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HDB · 160107

Blk 107 Jln Bt Merah

Project page · 99-year lease from 1970

Indicative value range
S$333,528 – S$353,469
Indicative mid S$348,000 · S$5,524 psm

Based on 3 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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Jun 2026Blk 10710 TO 1263 sqmS$348,000S$5,524 psm×1.000S$5,524 psm
Mar 2026Blk 10710 TO 1263 sqmS$320,000S$5,079 psm×0.997S$5,064 psm
Mar 2026Blk 10701 TO 0363 sqmS$360,000S$5,714 psm×0.997S$5,697 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.

10.34% gross yield

S$36,000 of rent a year against the estimate above · 1.06 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.

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

ApprovedBlockFlatRent a month
Sept 202623 ROOMS$3,200
Sept 202613 ROOMS$3,000
Sept 20261333 ROOMS$3,000
Sept 202623 ROOMS$3,000
Aug 20261073 ROOMS$3,000
Aug 20261313 ROOMS$3,000
Aug 20261443 ROOMS$2,500
Aug 20261073 ROOMS$1,350

median of 99 HDB rental approvals for 3 ROOM on Jln Bt Merah since 2025-10.

Buying or selling at S$348,000?

Buying: Stamp duty on S$348,000 · Cash and CPF needed on S$348,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$348,000.

Each opens with this figure filled in; change anything there.

Primary schools near 107 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

1 to 2 km

Past transactions

Recorded sales
DateDetailAreaPricePer area
Jun 2026
Blk 107 · 3 ROOM · 10 TO 12 · Standard · 43 years left
63 sqmS$348,000S$5,524 psm
Mar 2026
Blk 107 · 3 ROOM · 01 TO 03 · Standard · 43 years left
63 sqmS$360,000S$5,714 psm
Mar 2026
Blk 107 · 3 ROOM · 10 TO 12 · Standard · 43 years left
63 sqmS$320,000S$5,079 psm
Aug 2025
Blk 107 · 3 ROOM · 07 TO 09 · Standard · 43 years left
63 sqmS$372,000S$5,905 psm
Aug 2024
Blk 107 · 3 ROOM · 04 TO 06 · Standard · 45 years left
63 sqmS$315,000S$5,000 psm
Jul 2024
Blk 107 · 3 ROOM · 07 TO 09 · Standard · 45 years left
63 sqmS$353,000S$5,603 psm
Jan 2024
Blk 107 · 3 ROOM · 10 TO 12 · Standard · 45 years left
63 sqmS$330,000S$5,238 psm
Nov 2023
Blk 107 · 3 ROOM · 10 TO 12 · Standard · 45 years left
71 sqmS$345,000S$4,859 psm
Nov 2023
Blk 107 · 3 ROOM · 10 TO 12 · Standard · 45 years left
63 sqmS$340,000S$5,397 psm
Sept 2023
Blk 107 · 3 ROOM · 10 TO 12 · Standard · 45 years left
excluded: outlier
71 sqmS$480,000S$6,761 psm
Sept 2023
Blk 107 · 3 ROOM · 10 TO 12 · Standard · 45 years left
63 sqmS$310,000S$4,921 psm
Aug 2023
Blk 107 · 3 ROOM · 10 TO 12 · Standard · 46 years left
63 sqmS$340,000S$5,397 psm
Aug 2023
Blk 107 · 3 ROOM · 07 TO 09 · Standard · 46 years left
63 sqmS$328,000S$5,206 psm
Apr 2023
Blk 107 · 3 ROOM · 01 TO 03 · Standard · 46 years left
63 sqmS$310,000S$4,921 psm
Mar 2023
Blk 107 · 3 ROOM · 04 TO 06 · Standard · 46 years left
63 sqmS$310,000S$4,921 psm
Jan 2023
Blk 107 · 3 ROOM · 07 TO 09 · Standard · 46 years left
63 sqmS$345,000S$5,476 psm
Dec 2022
Blk 107 · 3 ROOM · 01 TO 03 · Standard · 46 years left
63 sqmS$280,000S$4,444 psm
Nov 2022
Blk 107 · 3 ROOM · 04 TO 06 · Standard · 46 years left
63 sqmS$326,000S$5,175 psm
Aug 2022
Blk 107 · 3 ROOM · 01 TO 03 · Standard · 47 years left
63 sqmS$305,000S$4,841 psm
May 2022
Blk 107 · 3 ROOM · 04 TO 06 · Standard · 47 years left
63 sqmS$303,000S$4,810 psm
May 2022
Blk 107 · 3 ROOM · 04 TO 06 · Standard · 47 years left
63 sqmS$290,500S$4,611 psm
Jan 2022
Blk 107 · 3 ROOM · 01 TO 03 · Standard · 47 years left
63 sqmS$270,000S$4,286 psm
Dec 2021
Blk 107 · 3 ROOM · 04 TO 06 · Standard · 47 years left
63 sqmS$277,000S$4,397 psm
Oct 2021
Blk 107 · 3 ROOM · 04 TO 06 · Standard · 47 years left
63 sqmS$268,000S$4,254 psm
See more

Showing 24 of 117.

Sale prices as filed in caveats.

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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years37 yearsS$324,853S$358,664S$388,440S$395,234

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.