Blk 28 Jln Bt Merah
Project page · 99-year lease from 1967
Based on 4 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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Aug 2026 | Blk 28 | 10 TO 12 | 60 sqm | S$325,000 | S$5,417 psm | ×1.000 | S$5,417 psm |
| Mar 2026 | Blk 28 | 01 TO 03 | 60 sqm | S$322,000 | S$5,367 psm | ×0.997 | S$5,351 psm |
| Mar 2026 | Blk 28 | 10 TO 12 | 60 sqm | S$330,000 | S$5,500 psm | ×0.997 | S$5,484 psm |
| Feb 2026 | Blk 28 | 13 TO 15 | 60 sqm | S$325,000 | S$5,417 psm | ×0.997 | S$5,401 psm |
How accurate is this estimate for Jln Bt Merah?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 46 sales in Jln Bt Merah since.
- Median error
- 6.6%
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.
11.09% gross yield
S$36,000 of rent a year against the estimate above · 3.05 points above flats like it
Homes like this rent for about S$3,000 a month, the middle of 99 approvals in the last year.
Across Singapore these flats yield 8.04%, from 594 blocks. Too few blocks share this flat's remaining lease to measure that separately, so this figure covers every lease length.
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 |
|---|---|---|---|
| Sept 2026 | 2 | 3 ROOM | S$3,200 |
| Sept 2026 | 1 | 3 ROOM | S$3,000 |
| Sept 2026 | 133 | 3 ROOM | S$3,000 |
| Sept 2026 | 2 | 3 ROOM | S$3,000 |
| Aug 2026 | 107 | 3 ROOM | S$3,000 |
| Aug 2026 | 131 | 3 ROOM | S$3,000 |
| Aug 2026 | 144 | 3 ROOM | S$2,500 |
| Aug 2026 | 107 | 3 ROOM | S$1,350 |
median of 99 HDB rental approvals for 3 ROOM on Jln Bt Merah since 2025-10.
Buying or selling at S$324,521?
Buying: Stamp duty on S$324,521 · Cash and CPF needed on S$324,521 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$324,521.
Each opens with this figure filled in; change anything there.
Primary schools near 28 Jln Bt Merah
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 · 535 m · no 2025 Phase 2C ballot
- Blangah Rise Primary School · 991 m · no 2025 Phase 2C ballot · near the line — check on OneMap
- Queenstown Primary School · 995 m · balloted in 2025 Phase 2C (PRs within 1 km) · near the line — check on OneMap
1 to 2 km
- Alexandra Primary School · 1,598 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Zhangde Primary School · 1,728 m · no 2025 Phase 2C ballot
- New Town Primary School · 1,753 m · no 2025 Phase 2C ballot
- Radin Mas Primary School · 1,911 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Aug 2026 | Blk 28 · 3 ROOM · 10 TO 12 · Standard · 40 years left | 60 sqm | S$325,000 | S$5,417 psm |
| Jul 2026 | Blk 28 · 2 ROOM · 10 TO 12 · Standard · 40 years left | 47 sqm | S$310,000 | S$6,596 psm |
