Blk 141 Jln Bt Merah
Project page · 99-year lease from 1979
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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 141 | 04 TO 06 | 67 sqm | S$408,000 | S$6,090 psm | ×1.000 | S$6,090 psm |
| Sept 2026 | Blk 141 | 10 TO 12 | 67 sqm | S$442,000 | S$6,597 psm | ×1.000 | S$6,597 psm |
| Jan 2026 | Blk 141 | 04 TO 06 | 67 sqm | S$360,000 | S$5,373 psm | ×0.997 | S$5,357 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.
8.82% gross yield
S$36,000 of rent a year against the estimate above · 1.01 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$408,000?
Buying: Stamp duty on S$408,000 · Cash and CPF needed on S$408,000 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$408,000.
Each opens with this figure filled in; change anything there.
Primary schools near 141 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) · 203 m · no 2025 Phase 2C ballot
- Radin Mas Primary School · 463 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Zhangde Primary School · 750 m · no 2025 Phase 2C ballot
1 to 2 km
- Cantonment Primary School · 1,181 m · no 2025 Phase 2C ballot
- Alexandra Primary School · 1,579 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Gan Eng Seng Primary School · 1,702 m · no 2025 Phase 2C ballot
- River Valley Primary School · 1,961 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 141 · 3 ROOM · 10 TO 12 · New Generation · 51 years left | 67 sqm | S$442,000 | S$6,597 psm |
| Sept 2026 | Blk 141 · 3 ROOM · 04 TO 06 · New Generation · 51 years left | 67 sqm | S$408,000 | S$6,090 psm |
| Mar 2026 | Blk 141 · 3 ROOM · 10 TO 12 · New Generation · 52 years left excluded: outlier | 82 sqm | S$401,000 | S$4,890 psm |
| Jan 2026 | Blk 141 · 3 ROOM · 04 TO 06 · New Generation · 52 years left | 67 sqm | S$360,000 | S$5,373 psm |
| Sept 2025 | Blk 141 · 3 ROOM · 04 TO 06 · New Generation · 52 years left | 67 sqm | S$382,000 | S$5,701 psm |
| Aug 2025 | Blk 141 · 3 ROOM · 01 TO 03 · New Generation · 52 years left | 67 sqm | S$360,000 | S$5,373 psm |
| Jul 2025 | Blk 141 · 3 ROOM · 10 TO 12 · New Generation · 53 years left | 67 sqm | S$388,000 | S$5,791 psm |
| Jun 2024 | Blk 141 · 3 ROOM · 01 TO 03 · New Generation · 54 years left | 67 sqm | S$378,888 | S$5,655 psm |
| Nov 2023 | Blk 141 · 3 ROOM · 04 TO 06 · New Generation · 54 years left | 67 sqm | S$368,000 | S$5,493 psm |
| Nov 2022 | Blk 141 · 3 ROOM · 04 TO 06 · New Generation · 55 years left | 67 sqm | S$350,000 | S$5,224 psm |
| Jul 2022 | Blk 141 · 3 ROOM · 04 TO 06 · New Generation · 56 years left | 67 sqm | S$330,000 | S$4,925 psm |
| Jan 2022 | Blk 141 · 3 ROOM · 07 TO 09 · New Generation · 56 years left | 82 sqm | S$405,000 | S$4,939 psm |
| Jan 2022 | Blk 141 · 3 ROOM · 04 TO 06 · New Generation · 56 years left | 67 sqm | S$322,000 | S$4,806 psm |
| Nov 2021 | Blk 141 · 4 ROOM · 04 TO 06 · New Generation · 56 years left | 92 sqm | S$468,000 | S$5,087 psm |
| Nov 2021 | Blk 141 · 3 ROOM · 07 TO 09 · New Generation · 56 years left | 67 sqm | S$328,000 | S$4,896 psm |
| Nov 2021 | Blk 141 · 3 ROOM · 01 TO 03 · New Generation · 56 years left | 67 sqm | S$308,888 | S$4,610 psm |
| Oct 2021 | Blk 141 · 3 ROOM · 01 TO 03 · New Generation · 56 years left | 67 sqm | S$308,000 | S$4,597 psm |
Showing 17 of 102.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 141 · 3 ROOM | S$2,700 | — |
| Apr 2026 | Blk 141 · 3 ROOM | S$3,000 | — |
| Jan 2026 | Blk 141 · 3 ROOM | S$1,700 | — |
| Dec 2025 | Blk 141 · 3 ROOM | S$3,300 | — |
| Dec 2025 | Blk 141 · 3 ROOM | S$2,000 | — |
| Nov 2025 | Blk 141 · 3 ROOM | S$3,000 | — |
| Oct 2025 | Blk 141 · 3 ROOM | S$3,000 | — |
| Oct 2025 | Blk 141 · 3 ROOM | S$3,000 | — |
| Apr 2025 | Blk 141 · 3 ROOM | S$2,100 | — |
| Feb 2025 | Blk 141 · 3 ROOM | S$2,700 | — |
| Jan 2025 | Blk 141 · 3 ROOM | S$3,000 | — |
| Dec 2024 | Blk 141 · 3 ROOM | S$2,500 | — |
| May 2024 | Blk 141 · 3 ROOM | S$2,600 | — |
| Apr 2024 | Blk 141 · 3 ROOM | S$2,450 | — |
| Mar 2024 | Blk 141 · 3 ROOM | S$3,000 | — |
| Feb 2024 | Blk 141 · 3 ROOM | S$1,800 | — |
| Dec 2023 | Blk 141 · 3 ROOM | S$2,250 | — |
| Nov 2023 | Blk 141 · 3 ROOM | S$1,800 | — |
| Oct 2023 | Blk 141 · 3 ROOM | S$3,000 | — |
| Oct 2023 | Blk 141 · 3 ROOM | S$1,800 | — |
| May 2023 | Blk 141 · 3 ROOM | S$2,100 | — |
| Apr 2023 | Blk 141 · 3 ROOM | S$3,100 | — |
| Apr 2023 | Blk 141 · 3 ROOM | S$2,100 | — |
| Jan 2023 | Blk 141 · 3 ROOM | S$2,200 | — |
| Oct 2022 | Blk 141 · 3 ROOM | S$2,100 | — |
| Jul 2022 | Blk 141 · 3 ROOM | S$1,650 | — |
| Jun 2022 | Blk 141 · 3 ROOM | S$2,500 | — |
| Mar 2022 | Blk 141 · 3 ROOM | S$2,000 | — |
| Mar 2022 | Blk 141 · 3 ROOM | S$1,800 | — |
| Feb 2022 | Blk 141 · 3 ROOM | S$1,850 | — |
| Dec 2021 | Blk 141 · 3 ROOM | S$1,650 | — |
| Sept 2021 | Blk 141 · 3 ROOM | S$1,600 | — |
| Apr 2021 | Blk 141 · 3 ROOM | S$1,800 | — |
| Apr 2021 | Blk 141 · 3 ROOM | S$1,700 | — |
| Mar 2021 | Blk 141 · 3 ROOM | S$1,800 | — |
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 51 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 | 46 years | S$387,448 | S$427,774 | S$463,287 | S$471,390 |
| 10 years | 41 years | S$364,878 | S$444,784 | S$521,700 | S$540,108 |
On a flat market the lease alone costs 11% over 10 years. Prices would need to rise about 1.12% 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.