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HDB · 160146

Blk 146 Jln Bt Merah

Project page · 99-year lease from 1981

Indicative value range
S$399,873 – S$433,312
Indicative mid S$420,170 · S$6,271 psm

Based on 25 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
Sept 2026Blk 107 TO 0975 sqmS$442,888S$5,905 psm×1.000S$5,905 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
Jul 2026Blk 13707 TO 0970 sqmS$390,000S$5,571 psm×1.000S$5,571 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 10804 TO 0674 sqmS$480,000S$6,486 psm×0.997S$6,467 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 13104 TO 0676 sqmS$420,000S$5,526 psm×0.996S$5,505 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.

8.57% gross yield

S$36,000 of rent a year against the estimate above · 0.76 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$420,170?

Buying: Stamp duty on S$420,170 · Cash and CPF needed on S$420,170 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$420,170.

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

Primary schools near 146 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 2026
Blk 146 · 3 ROOM · 13 TO 15 · New Generation · 54 years left
67 sqmS$475,000S$7,090 psm
Feb 2025
Blk 146 · 4 ROOM · 04 TO 06 · New Generation · 56 years left
102 sqmS$665,000S$6,520 psm
Jun 2024
Blk 146 · 3 ROOM · 13 TO 15 · New Generation · 56 years left
67 sqmS$450,000S$6,716 psm
Apr 2024
Blk 146 · 3 ROOM · 07 TO 09 · New Generation · 57 years left
67 sqmS$400,000S$5,970 psm
Mar 2024
Blk 146 · 3 ROOM · 10 TO 12 · New Generation · 57 years left
81 sqmS$492,888S$6,085 psm
Feb 2024
Blk 146 · 3 ROOM · 04 TO 06 · New Generation · 57 years left
67 sqmS$393,000S$5,866 psm
Aug 2023
Blk 146 · 3 ROOM · 10 TO 12 · New Generation · 57 years left
81 sqmS$485,000S$5,988 psm
Feb 2023
Blk 146 · 4 ROOM · 07 TO 09 · New Generation · 58 years left
91 sqmS$575,000S$6,319 psm
Nov 2022
Blk 146 · 3 ROOM · 10 TO 12 · New Generation · 58 years left
81 sqmS$458,888S$5,665 psm
Jan 2022
Blk 146 · 3 ROOM · 10 TO 12 · New Generation · 59 years left
67 sqmS$350,000S$5,224 psm
See more

Showing 10 of 61.

Sale prices as filed in caveats.

Where the lease takes this

About 53 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 years48 yearsS$399,005S$440,534S$477,106S$485,451
10 years43 yearsS$375,761S$458,051S$537,262S$556,218

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.