| Mar 2026 | Blk 28 · 3 ROOM · 10 TO 12 · Standard · 40 years left | 60 sqm | S$330,000 | S$5,500 psm |
| Mar 2026 | Blk 28 · 3 ROOM · 01 TO 03 · Standard · 40 years left | 60 sqm | S$322,000 | S$5,367 psm |
| Feb 2026 | Blk 28 · 3 ROOM · 13 TO 15 · Standard · 40 years left | 60 sqm | S$325,000 | S$5,417 psm |
| Feb 2026 | Blk 28 · 2 ROOM · 04 TO 06 · Standard · 40 years left | 47 sqm | S$255,000 | S$5,426 psm |
| Dec 2025 | Blk 28 · 2 ROOM · 07 TO 09 · Standard · 41 years left | 47 sqm | S$280,000 | S$5,957 psm |
| Sept 2025 | Blk 28 · 3 ROOM · 07 TO 09 · Standard · 41 years left | 60 sqm | S$330,000 | S$5,500 psm |
| Sept 2025 | Blk 28 · 3 ROOM · 10 TO 12 · Standard · 41 years left | 60 sqm | S$350,000 | S$5,833 psm |
| Aug 2025 | Blk 28 · 3 ROOM · 10 TO 12 · Standard · 41 years left | 60 sqm | S$343,888 | S$5,731 psm |
| May 2025 | Blk 28 · 3 ROOM · 07 TO 09 · Standard · 41 years left | 60 sqm | S$376,000 | S$6,267 psm |
| Nov 2024 | Blk 28 · 2 ROOM · 01 TO 03 · Standard · 42 years left | 47 sqm | S$300,000 | S$6,383 psm |
| Oct 2024 | Blk 28 · 3 ROOM · 04 TO 06 · Standard · 42 years left | 60 sqm | S$364,000 | S$6,067 psm |
| Oct 2024 | Blk 28 · 2 ROOM · 07 TO 09 · Standard · 42 years left | 47 sqm | S$310,000 | S$6,596 psm |
| May 2024 | Blk 28 · 3 ROOM · 04 TO 06 · Standard · 42 years left | 60 sqm | S$310,000 | S$5,167 psm |
| Apr 2024 | Blk 28 · 2 ROOM · 01 TO 03 · Standard · 42 years left | 47 sqm | S$270,000 | S$5,745 psm |
| Feb 2024 | Blk 28 · 3 ROOM · 07 TO 09 · Standard · 42 years left | 60 sqm | S$307,500 | S$5,125 psm |
| Feb 2024 | Blk 28 · 3 ROOM · 13 TO 15 · Standard · 42 years left | 60 sqm | S$305,000 | S$5,083 psm |
| Jan 2024 | Blk 28 · 3 ROOM · 07 TO 09 · Standard · 43 years left | 60 sqm | S$315,000 | S$5,250 psm |
| Oct 2023 | Blk 28 · 2 ROOM · 13 TO 15 · Standard · 43 years left | 47 sqm | S$300,000 | S$6,383 psm |
| Aug 2023 | Blk 28 · 2 ROOM · 10 TO 12 · Standard · 43 years left | 47 sqm | S$290,000 | S$6,170 psm |
| Aug 2023 | Blk 28 · 2 ROOM · 01 TO 03 · Standard · 43 years left | 47 sqm | S$290,000 | S$6,170 psm |
| Apr 2023 | Blk 28 · 3 ROOM · 04 TO 06 · Standard · 43 years left | 60 sqm | S$300,000 | S$5,000 psm |
| Feb 2023 | Blk 28 · 3 ROOM · 01 TO 03 · Standard · 43 years left | 60 sqm | S$328,000 | S$5,467 psm |
| Jan 2023 | Blk 28 · 2 ROOM · 01 TO 03 · Standard · 43 years left | 47 sqm | S$270,000 | S$5,745 psm |
| Nov 2022 | Blk 28 · 3 ROOM · 07 TO 09 · Standard · 44 years left | 60 sqm | S$310,000 | S$5,167 psm |
| May 2022 | Blk 28 · 3 ROOM · 07 TO 09 · Standard · 44 years left excluded: outlier | 60 sqm | S$320,000 | S$5,333 psm |
