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HDB · 160138

Blk 138 Jln Bt Merah

Project page · 99-year lease from 1983

Indicative value range
S$359,283 – S$383,060
Indicative mid S$373,000 · S$6,322 psm

Based on 21 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 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
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 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
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.

9.65% 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

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$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 138 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
May 2026
Blk 138 · 3 ROOM · 01 TO 03 · Improved · 56 years left
59 sqmS$400,000S$6,780 psm
Apr 2025
Blk 138 · 3 ROOM · 07 TO 09 · Improved · 57 years left
59 sqmS$398,000S$6,746 psm
Oct 2024
Blk 138 · 3 ROOM · 07 TO 09 · Improved · 58 years left
59 sqmS$375,000S$6,356 psm
Mar 2024
Blk 138 · 5 ROOM · 04 TO 06 · Adjoined flat · 59 years left
118 sqmS$720,000S$6,102 psm
Dec 2022
Blk 138 · 3 ROOM · 01 TO 03 · Improved · 60 years left
59 sqmS$330,000S$5,593 psm
Aug 2022
Blk 138 · 3 ROOM · 01 TO 03 · Improved · 60 years left
59 sqmS$328,000S$5,559 psm
Jun 2022
Blk 138 · 3 ROOM · 04 TO 06 · Improved · 60 years left
59 sqmS$321,888S$5,456 psm
See more

Showing 7 of 46.

Sale prices as filed in caveats.

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 nowLease leftPrices flatPrices 2% a yearThis market's record, 3.64% a yearmeasuredPrices 4% a year
5 years50 yearsS$356,064S$393,124S$425,760S$433,206
10 years45 yearsS$338,128S$412,177S$483,455S$500,513
20 years35 yearsS$297,251S$441,699S$607,675S$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.