Blk 109 Jln Bt Merah
Project page · 99-year lease from 1984
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 |
|---|---|---|---|---|---|---|---|
| Jul 2026 | Blk 109 | 07 TO 09 | 104 sqm | S$728,000 | S$7,000 psm | ×1.000 | S$7,000 psm |
| Jul 2026 | Blk 108 | 01 TO 03 | 110 sqm | S$705,000 | S$6,409 psm | ×1.000 | S$6,409 psm |
| Jan 2026 | Blk 109 | 07 TO 09 | 104 sqm | S$722,000 | S$6,942 psm | ×0.997 | S$6,922 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.
6.00% gross yield
S$43,200 of rent a year against the estimate above · 1.06 points below flats like it
Homes like this rent for about S$3,600 a month, the middle of 17 approvals in the last year.
Across Singapore, flats of this type with 50 to 59 years of lease left yield 7.06%, from 112 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 | 14 | 4 ROOM | S$3,750 |
| Sept 2026 | 14 | 4 ROOM | S$3,000 |
| Aug 2026 | 108 | 4 ROOM | S$4,000 |
| Aug 2026 | 146 | 4 ROOM | S$2,500 |
| Jul 2026 | 13 | 4 ROOM | S$3,850 |
| Jul 2026 | 139 | 4 ROOM | S$3,600 |
| Jul 2026 | 146 | 4 ROOM | S$3,350 |
| Jun 2026 | 142 | 4 ROOM | S$3,700 |
median of 17 HDB rental approvals for 4 ROOM on Jln Bt Merah since 2025-10.
Buying or selling at S$719,870?
Buying: Stamp duty on S$719,870 · Cash and CPF needed on S$719,870 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$719,870.
Each opens with this figure filled in; change anything there.
Primary schools near 109 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
- Radin Mas Primary School · 421 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Zhangde Primary School · 464 m · no 2025 Phase 2C ballot
- CHIJ (Kellock) (girls) · 465 m · no 2025 Phase 2C ballot
1 to 2 km
- Alexandra Primary School · 1,272 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Gan Eng Seng Primary School · 1,322 m · no 2025 Phase 2C ballot
- Cantonment Primary School · 1,509 m · no 2025 Phase 2C ballot
- Blangah Rise Primary School · 1,883 m · no 2025 Phase 2C ballot
- River Valley Primary School · 1,886 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Blk 109 · 4 ROOM · 07 TO 09 · Model A · 57 years left | 104 sqm | S$728,000 | S$7,000 psm |
| Jan 2026 | Blk 109 · 4 ROOM · 07 TO 09 · Model A · 58 years left | 104 sqm | S$722,000 | S$6,942 psm |
| Oct 2025 | Blk 109 · 4 ROOM · 07 TO 09 · Model A · 58 years left | 104 sqm | S$728,000 | S$7,000 psm |
| Jan 2025 | Blk 109 · 4 ROOM · 07 TO 09 · Model A · 59 years left | 104 sqm | S$690,000 | S$6,635 psm |
| Dec 2024 | Blk 109 · 4 ROOM · 01 TO 03 · Model A · 59 years left | 104 sqm | S$670,000 | S$6,442 psm |
| Nov 2023 | Blk 109 · 4 ROOM · 04 TO 06 · Model A · 60 years left | 104 sqm | S$647,000 | S$6,221 psm |
| Aug 2023 | Blk 109 · 4 ROOM · 07 TO 09 · Model A · 60 years left | 105 sqm | S$618,000 | S$5,886 psm |
| Aug 2023 | Blk 109 · 4 ROOM · 01 TO 03 · Model A · 60 years left | 104 sqm | S$540,000 | S$5,192 psm |
| Jun 2023 | Blk 109 · 4 ROOM · 04 TO 06 · Model A · 60 years left | 104 sqm | S$647,000 | S$6,221 psm |
| Oct 2021 | Blk 109 · 4 ROOM · 04 TO 06 · Model A · 62 years left | 105 sqm | S$540,000 | S$5,143 psm |
Showing 10 of 43.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jan 2026 | Blk 109 · 4 ROOM | S$3,600 | — |
| Nov 2025 | Blk 109 · 4 ROOM | S$3,000 | — |
| Aug 2025 | Blk 109 · 4 ROOM | S$3,000 | — |
| Aug 2025 | Blk 109 · 4 ROOM | S$2,900 | — |
| Jul 2025 | Blk 109 · 4 ROOM | S$4,000 | — |
| Feb 2025 | Blk 109 · 4 ROOM | S$3,600 | — |
| Dec 2024 | Blk 109 · 4 ROOM | S$3,500 | — |
| Dec 2023 | Blk 109 · 4 ROOM | S$3,000 | — |
| Aug 2023 | Blk 109 · 4 ROOM | S$3,200 | — |
| Jun 2023 | Blk 109 · 4 ROOM | S$4,200 | — |
| Nov 2022 | Blk 109 · 4 ROOM | S$4,000 | — |
| Apr 2022 | Blk 109 · 4 ROOM | S$2,400 | — |
| Dec 2021 | Blk 109 · 4 ROOM | S$1,600 | — |
| Jul 2021 | Blk 109 · 4 ROOM | S$2,600 | — |
| Jun 2021 | Blk 109 · 4 ROOM | S$1,500 | — |
| Feb 2021 | Blk 109 · 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 56 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 | 51 years | S$687,185 | S$758,708 | S$821,695 | S$836,066 |
| 10 years | 46 years | S$652,570 | S$795,480 | S$933,042 | S$965,964 |
| 20 years | 36 years | S$573,679 | S$852,457 | S$1,172,781 | S$1,257,001 |
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.