homequant
condo · 169568

Meraprime

Project page · 99-year lease from 2003

Indicative value range
S$2,479,214 – S$2,577,214
Indicative mid S$2,574,426 · S$2,300 psf

Based on 3 sales in this project, last 12 months. Search widened 1 of 4 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 sqftIndex ×Adjusted
Sept 2026Meraprime31-35840 sqftS$1,935,000S$2,305 psf×1.000S$2,305 psf
May 2026Meraprime06-101,313 sqftS$3,020,000S$2,300 psf×1.000S$2,300 psf
Feb 2026Meraprime31-351,313 sqftS$2,830,000S$2,155 psf×0.988S$2,130 psf

How accurate is this estimate for Meraprime?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 3 sales in Meraprime since.

Median error
12.7%

Half the estimates came closer than this to what the home actually fetched, half missed by more.

A thin test: 3 sales, so read the figure as a hint, not a verdict.

What the rent says

What this home earns against what it costs, set beside what homes like it earn.

3.22% gross yield

S$82,800 of rent a year against the estimate above · 0.07 points below flats like it

Leases signed here within a quarter of this size run about S$6,900 a month, the middle of 58 of them.

In the rest of the central region, leasehold flats with 70 to 79 years of lease left yield 3.29%, from 27 projects.

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 leases signed here

SignedSizeBedsTypeRent a month
Q3 20261300-1400 sqft4Non-landed PropertiesS$8,550
Q3 20261300-1400 sqft4Non-landed PropertiesS$8,550
Q3 20261100-1200 sqft3Non-landed PropertiesS$7,100
Q3 20261100-1200 sqft3Non-landed PropertiesS$6,900
Q3 20261100-1200 sqft3Non-landed PropertiesS$6,900
Q3 20261100-1200 sqft3Non-landed PropertiesS$6,500
Q3 20261100-1200 sqft3Non-landed PropertiesS$6,500
Q3 20261100-1200 sqft3Non-landed PropertiesS$6,500

median of 58 URA rental contracts at Meraprime within a quarter of 104 sqm, since 2025Q4.

Buying or selling at S$2,574,426?

Buying: Stamp duty on S$2,574,426 · Cash and CPF needed on S$2,574,426 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$2,574,426.

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

Primary schools near 301 Jalan Bukit Ho Swee

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
Meraprime · 31-35 · Condominium · 75 years left
840 sqftS$1,935,000S$2,305 psf
May 2026
Meraprime · 06-10 · Condominium · 76 years left
1,313 sqftS$3,020,000S$2,300 psf
Feb 2026
Meraprime · 31-35 · Condominium · 76 years left
1,313 sqftS$2,830,000S$2,155 psf
Aug 2025
Meraprime · 16-20 · Condominium · 76 years left
1,098 sqftS$2,350,000S$2,140 psf
Jun 2025
Meraprime · 21-25 · Condominium · 77 years left
1,098 sqftS$2,288,888S$2,085 psf
Apr 2025
Meraprime · 11-15 · Condominium · 77 years left
1,173 sqftS$2,388,000S$2,035 psf
Feb 2025
Meraprime · 26-30 · Condominium · 77 years left
1,313 sqftS$2,700,000S$2,056 psf
Dec 2024
Meraprime · 16-20 · Condominium · 77 years left
1,119 sqftS$2,268,000S$2,026 psf
Dec 2024
Meraprime · 01-05 · Condominium · 77 years left
1,173 sqftS$2,308,000S$1,967 psf
Oct 2024
Meraprime · 16-20 · Condominium · 77 years left
1,313 sqftS$2,626,000S$2,000 psf
Sept 2024
Meraprime · 21-25 · Condominium · 77 years left
1,313 sqftS$2,580,000S$1,965 psf
Apr 2024
Meraprime · 21-25 · Condominium · 78 years left
1,119 sqftS$2,330,000S$2,081 psf
Dec 2023
Meraprime · 21-25 · Condominium · 78 years left
840 sqftS$1,808,000S$2,153 psf
Nov 2023
Meraprime · 21-25 · Condominium · 78 years left
1,119 sqftS$2,300,000S$2,055 psf
Jul 2023
Meraprime · 16-20 · Condominium · 79 years left
1,098 sqftS$2,160,000S$1,967 psf
Apr 2023
Meraprime · 06-10 · Condominium · 79 years left
840 sqftS$1,600,000S$1,906 psf
Feb 2023
Meraprime · 31-35 · Condominium · 79 years left
1,313 sqftS$2,530,000S$1,927 psf
Nov 2022
Meraprime · 01-05 · Condominium · 79 years left
840 sqftS$1,515,000S$1,804 psf
Oct 2022
Meraprime · 16-20 · Condominium · 79 years left
1,173 sqftS$2,098,000S$1,788 psf
Oct 2022
Meraprime · 31-35 · Condominium · 79 years left
1,173 sqftS$2,115,888S$1,803 psf
Aug 2022
Meraprime · 26-30 · Condominium · 79 years left
1,313 sqftS$2,400,000S$1,828 psf
Aug 2022
Meraprime · 31-35 · Condominium · 79 years left
1,098 sqftS$2,040,000S$1,858 psf
Jul 2022
Meraprime · 01-05 · Condominium · 80 years left
1,152 sqftS$1,850,000S$1,606 psf
Jul 2022
Meraprime · 11-15 · Condominium · 80 years left
1,098 sqftS$1,980,000S$1,803 psf
Jul 2022
Meraprime · 16-20 · Condominium · 80 years left
1,098 sqftS$1,960,000S$1,785 psf
Jul 2022
Meraprime · 16-20 · Condominium · 80 years left
1,098 sqftS$1,900,000S$1,731 psf
Jun 2022
Meraprime · 06-10 · Condominium · 80 years left
1,098 sqftS$1,811,800S$1,650 psf
May 2022
Meraprime · 31-35 · Condominium · 80 years left
1,119 sqftS$2,080,000S$1,858 psf
Apr 2022
Meraprime · 11-15 · Condominium · 80 years left
1,098 sqftS$1,800,000S$1,639 psf
Mar 2022
Meraprime · 21-25 · Condominium · 80 years left
1,119 sqftS$2,020,000S$1,804 psf
Oct 2021
Meraprime · 11-15 · Condominium · 80 years left
1,098 sqftS$1,738,000S$1,583 psf

Sale prices as filed in caveats.

Where the lease takes this

About 75 years of the 99-year lease remain. Every figure below lets the lease run down on the decay measured from private 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 yearPrices 4% a yearThis market's record, 4.09% a yearmeasured
5 years70 yearsS$2,440,288S$2,694,276S$2,968,984S$2,981,853
10 years65 yearsS$2,385,857S$2,908,347S$3,531,652S$3,562,333
20 years55 yearsS$2,150,918S$3,196,151S$4,712,926S$4,795,170

On a flat market the lease alone costs 16% over 20 years. Prices would need to rise about 0.9% a year to cancel that out.

The measured column repeats what this market did between Q1 2015 and Q2 2026, which was 4.09% 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.