Queenstown Primary School · 1,643 m · balloted in 2025 Phase 2C (PRs within 1 km)
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2022 | Blk 165 · 4 ROOM · 01 TO 03 · New Generation · 57 years left | 110 sqm | S$526,000 | S$4,782 psm |
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Mar 2025 | Blk 165 · 3 ROOM | S$3,600 | — |
| Feb 2023 | Blk 165 · 3 ROOM | S$3,500 | — |
| Jan 2021 | Blk 165 · 3 ROOM | S$2,000 | — |
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$696,013 | S$768,455 | S$832,251 | S$846,806 |
| 10 years | 42 years | S$655,467 | S$799,011 | S$937,184 | S$970,251 |
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.