Blk 119 Bt Merah View
Project page · 99-year lease from 1983
Based on 11 sales in this street, last 12 months. Search widened 1 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 | 13 TO 15 | 65 sqm | S$408,000 | S$6,277 psm | ×1.000 | S$6,277 psm |
| Sept 2026 | Blk 130 | 04 TO 06 | 65 sqm | S$450,000 | S$6,923 psm | ×1.000 | S$6,923 psm |
| Sept 2026 | Blk 128 | 01 TO 03 | 65 sqm | S$380,000 | S$5,846 psm | ×1.000 | S$5,846 psm |
| Jul 2026 | Blk 128 | 04 TO 06 | 65 sqm | S$433,000 | S$6,662 psm | ×1.000 | S$6,662 psm |
| Jul 2026 | Blk 129 | 04 TO 06 | 65 sqm | S$385,000 | S$5,923 psm | ×1.000 | S$5,923 psm |
| Feb 2026 | Blk 130 | 13 TO 15 | 65 sqm | S$433,800 | S$6,674 psm | ×0.997 | S$6,654 psm |
| Jan 2026 | Blk 129 | 13 TO 15 | 65 sqm | S$430,000 | S$6,615 psm | ×0.997 | S$6,596 psm |
| Dec 2025 | Blk 130 | 10 TO 12 | 65 sqm | S$405,000 | S$6,231 psm | ×0.996 | S$6,206 psm |
| Dec 2025 | Blk 116 | 01 TO 03 | 59 sqm | S$340,000 | S$5,763 psm | ×0.996 | S$5,740 psm |
| Nov 2025 | Blk 128 | 04 TO 06 | 65 sqm | S$418,000 | S$6,431 psm | ×0.996 | S$6,406 psm |
| Nov 2025 | Blk 129 | 07 TO 09 | 65 sqm | S$415,000 | S$6,385 psm | ×0.996 | S$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 · 1.19 points above flats like it
Homes like this rent for about S$3,100 a month, the middle of 65 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 |
|---|---|---|---|
| Sept 2026 | 129 | 3 ROOM | S$3,300 |
| Sept 2026 | 128 | 3 ROOM | S$3,200 |
| Sept 2026 | 130 | 3 ROOM | S$3,000 |
| Aug 2026 | 128 | 3 ROOM | S$3,600 |
| Aug 2026 | 119 | 3 ROOM | S$3,300 |
| Aug 2026 | 129 | 3 ROOM | S$3,300 |
| Aug 2026 | 128 | 3 ROOM | S$2,900 |
| Aug 2026 | 119 | 3 ROOM | S$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 119 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
- Zhangde Primary School · 479 m · no 2025 Phase 2C ballot
- Gan Eng Seng Primary School · 603 m · no 2025 Phase 2C ballot
- Alexandra Primary School · 872 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Radin Mas Primary School · 890 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- CHIJ (Kellock) (girls) · 1,168 m · no 2025 Phase 2C ballot
- Blangah Rise Primary School · 1,454 m · no 2025 Phase 2C ballot
- Queenstown Primary School · 1,906 m · balloted in 2025 Phase 2C (PRs within 1 km) · near the line — check on OneMap
- River Valley Primary School · 1,993 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 119 · 3 ROOM · 13 TO 15 · Improved · 55 years left | 65 sqm | S$408,000 | S$6,277 psm |
| Nov 2025 | Blk 119 · 3 ROOM · 16 TO 18 · Improved · 56 years left excluded: outlier | 65 sqm | S$470,000 | S$7,231 psm |
| Oct 2025 | Blk 119 · 3 ROOM · 04 TO 06 · Improved · 56 years left | 65 sqm | S$418,888 | S$6,444 psm |
| Aug 2025 | Blk 119 · 3 ROOM · 07 TO 09 · Improved · 57 years left | 65 sqm | S$430,000 | S$6,615 psm |
| Jul 2025 | Blk 119 · 3 ROOM · 07 TO 09 · Improved · 57 years left | 65 sqm | S$440,000 | S$6,769 psm |
| Jun 2025 | Blk 119 · 3 ROOM · 01 TO 03 · Improved · 57 years left | 65 sqm | S$420,000 | S$6,462 psm |
| Mar 2025 | Blk 119 · 3 ROOM · 04 TO 06 · Improved · 57 years left | 65 sqm | S$410,000 | S$6,308 psm |
