Blk 120 Bt Merah View
Project page · 99-year lease from 1973
Based on 4 sales in this street, last 24 months. Search widened 2 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 |
|---|---|---|---|---|---|---|---|
| May 2026 | Blk 120 | 07 TO 09 | 88 sqm | S$560,000 | S$6,364 psm | ×1.000 | S$6,364 psm |
| Jul 2025 | Blk 120 | 04 TO 06 | 88 sqm | S$555,000 | S$6,307 psm | ×0.996 | S$6,279 psm |
| Feb 2025 | Blk 120 | 01 TO 03 | 88 sqm | S$505,000 | S$5,739 psm | ×1.009 | S$5,790 psm |
| Nov 2024 | Blk 120 | 01 TO 03 | 88 sqm | S$508,000 | S$5,773 psm | ×1.025 | S$5,916 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.
8.61% gross yield
S$46,200 of rent a year against the estimate above · 0.61 points above flats like it
Homes like this rent for about S$3,850 a month, the middle of 15 approvals in the last year.
Across Singapore, flats of this type with 40 to 49 years of lease left yield 8.00%, from 23 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 | 124B | 4 ROOM | S$4,050 |
| Sept 2026 | 120 | 4 ROOM | S$3,900 |
| Aug 2026 | 124A | 4 ROOM | S$4,300 |
| Aug 2026 | 124B | 4 ROOM | S$4,000 |
| Aug 2026 | 120 | 4 ROOM | S$3,600 |
| Jul 2026 | 120 | 4 ROOM | S$3,900 |
| Jun 2026 | 125 | 4 ROOM | S$3,850 |
| Apr 2026 | 120 | 4 ROOM | S$3,900 |
median of 15 HDB rental approvals for 4 ROOM on Bt Merah View since 2025-10.
Buying or selling at S$536,563?
Buying: Stamp duty on S$536,563 · Cash and CPF needed on S$536,563 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$536,563.
Each opens with this figure filled in; change anything there.
Primary schools near 120 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 · 313 m · no 2025 Phase 2C ballot
- Radin Mas Primary School · 766 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Gan Eng Seng Primary School · 815 m · no 2025 Phase 2C ballot
- Alexandra Primary School · 912 m · balloted in 2025 Phase 2C (citizens 1-2 km away) · near the line — check on OneMap
- CHIJ (Kellock) (girls) · 980 m · no 2025 Phase 2C ballot · near the line — check on OneMap
1 to 2 km
- Blangah Rise Primary School · 1,600 m · no 2025 Phase 2C ballot
- River Valley Primary School · 1,881 m · no 2025 Phase 2C ballot
- Cantonment Primary School · 1,986 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| May 2026 | Blk 120 · 4 ROOM · 07 TO 09 · Improved · 46 years left | 88 sqm | S$560,000 | S$6,364 psm |
| Jul 2025 | Blk 120 · 4 ROOM · 04 TO 06 · Improved · 47 years left | 88 sqm | S$555,000 | S$6,307 psm |
| Feb 2025 | Blk 120 · 4 ROOM · 01 TO 03 · Improved · 47 years left | 88 sqm | S$505,000 | S$5,739 psm |
| Nov 2024 | Blk 120 · 4 ROOM · 01 TO 03 · Improved · 47 years left | 88 sqm | S$508,000 | S$5,773 psm |
| Feb 2024 | Blk 120 · 4 ROOM · 01 TO 03 · Improved · 48 years left | 88 sqm | S$410,000 | S$4,659 psm |
| Nov 2023 | Blk 120 · 4 ROOM · 07 TO 09 · Improved · 48 years left | 88 sqm | S$550,000 | S$6,250 psm |
| Mar 2023 | Blk 120 · 4 ROOM · 07 TO 09 · Improved · 49 years left | 88 sqm | S$505,000 | S$5,739 psm |
| Oct 2022 | Blk 120 · 4 ROOM · 07 TO 09 · Improved · 49 years left | 88 sqm | S$510,000 | S$5,795 psm |
