Blk 133 Jln Bt Merah
Project page · 99-year lease from 1983
Based on 5 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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Jul 2026 | Blk 133 | 04 TO 06 | 59 sqm | S$373,000 | S$6,322 psm | ×1.000 | S$6,322 psm |
| Apr 2026 | Blk 133 | 01 TO 03 | 59 sqm | S$370,000 | S$6,271 psm | ×1.000 | S$6,271 psm |
| Mar 2026 | Blk 133 | 07 TO 09 | 59 sqm | S$380,000 | S$6,441 psm | ×0.997 | S$6,422 psm |
| Jan 2026 | Blk 133 | 01 TO 03 | 59 sqm | S$370,000 | S$6,271 psm | ×0.997 | S$6,253 psm |
| Nov 2025 | Blk 133 | 04 TO 06 | 59 sqm | S$388,800 | S$6,590 psm | ×0.996 | S$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.
9.65% gross yield
S$36,000 of rent a year against the estimate above · 1.84 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.
Across Singapore, flats of this type with 50 to 59 years of lease left yield 7.81%, from 313 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 | 2 | 3 ROOM | S$3,200 |
| Sept 2026 | 1 | 3 ROOM | S$3,000 |
| Sept 2026 | 133 | 3 ROOM | S$3,000 |
| Sept 2026 | 2 | 3 ROOM | S$3,000 |
| Aug 2026 | 107 | 3 ROOM | S$3,000 |
| Aug 2026 | 131 | 3 ROOM | S$3,000 |
| Aug 2026 | 144 | 3 ROOM | S$2,500 |
| Aug 2026 | 107 | 3 ROOM | S$1,350 |
median of 99 HDB rental approvals for 3 ROOM on Jln Bt Merah since 2025-10.
Buying or selling at S$373,000?
Buying: Stamp duty on S$373,000 · Cash and CPF needed on S$373,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$373,000.
Each opens with this figure filled in; change anything there.
Primary schools near 133 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
- CHIJ (Kellock) (girls) · 443 m · no 2025 Phase 2C ballot
- Zhangde Primary School · 454 m · no 2025 Phase 2C ballot
- Radin Mas Primary School · 507 m · balloted in 2025 Phase 2C (citizens within 1 km)
1 to 2 km
- Alexandra Primary School · 1,284 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Cantonment Primary School · 1,370 m · no 2025 Phase 2C ballot
- Gan Eng Seng Primary School · 1,448 m · no 2025 Phase 2C ballot
- River Valley Primary School · 1,794 m · no 2025 Phase 2C ballot
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Jul 2026 | Blk 133 · 3 ROOM · 04 TO 06 · Improved · 56 years left | 59 sqm | S$373,000 | S$6,322 psm |
| Apr 2026 | Blk 133 · 3 ROOM · 01 TO 03 · Improved · 56 years left | 59 sqm | S$370,000 | S$6,271 psm |
| Mar 2026 | Blk 133 · 3 ROOM · 07 TO 09 · Improved · 56 years left | 59 sqm | S$380,000 | S$6,441 psm |
| Jan 2026 | Blk 133 · 3 ROOM · 01 TO 03 · Improved · 57 years left | 59 sqm | S$370,000 | S$6,271 psm |
| Nov 2025 | Blk 133 · 3 ROOM · 04 TO 06 · Improved · 57 years left | 59 sqm | S$388,800 | S$6,590 psm |
| Jul 2025 | Blk 133 · 3 ROOM · 04 TO 06 · Improved · 57 years left | 68 sqm | S$438,888 | S$6,454 psm |