| Feb 2025 | Blk 119 · 3 ROOM · 07 TO 09 · Improved · 57 years left | 65 sqm | S$420,000 | S$6,462 psm |
| Jan 2025 | Blk 119 · 3 ROOM · 13 TO 15 · Improved · 57 years left | 65 sqm | S$428,000 | S$6,585 psm |
| Nov 2024 | Blk 119 · 3 ROOM · 07 TO 09 · Improved · 57 years left | 65 sqm | S$458,000 | S$7,046 psm |
| Oct 2024 | Blk 119 · 3 ROOM · 13 TO 15 · Improved · 57 years left | 65 sqm | S$420,000 | S$6,462 psm |
| May 2024 | Blk 119 · 3 ROOM · 04 TO 06 · Improved · 58 years left | 65 sqm | S$408,000 | S$6,277 psm |
| May 2024 | Blk 119 · 3 ROOM · 07 TO 09 · Improved · 58 years left | 65 sqm | S$395,000 | S$6,077 psm |
| Oct 2023 | Blk 119 · 3 ROOM · 13 TO 15 · Improved · 58 years left | 65 sqm | S$408,000 | S$6,277 psm |
| Jul 2023 | Blk 119 · 3 ROOM · 16 TO 18 · Improved · 59 years left | 65 sqm | S$408,000 | S$6,277 psm |
| Jan 2023 | Blk 119 · 3 ROOM · 16 TO 18 · Improved · 59 years left | 65 sqm | S$420,000 | S$6,462 psm |
| Oct 2022 | Blk 119 · 3 ROOM · 13 TO 15 · Improved · 59 years left | 65 sqm | S$408,888 | S$6,291 psm |
| Aug 2022 | Blk 119 · 3 ROOM · 01 TO 03 · Improved · 60 years left | 65 sqm | S$358,000 | S$5,508 psm |
| Jul 2022 | Blk 119 · 5 ROOM · 10 TO 12 · Adjoined flat · 60 years left | 130 sqm | S$786,000 | S$6,046 psm |
| Jul 2022 | Blk 119 · 3 ROOM · 07 TO 09 · Improved · 60 years left | 65 sqm | S$380,000 | S$5,846 psm |
| Jun 2022 | Blk 119 · 3 ROOM · 01 TO 03 · Improved · 60 years left | 65 sqm | S$325,000 | S$5,000 psm |
| Apr 2022 | Blk 119 · 3 ROOM · 01 TO 03 · Improved · 60 years left | 65 sqm | S$305,000 | S$4,692 psm |
| Jan 2022 | Blk 119 · 3 ROOM · 16 TO 18 · Improved · 60 years left | 65 sqm | S$380,000 | S$5,846 psm |
| Jan 2022 | Blk 119 · 3 ROOM · 01 TO 03 · Improved · 60 years left | 65 sqm | S$343,000 | S$5,277 psm |
| Dec 2021 | Blk 119 · 3 ROOM · 13 TO 15 · Improved · 60 years left | 65 sqm | S$362,000 | S$5,569 psm |
Showing 25 of 114.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Aug 2026 | Blk 119 · 3 ROOM | S$3,300 | — |
| Aug 2026 | Blk 119 · 3 ROOM | S$2,800 | — |
| Aug 2026 | Blk 119 · 3 ROOM | S$2,000 | — |
| Jul 2026 | Blk 119 · 3 ROOM | S$3,300 | — |
| Jun 2026 | Blk 119 · 3 ROOM | S$2,800 | — |
| May 2026 | Blk 119 · 3 ROOM | S$3,400 | — |
| May 2026 | Blk 119 · 3 ROOM | S$2,850 | — |
| Apr 2026 | Blk 119 · 3 ROOM | S$3,200 | — |
| Mar 2026 | Blk 119 · 3 ROOM | S$3,300 | — |
| Feb 2026 | Blk 119 · 3 ROOM | S$2,700 | — |
| Feb 2026 | Blk 119 · 3 ROOM | S$2,200 | — |
| Jan 2026 | Blk 119 · 3 ROOM | S$2,800 | — |
| Jan 2026 | Blk 119 · 3 ROOM | S$2,800 | — |
| Jan 2026 | Blk 119 · 3 ROOM | S$1,800 | — |
| Nov 2025 | Blk 119 · 3 ROOM | S$3,100 | — |
| Sept 2025 | Blk 119 · 3 ROOM | S$3,100 | — |
| Aug 2025 | Blk 119 · 3 ROOM | S$2,600 | — |
| Jul 2025 | Blk 119 · 3 ROOM | S$3,150 | — |
| Mar 2025 | Blk 119 · 3 ROOM | S$3,400 | — |
| Mar 2025 | Blk 119 · 3 ROOM | S$2,700 | — |
| Mar 2025 | Blk 119 · 3 ROOM | S$2,200 | — |
| Feb 2025 | Blk 119 · 3 ROOM | S$2,500 | — |
| Feb 2025 | Blk 119 · 3 ROOM | S$2,200 | — |
| Feb 2025 | Blk 119 · 3 ROOM | S$2,000 | — |
| Jan 2025 | Blk 119 · 3 ROOM | S$3,900 | — |
| Jan 2025 | Blk 119 · 3 ROOM | S$2,700 | — |