| Sept 2022 | Blk 120 · 4 ROOM · 13 TO 15 · Improved · 49 years left | 88 sqm | S$505,000 | S$5,739 psm |
| Jun 2022 | Blk 120 · 4 ROOM · 13 TO 15 · Improved · 50 years left | 88 sqm | S$455,000 | S$5,170 psm |
| Feb 2022 | Blk 120 · 4 ROOM · 16 TO 18 · Improved · 50 years left | 88 sqm | S$500,000 | S$5,682 psm |
| Jan 2022 | Blk 120 · 4 ROOM · 04 TO 06 · Improved · 50 years left | 88 sqm | S$480,000 | S$5,455 psm |
Showing 12 of 40.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 120 · 4 ROOM | S$3,900 | — |
| Aug 2026 | Blk 120 · 4 ROOM | S$3,600 | — |
| Jul 2026 | Blk 120 · 4 ROOM | S$3,900 | — |
| Apr 2026 | Blk 120 · 4 ROOM | S$3,900 | — |
| Mar 2026 | Blk 120 · 4 ROOM | S$3,300 | — |
| Jan 2026 | Blk 120 · 4 ROOM | S$3,000 | — |
| Jun 2025 | Blk 120 · 4 ROOM | S$3,500 | — |
| Jun 2025 | Blk 120 · 4 ROOM | S$2,850 | — |
| Apr 2025 | Blk 120 · 4 ROOM | S$3,400 | — |
| Mar 2025 | Blk 120 · 4 ROOM | S$3,300 | — |
| Feb 2025 | Blk 120 · 4 ROOM | S$3,000 | — |
| Sept 2024 | Blk 120 · 4 ROOM | S$3,900 | — |
| Jul 2024 | Blk 120 · 4 ROOM | S$3,000 | — |
| Jun 2024 | Blk 120 · 4 ROOM | S$3,900 | — |
| May 2024 | Blk 120 · 4 ROOM | S$3,000 | — |
| Mar 2024 | Blk 120 · 4 ROOM | S$3,900 | — |
| Feb 2024 | Blk 120 · 4 ROOM | S$4,200 | — |
| Jan 2024 | Blk 120 · 4 ROOM | S$2,800 | — |
| Oct 2023 | Blk 120 · 4 ROOM | S$3,600 | — |
| Oct 2023 | Blk 120 · 4 ROOM | S$3,400 | — |
| Oct 2023 | Blk 120 · 4 ROOM | S$2,600 | — |
| Jul 2023 | Blk 120 · 4 ROOM | S$2,100 | — |
| Jun 2023 | Blk 120 · 4 ROOM | S$2,800 | — |
| Jun 2023 | Blk 120 · 4 ROOM | S$2,250 | — |
| Apr 2023 | Blk 120 · 4 ROOM | S$3,700 | — |
| Apr 2023 | Blk 120 · 4 ROOM | S$3,400 | — |
| Mar 2023 | Blk 120 · 4 ROOM | S$3,350 | — |
| Sept 2022 | Blk 120 · 4 ROOM | S$4,200 | — |
| Aug 2022 | Blk 120 · 4 ROOM | S$3,000 | — |
| Jul 2022 | Blk 120 · 4 ROOM | S$2,650 | — |
| Jul 2022 | Blk 120 · 4 ROOM | S$2,400 | — |
| May 2022 | Blk 120 · 4 ROOM | S$2,600 | — |
| Apr 2022 | Blk 120 · 4 ROOM | S$2,800 | — |
| Feb 2022 | Blk 120 · 4 ROOM | S$2,300 | — |
| Oct 2021 | Blk 120 · 4 ROOM | S$2,700 | — |
| Oct 2021 | Blk 120 · 4 ROOM | S$2,300 | — |
| Oct 2021 | Blk 120 · 4 ROOM | S$2,150 | — |
| Sept 2021 | Blk 120 · 4 ROOM | S$2,700 | — |
| Jul 2021 | Blk 120 · 4 ROOM | S$2,100 | — |
| Jul 2021 | Blk 120 · 4 ROOM | S$2,050 | — |
| May 2021 | Blk 120 · 4 ROOM | S$2,400 | — |
| Apr 2021 | Blk 120 · 4 ROOM | S$2,550 | — |
| Apr 2021 | Blk 120 · 4 ROOM | S$2,500 | — |
| Apr 2021 | Blk 120 · 4 ROOM | S$2,200 | — |
| Feb 2021 | Blk 120 · 4 ROOM | S$2,400 | — |
| Jan 2021 | Blk 120 · 4 ROOM | S$2,400 | — |
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 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 now | Lease left | Prices flat | Prices 2% a year | This market's record, 3.64% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 40 years | S$505,306 | S$557,899 | S$604,215 | S$614,782 |
| 10 years | 35 years | S$471,697 | S$574,995 | S$674,430 | S$698,226 |
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.