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HDB · 160132

Blk 132 Jln Bt Merah

Project page · 99-year lease from 1975

Indicative value range
S$325,314 – S$377,596
Indicative mid S$366,101 · S$6,205 psm

Based on 28 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.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Sept 2026Blk 210 TO 1263 sqmS$376,000S$5,968 psm×1.000S$5,968 psm
Sept 2026Blk 14104 TO 0667 sqmS$408,000S$6,090 psm×1.000S$6,090 psm
Sept 2026Blk 14110 TO 1267 sqmS$442,000S$6,597 psm×1.000S$6,597 psm
Sept 2026Blk 14613 TO 1567 sqmS$475,000S$7,090 psm×1.000S$7,090 psm
Aug 2026Blk 110 TO 1264 sqmS$408,888S$6,389 psm×1.000S$6,389 psm
Aug 2026Blk 2810 TO 1260 sqmS$325,000S$5,417 psm×1.000S$5,417 psm
Aug 2026Blk 14204 TO 0667 sqmS$438,000S$6,537 psm×1.000S$6,537 psm
Jul 2026Blk 13304 TO 0659 sqmS$373,000S$6,322 psm×1.000S$6,322 psm
Jun 2026Blk 10710 TO 1263 sqmS$348,000S$5,524 psm×1.000S$5,524 psm
May 2026Blk 13801 TO 0359 sqmS$400,000S$6,780 psm×1.000S$6,780 psm
May 2026Blk 14404 TO 0667 sqmS$435,000S$6,493 psm×1.000S$6,493 psm
Apr 2026Blk 13301 TO 0359 sqmS$370,000S$6,271 psm×1.000S$6,271 psm
Mar 2026Blk 2801 TO 0360 sqmS$322,000S$5,367 psm×0.997S$5,351 psm
Mar 2026Blk 2810 TO 1260 sqmS$330,000S$5,500 psm×0.997S$5,484 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
Mar 2026Blk 13307 TO 0959 sqmS$380,000S$6,441 psm×0.997S$6,422 psm
Mar 2026Blk 201 TO 0363 sqmS$330,000S$5,238 psm×0.997S$5,223 psm
Feb 2026Blk 207 TO 0963 sqmS$350,000S$5,556 psm×0.997S$5,539 psm
Feb 2026Blk 2813 TO 1560 sqmS$325,000S$5,417 psm×0.997S$5,401 psm
Jan 2026Blk 207 TO 0963 sqmS$380,000S$6,032 psm×0.997S$6,014 psm
Jan 2026Blk 13301 TO 0359 sqmS$370,000S$6,271 psm×0.997S$6,253 psm
Jan 2026Blk 14104 TO 0667 sqmS$360,000S$5,373 psm×0.997S$5,357 psm
Dec 2025Blk 14507 TO 0967 sqmS$426,000S$6,358 psm×0.996S$6,333 psm
Dec 2025Blk 14504 TO 0667 sqmS$430,000S$6,418 psm×0.996S$6,393 psm
Dec 2025Blk 204 TO 0663 sqmS$390,000S$6,190 psm×0.996S$6,166 psm
Nov 2025Blk 14204 TO 0667 sqmS$420,000S$6,269 psm×0.996S$6,244 psm
Nov 2025Blk 13304 TO 0659 sqmS$388,800S$6,590 psm×0.996S$6,564 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.

9.83% gross yield

S$36,000 of rent a year against the estimate above · 0.55 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$366,101?

Buying: Stamp duty on S$366,101 · Cash and CPF needed on S$366,101 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$366,101.

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

Primary schools near 132 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
Sept 2025
Blk 132 · 3 ROOM · 04 TO 06 · Improved · 49 years left
59 sqmS$300,000S$5,085 psm
May 2025
Blk 132 · 3 ROOM · 04 TO 06 · Improved · 49 years left
59 sqmS$345,000S$5,847 psm
Nov 2024
Blk 132 · 3 ROOM · 01 TO 03 · Improved · 50 years left
59 sqmS$373,000S$6,322 psm
Sept 2024
Blk 132 · 3 ROOM · 07 TO 09 · Improved · 50 years left
59 sqmS$335,000S$5,678 psm
May 2024
Blk 132 · 3 ROOM · 01 TO 03 · Improved · 50 years left
59 sqmS$340,000S$5,763 psm
Mar 2024
Blk 132 · 3 ROOM · 07 TO 09 · Improved · 50 years left
70 sqmS$408,000S$5,829 psm
Mar 2024
Blk 132 · 3 ROOM · 01 TO 03 · Improved · 50 years left
70 sqmS$380,888S$5,441 psm
Mar 2024
Blk 132 · 3 ROOM · 04 TO 06 · Improved · 50 years left
59 sqmS$325,000S$5,508 psm
Apr 2023
Blk 132 · 3 ROOM · 07 TO 09 · Improved · 51 years left
59 sqmS$360,000S$6,102 psm
Nov 2022
Blk 132 · 3 ROOM · 07 TO 09 · Improved · 52 years left
excluded: outlier
59 sqmS$358,888S$6,083 psm
Jan 2022
Blk 132 · 3 ROOM · 07 TO 09 · Improved · 52 years left
59 sqmS$308,000S$5,220 psm
Nov 2021
Blk 132 · 3 ROOM · 07 TO 09 · Improved · 53 years left
59 sqmS$290,000S$4,915 psm
Oct 2021
Blk 132 · 3 ROOM · 07 TO 09 · Improved · 53 years left
70 sqmS$338,888S$4,841 psm
Oct 2021
Blk 132 · 3 ROOM · 07 TO 09 · Improved · 53 years left
59 sqmS$290,000S$4,915 psm
See more

Showing 14 of 68.

Sale prices as filed in caveats.

Where the lease takes this

About 47 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 years42 yearsS$344,774S$380,658S$412,260S$419,470
10 years37 yearsS$321,842S$392,323S$460,168S$476,405

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.