| Mar 2025 | Blk 133 · 3 ROOM · 04 TO 06 · Improved · 57 years left | 59 sqm | S$362,000 | S$6,136 psm |
| Jan 2025 | Blk 133 · 3 ROOM · 04 TO 06 · Improved · 58 years left | 59 sqm | S$385,888 | S$6,540 psm |
| Oct 2024 | Blk 133 · 3 ROOM · 04 TO 06 · Improved · 58 years left | 59 sqm | S$360,000 | S$6,102 psm |
| Apr 2024 | Blk 133 · 3 ROOM · 10 TO 12 · Improved · 58 years left | 68 sqm | S$438,088 | S$6,442 psm |
| Dec 2022 | Blk 133 · 3 ROOM · 01 TO 03 · Improved · 60 years left | 59 sqm | S$345,900 | S$5,863 psm |
| Dec 2022 | Blk 133 · 3 ROOM · 01 TO 03 · Improved · 60 years left | 59 sqm | S$325,000 | S$5,508 psm |
| Sept 2022 | Blk 133 · 3 ROOM · 07 TO 09 · Improved · 60 years left | 59 sqm | S$350,000 | S$5,932 psm |
| Jun 2022 | Blk 133 · 3 ROOM · 01 TO 03 · Improved · 60 years left | 59 sqm | S$307,000 | S$5,203 psm |
| Apr 2022 | Blk 133 · 3 ROOM · 07 TO 09 · Improved · 60 years left | 59 sqm | S$310,000 | S$5,254 psm |
| Nov 2021 | Blk 133 · 3 ROOM · 04 TO 06 · Improved · 61 years left | 59 sqm | S$320,000 | S$5,424 psm |
Showing 16 of 46.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Sept 2026 | Blk 133 · 3 ROOM | S$3,000 | — |
| Apr 2026 | Blk 133 · 3 ROOM | S$3,000 | — |
| Jan 2026 | Blk 133 · 3 ROOM | S$2,000 | — |
| Dec 2025 | Blk 133 · 3 ROOM | S$3,000 | — |
| Jun 2025 | Blk 133 · 3 ROOM | S$2,650 | — |
| Apr 2025 | Blk 133 · 3 ROOM | S$3,200 | — |
| Mar 2025 | Blk 133 · 3 ROOM | S$3,000 | — |
| Dec 2024 | Blk 133 · 3 ROOM | S$3,700 | — |
| Dec 2024 | Blk 133 · 3 ROOM | S$3,000 | — |
| Aug 2024 | Blk 133 · 3 ROOM | S$3,000 | — |
| Apr 2024 | Blk 133 · 3 ROOM | S$2,800 | — |
| Feb 2024 | Blk 133 · 3 ROOM | S$3,000 | — |
| Dec 2023 | Blk 133 · 3 ROOM | S$2,000 | — |
| Oct 2023 | Blk 133 · 3 ROOM | S$2,900 | — |
| Aug 2023 | Blk 133 · 3 ROOM | S$3,000 | — |
| Jul 2023 | Blk 133 · 3 ROOM | S$1,800 | — |
| Apr 2023 | Blk 133 · 3 ROOM | S$2,800 | — |
| Mar 2023 | Blk 133 · 3 ROOM | S$3,000 | — |
| Feb 2023 | Blk 133 · 3 ROOM | S$2,000 | — |
| Jan 2023 | Blk 133 · 3 ROOM | S$4,100 | — |
| Dec 2022 | Blk 133 · 3 ROOM | S$2,900 | — |
| Jun 2022 | Blk 133 · 3 ROOM | S$1,900 | — |
| May 2022 | Blk 133 · 3 ROOM | S$2,000 | — |
| Apr 2022 | Blk 133 · 3 ROOM | S$2,000 | — |
| Dec 2021 | Blk 133 · 3 ROOM | S$2,000 | — |
| Jul 2021 | Blk 133 · 3 ROOM | S$1,800 | — |
| Jun 2021 | Blk 133 · 3 ROOM | S$1,800 | — |
| Jun 2021 | Blk 133 · 3 ROOM | S$1,700 | — |
| Mar 2021 | Blk 133 · 3 ROOM | S$1,900 | — |
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 55 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 | 50 years | S$356,064 | S$393,124 | S$425,760 | S$433,206 |
| 10 years | 45 years | S$338,128 | S$412,177 | S$483,455 | S$500,513 |
| 20 years | 35 years | S$297,251 | S$441,699 | S$607,675 | S$651,313 |
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.