| Oct 2024 | Blk 119 · 3 ROOM | S$3,100 | — |
| Oct 2024 | Blk 119 · 3 ROOM | S$3,000 | — |
| Aug 2024 | Blk 119 · 3 ROOM | S$3,300 | — |
| Aug 2024 | Blk 119 · 3 ROOM | S$3,300 | — |
| Aug 2024 | Blk 119 · 3 ROOM | S$3,000 | — |
| Aug 2024 | Blk 119 · 3 ROOM | S$2,000 | — |
| Jul 2024 | Blk 119 · 3 ROOM | S$3,200 | — |
| Jul 2024 | Blk 119 · 3 ROOM | S$1,700 | — |
| May 2024 | Blk 119 · 3 ROOM | S$2,800 | — |
| Apr 2024 | Blk 119 · 3 ROOM | S$3,500 | — |
| Apr 2024 | Blk 119 · 3 ROOM | S$2,800 | — |
| Mar 2024 | Blk 119 · 3 ROOM | S$2,700 | — |
| Mar 2024 | Blk 119 · 3 ROOM | S$2,700 | — |
| Mar 2024 | Blk 119 · 3 ROOM | S$2,600 | — |
| Feb 2024 | Blk 119 · 3 ROOM | S$3,000 | — |
| Feb 2024 | Blk 119 · 3 ROOM | S$3,000 | — |
| Feb 2024 | Blk 119 · 3 ROOM | S$2,700 | — |
| Feb 2024 | Blk 119 · 3 ROOM | S$2,200 | — |
| Jan 2024 | Blk 119 · 3 ROOM | S$2,800 | — |
| Dec 2023 | Blk 119 · 3 ROOM | S$3,000 | — |
| Oct 2023 | Blk 119 · 3 ROOM | S$2,500 | — |
| Sept 2023 | Blk 119 · 3 ROOM | S$3,000 | — |
| Sept 2023 | Blk 119 · 3 ROOM | S$2,600 | — |
| Jul 2023 | Blk 119 · 3 ROOM | S$3,000 | — |
| Jun 2023 | Blk 119 · 3 ROOM | S$2,850 | — |
| Jun 2023 | Blk 119 · 3 ROOM | S$2,500 | — |
| Jun 2023 | Blk 119 · 3 ROOM | S$1,700 | — |
| Apr 2023 | Blk 119 · 3 ROOM | S$3,500 | — |
| Mar 2023 | Blk 119 · 3 ROOM | S$3,100 | — |
| Feb 2023 | Blk 119 · 3 ROOM | S$2,200 | — |
| Feb 2023 | Blk 119 · 3 ROOM | S$2,000 | — |
| Feb 2023 | Blk 119 · 3 ROOM | S$1,800 | — |
| Dec 2022 | Blk 119 · 3 ROOM | S$3,850 | — |
| Sept 2022 | Blk 119 · 3 ROOM | S$3,200 | — |
| Aug 2022 | Blk 119 · 3 ROOM | S$2,400 | — |
| Jul 2022 | Blk 119 · 3 ROOM | S$3,100 | — |
| Jul 2022 | Blk 119 · 3 ROOM | S$2,500 | — |
| Jun 2022 | Blk 119 · 3 ROOM | S$1,500 | — |
| Apr 2022 | Blk 119 · 3 ROOM | S$2,500 | — |
| Apr 2022 | Blk 119 · 3 ROOM | S$2,200 | — |
| Apr 2022 | Blk 119 · 3 ROOM | S$2,000 | — |
| Mar 2022 | Blk 119 · 3 ROOM | S$2,450 | — |
| Mar 2022 | Blk 119 · 3 ROOM | S$1,800 | — |
| Feb 2022 | Blk 119 · 3 ROOM | S$2,000 | — |
| Dec 2021 | Blk 119 · 3 ROOM | S$2,500 | — |
| Dec 2021 | Blk 119 · 3 ROOM | S$2,200 | — |
| Nov 2021 | Blk 119 · 3 ROOM | S$2,100 | — |
| Sept 2021 | Blk 119 · 3 ROOM | S$2,300 | — |
| Sept 2021 | Blk 119 · 3 ROOM | S$1,850 | — |
| Aug 2021 | Blk 119 · 3 ROOM | S$2,100 | — |
| May 2021 | Blk 119 · 3 ROOM | S$2,000 | — |
| May 2021 | Blk 119 · 3 ROOM | S$1,700 | — |
| May 2021 | Blk 119 · 3 ROOM | S$1,600 | — |
| Apr 2021 | Blk 119 · 3 ROOM | S$2,000 | — |
| Apr 2021 | Blk 119 · 3 ROOM | S$1,900 | — |
| Mar 2021 | Blk 119 · 3 ROOM | S$2,200 | — |
| Mar 2021 | Blk 119 · 3 ROOM | S$1,800 | — |
| Feb 2021 | Blk 119 · 3 ROOM | S$2,100 | — |
| Feb 2021 | Blk 119 · 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 55 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 | 50 years | S$394,601 | S$435,671 | S$471,840 | S$480,092 |
| 10 years | 45 years | S$374,724 | S$456,786 | S$535,779 | S$554,683 |
| 20 years | 35 years | S$329,422 | S$489,504 | S$673,444 | S$721,805 |
On a flat market the lease alone costs 20% over 20 years. Prices would need to rise about 1.14% 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.