Blk 46 Jln Bt Ho Swee
Project page · 99-year lease from 1970
Based on 3 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 |
|---|---|---|---|---|---|---|---|
| Jun 2026 | Blk 46 | 07 TO 09 | 62 sqm | S$380,000 | S$6,129 psm | ×1.000 | S$6,129 psm |
| Apr 2026 | Blk 6 | 07 TO 09 | 56 sqm | S$323,000 | S$5,768 psm | ×1.000 | S$5,768 psm |
| Jan 2026 | Blk 46 | 07 TO 09 | 62 sqm | S$420,000 | S$6,774 psm | ×0.997 | S$6,754 psm |
How accurate is this estimate for Jln Bt Ho Swee?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 5 sales in Jln Bt Ho Swee since.
- Median error
- 9.2%
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.
9.47% gross yield
S$36,000 of rent a year against the estimate above · 0.19 points above flats like it
Homes like this rent for about S$3,000 a month, the middle of 30 approvals in the last year.
In Bukit Merah, flats of this type with 40 to 49 years of lease left yield 9.28%, from 25 blocks.
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 | 6 | 3 ROOM | S$2,900 |
| Sept 2026 | 8 | 3 ROOM | S$2,900 |
| Aug 2026 | 8 | 3 ROOM | S$3,200 |
| Jul 2026 | 6 | 3 ROOM | S$3,600 |
| Jul 2026 | 32 | 3 ROOM | S$3,300 |
| Jul 2026 | 34 | 3 ROOM | S$3,000 |
| Jul 2026 | 32 | 3 ROOM | S$1,900 |
| Jun 2026 | 46 | 3 ROOM | S$3,100 |
median of 30 HDB rental approvals for 3 ROOM on Jln Bt Ho Swee since 2025-10.
Buying or selling at S$380,000?
Buying: Stamp duty on S$380,000 · Cash and CPF needed on S$380,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$380,000.
Each opens with this figure filled in; change anything there.
Primary schools near 46 Jln Bt Ho Swee
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
- Alexandra Primary School · 321 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Zhangde Primary School · 387 m · no 2025 Phase 2C ballot
1 to 2 km
- Gan Eng Seng Primary School · 1,113 m · no 2025 Phase 2C ballot
- River Valley Primary School · 1,215 m · no 2025 Phase 2C ballot
- Radin Mas Primary School · 1,380 m · balloted in 2025 Phase 2C (citizens within 1 km)
- CHIJ (Kellock) (girls) · 1,420 m · no 2025 Phase 2C ballot
- Cantonment Primary School · 1,963 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jun 2026 | Blk 46 · 3 ROOM · 07 TO 09 · Standard · 43 years left | 62 sqm | S$380,000 | S$6,129 psm |
| Jan 2026 | Blk 46 · 3 ROOM · 07 TO 09 · Standard · 43 years left | 62 sqm | S$420,000 | S$6,774 psm |
| Mar 2025 | Blk 46 · 3 ROOM · 07 TO 09 · Standard · 44 years left | 62 sqm | S$430,000 | S$6,935 psm |
| Mar 2024 | Blk 46 · 3 ROOM · 04 TO 06 · Standard · 45 years left | 62 sqm | S$355,000 | S$5,726 psm |
| Mar 2024 | Blk 46 · 3 ROOM · 01 TO 03 · Standard · 45 years left | 62 sqm | S$325,000 | S$5,242 psm |
| Feb 2023 | Blk 46 · 3 ROOM · 04 TO 06 · Standard · 46 years left | 62 sqm | S$388,000 | S$6,258 psm |
| Oct 2022 | Blk 46 · 3 ROOM · 07 TO 09 · Standard · 46 years left | 62 sqm | S$390,000 | S$6,290 psm |
| Jan 2022 | Blk 46 · 3 ROOM · 04 TO 06 · Standard · 47 years left excluded: outlier | 62 sqm | S$380,000 | S$6,129 psm |
| Oct 2021 | Blk 46 · 3 ROOM · 01 TO 03 · Standard · 47 years left | 62 sqm | S$310,000 | S$5,000 psm |
Showing 9 of 53.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jun 2026 | Blk 46 · 3 ROOM | S$3,100 | — |
| Apr 2026 | Blk 46 · 3 ROOM | S$3,000 | — |
| Mar 2026 | Blk 46 · 3 ROOM | S$3,000 | — |
| Mar 2026 | Blk 46 · 3 ROOM | S$2,900 | — |
| Dec 2025 | Blk 46 · 3 ROOM | S$3,100 | — |
| Nov 2025 | Blk 46 · 3 ROOM | S$3,200 | — |
| Nov 2025 | Blk 46 · 3 ROOM | S$2,900 | — |
| Oct 2025 | Blk 46 · 3 ROOM | S$2,500 | — |
| Jun 2025 | Blk 46 · 3 ROOM | S$2,400 | — |
| Jun 2025 | Blk 46 · 3 ROOM | S$2,350 | — |
| May 2025 | Blk 46 · 3 ROOM | S$3,000 | — |
| Jan 2025 | Blk 46 · 3 ROOM | S$3,000 | — |
| Nov 2024 | Blk 46 · 3 ROOM | S$3,500 | — |
| Sept 2024 | Blk 46 · 3 ROOM | S$2,900 | — |
| Aug 2024 | Blk 46 · 3 ROOM | S$2,200 | — |
| Jul 2024 | Blk 46 · 3 ROOM | S$3,100 | — |
| Apr 2024 | Blk 46 · 3 ROOM | S$2,900 | — |
| Mar 2024 | Blk 46 · 3 ROOM | S$3,000 | — |
| Oct 2023 | Blk 46 · 3 ROOM | S$2,900 | — |
| Jun 2023 | Blk 46 · 3 ROOM | S$2,100 | — |
| Mar 2023 | Blk 46 · 3 ROOM | S$3,500 | — |
| Dec 2022 | Blk 46 · 3 ROOM | S$3,500 | — |
| Jul 2022 | Blk 46 · 3 ROOM | S$3,300 | — |
| Jul 2022 | Blk 46 · 3 ROOM | S$2,450 | — |
| Jun 2022 | Blk 46 · 3 ROOM | S$2,100 | — |
| Mar 2022 | Blk 46 · 3 ROOM | S$2,000 | — |
| Nov 2021 | Blk 46 · 3 ROOM | S$2,400 | — |
| Sept 2021 | Blk 46 · 3 ROOM | S$2,400 | — |
| Sept 2021 | Blk 46 · 3 ROOM | S$2,000 | — |
| Jun 2021 | Blk 46 · 3 ROOM | S$2,100 | — |
| May 2021 | Blk 46 · 3 ROOM | S$2,100 | — |
| Feb 2021 | Blk 46 · 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 42 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 | 37 years | S$354,725 | S$391,645 | S$424,159 | S$431,577 |
On a flat market the lease alone costs 7% over 5 years. Prices would need to rise about 1.39% 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.