| Apr 2022 | Blk 28 · 3 ROOM · 10 TO 12 · Standard · 44 years left excluded: outlier | 60 sqm | S$320,000 | S$5,333 psm |
| Mar 2022 | Blk 28 · 3 ROOM · 07 TO 09 · Standard · 44 years left excluded: outlier | 60 sqm | S$320,000 | S$5,333 psm |
| Dec 2021 | Blk 28 · 3 ROOM · 07 TO 09 · Standard · 45 years left | 60 sqm | S$255,000 | S$4,250 psm |
| Nov 2021 | Blk 28 · 3 ROOM · 07 TO 09 · Standard · 45 years left | 60 sqm | S$288,000 | S$4,800 psm |
| Nov 2021 | Blk 28 · 3 ROOM · 04 TO 06 · Standard · 45 years left | 60 sqm | S$272,000 | S$4,533 psm |
Showing 32 of 114.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 28 · 3 ROOM | S$3,600 | — |
| Jul 2026 | Blk 28 · 3 ROOM | S$2,900 | — |
| May 2026 | Blk 28 · 3 ROOM | S$3,000 | — |
| Apr 2026 | Blk 28 · 2 ROOM | S$2,600 | — |
| Aug 2025 | Blk 28 · 3 ROOM | S$2,800 | — |
| Aug 2025 | Blk 28 · 2 ROOM | S$1,500 | — |
| Jul 2025 | Blk 28 · 3 ROOM | S$3,400 | — |
| Jun 2025 | Blk 28 · 2 ROOM | S$2,500 | — |
| Apr 2025 | Blk 28 · 2 ROOM | S$2,500 | — |
| Mar 2025 | Blk 28 · 2 ROOM | S$2,500 | — |
| Mar 2025 | Blk 28 · 2 ROOM | S$2,200 | — |
| Feb 2025 | Blk 28 · 2 ROOM | S$2,500 | — |
| Oct 2024 | Blk 28 · 2 ROOM | S$2,200 | — |
| Aug 2024 | Blk 28 · 3 ROOM | S$2,600 | — |
| Aug 2024 | Blk 28 · 3 ROOM | S$2,000 | — |
| Jul 2024 | Blk 28 · 3 ROOM | S$3,200 | — |
| May 2024 | Blk 28 · 3 ROOM | S$3,000 | — |
| Oct 2023 | Blk 28 · 2 ROOM | S$2,200 | — |
| Aug 2023 | Blk 28 · 3 ROOM | S$2,700 | — |
| Jul 2023 | Blk 28 · 3 ROOM | S$3,200 | — |
| Jun 2023 | Blk 28 · 3 ROOM | S$3,000 | — |
| May 2023 | Blk 28 · 2 ROOM | S$600 | — |
| Apr 2023 | Blk 28 · 2 ROOM | S$2,700 | — |
| Feb 2023 | Blk 28 · 2 ROOM | S$1,350 | — |
| Nov 2022 | Blk 28 · 2 ROOM | S$2,750 | — |
| Aug 2022 | Blk 28 · 3 ROOM | S$2,000 | — |
| Jul 2022 | Blk 28 · 3 ROOM | S$2,800 | — |
| Jul 2022 | Blk 28 · 3 ROOM | S$2,100 | — |
| Jun 2022 | Blk 28 · 3 ROOM | S$3,000 | — |
| May 2022 | Blk 28 · 2 ROOM | S$2,100 | — |
| Apr 2022 | Blk 28 · 2 ROOM | S$2,000 | — |
| Apr 2022 | Blk 28 · 2 ROOM | S$1,850 | — |
| Feb 2022 | Blk 28 · 3 ROOM | S$2,600 | — |
| Dec 2021 | Blk 28 · 2 ROOM | S$600 | — |
| Nov 2021 | Blk 28 · 3 ROOM | S$2,300 | — |
| Sept 2021 | Blk 28 · 3 ROOM | S$2,000 | — |
| Sept 2021 | Blk 28 · 3 ROOM | S$1,900 | — |
| Jul 2021 | Blk 28 · 3 ROOM | S$2,300 | — |
| Jul 2021 | Blk 28 · 2 ROOM | S$1,500 | — |
| Jun 2021 | Blk 28 · 3 ROOM | S$1,800 | — |
| Feb 2021 | Blk 28 · 3 ROOM | S$1,800 | — |
| Feb 2021 | Blk 28 · 2 ROOM | S$1,300 | — |
Rents as approved by HDB, or as filed with URA for private homes, where the floor area is given as a band.
Indicative estimate from comparable caveats. Not a formal valuation.