Blk 109 Jln Bt Merah
JLN BT MERAH · BUKIT MERAH · Singapore 160109 · D03
Median PSF · 12m
S$648
Median price · 12m
S$725K
Latest sale
S$728K
Jul 2026
1-year change
+5.1%
Sales · 12m
4
92 all time
Gross yield
5.82%
2 leases
Price history
How this development has traded
Median transacted price and price per square foot by quarter, from every sale on record here.
- Change over window
- +36.1%
- Annualised
- +14.7%
- Transactions
- 19
- 1 year
- +5.1%
- 3 years p.a.
- +5.8%
- 5 years p.a.
- +7.2%
- Median size
- 1,119 sqft
Against the neighbourhood
How it compares within D03
Queenstown, Tiong Bahru, Alexandra. All figures are medians over the last 12 months for HDB flats in this district.
| Measure | Blk 109 Jln Bt Merah | D03 median | Difference |
|---|---|---|---|
| Median PSF | S$648 | S$968 | -33.1% |
| Median price | S$725K | S$888K | -18.4% |
| Gross rental yield | 5.82% | 6.30% | -0.5 pts |
| 1-year price change | +5.1% | +8.7% | -3.6 pts |
This development trades about 33% below the D03 median price per square foot.
Rental
Rent and yield
From HDB approved subletting contracts published on data.gov.sg.
Median monthly rent
S$3,300
Contracts · 12m
2
Implied annual rent
S$40K
Gross yield
5.82%
| Unit type | Contracts | Median rent |
|---|---|---|
| 4 ROOM | 2 | S$3,300 |
Investment analysis
Investment score 53 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
53/100
100% of the scoring weight measurable
Every bar is a percentile rank, so 70 means this development sits above roughly 70% of its peers on that factor. Factors we cannot measure are excluded and the remaining weights are rebalanced, rather than scored as zero.
- Valuationweight 22%98
How its median price per square foot compares with its own district.
- Price momentumweight 18%78
Three-year annualised change in median PSF, or one year where three is unavailable.
- Liquidityweight 15%42
Transactions in the last 12 months — how easily it trades.
- Rental yieldweight 20%35
Gross yield against every other development in its segment.
- Supply riskweight 10%22
Upcoming units recorded in the same district. Higher score means less competing supply.
- Locationweight 15%15
Distance to the nearest rail station, plus schools within 1 km. Nearest is Tiong Bahru MRT at 750 m.
The investment score is an analytical indicator computed from transaction and location data. It is not a recommendation, a forecast, or financial advice.
Location
Nearby amenities
Rail stations
- Tiong Bahru MRT750 m
- Cc30 MRT1.1 km
- Keppel MRT1.1 km
- Havelock MRT1.3 km
Schools within 2 km
- Zhangde Primary Schoolprimary530 m
- Gan Eng Seng Schoolsecondary (s1-s5)1.1 km
- Alexandra Primary Schoolprimary1.3 km
- Gan Eng Seng Primary Schoolprimary1.4 km
- Bukit Merah Secondary Schoolsecondary (s1-s5)1.6 km
- Crescent Girls' Schoolsecondary (s1-s4)1.8 km
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
- Residential apartmentsTimes Square Mall Pte Ltd/Polaris Time Square Residences Pte Ltd876 units570 m
- Residential apartmentsChuan Grove Pte Ltd1,056 units570 m
- Residential apartmentsHPL Properties Pte Ltd304 units570 m
- Residential apartmentsNovaterra Residential Pte Ltd · TOP 2030515 units600 m
- Residential apartmentsWee Hur Thomson Residential Pte Ltd596 units600 m
- Residential apartmentsSim Lian JV (Holland 2) Pte Ltd264 units600 m
High upcoming supply nearby may increase competition for tenants and buyers.
The record
Transactions at this development
| Month | Type | Price | Size | PSF | Floor | Lease left |
|---|---|---|---|---|---|---|
| Jul 2026 | 4 ROOM | S$728,000 | 1,119 sqft | S$650 | 07 TO 09 | 57 yr 1 mo |
| Jul 2026 | 4 ROOM | S$728,000 | 1,119 sqft | S$650 | 07 TO 09 | 57 yr 1 mo |
| Jan 2026 | 4 ROOM | S$722,000 | 1,119 sqft | S$645 | 07 TO 09 | 57 yr 6 mo |
| Jan 2026 | 4 ROOM | S$722,000 | 1,119 sqft | S$645 | 07 TO 09 | 57 yr 6 mo |
| Oct 2025 | 4 ROOM | S$728,000 | 1,119 sqft | S$650 | 07 TO 09 | 57 yr 10 mo |
| Oct 2025 | 4 ROOM | S$728,000 | 1,119 sqft | S$650 | 07 TO 09 | 57 yr 10 mo |
| Jan 2025 | 4 ROOM | S$690,000 | 1,119 sqft | S$616 | 07 TO 09 | 58 yr 8 mo |
| Jan 2025 | 4 ROOM | S$690,000 | 1,119 sqft | S$616 | 07 TO 09 | 58 yr 8 mo |
| Dec 2024 | 4 ROOM | S$670,000 | 1,119 sqft | S$599 | 01 TO 03 | 58 yr 8 mo |
| Dec 2024 | 4 ROOM | S$670,000 | 1,119 sqft | S$599 | 01 TO 03 | 58 yr 8 mo |
| Nov 2023 | 4 ROOM | S$647,000 | 1,119 sqft | S$578 | 04 TO 06 | 59 yr 9 mo |
| Nov 2023 | 4 ROOM | S$647,000 | 1,119 sqft | S$578 | 04 TO 06 | 59 yr 9 mo |
| Aug 2023 | 4 ROOM | S$618,000 | 1,130 sqft | S$547 | 07 TO 09 | 60 yrs |
| Aug 2023 | 4 ROOM | S$618,000 | 1,130 sqft | S$547 | 07 TO 09 | 60 yrs |
| Aug 2023 | 4 ROOM | S$540,000 | 1,119 sqft | S$482 | 01 TO 03 | 60 yrs |
| Aug 2023 | 4 ROOM | S$540,000 | 1,119 sqft | S$482 | 01 TO 03 | 60 yrs |
| Jun 2023 | 4 ROOM | S$647,000 | 1,119 sqft | S$578 | 04 TO 06 | 60 yr 2 mo |
| Jun 2023 | 4 ROOM | S$647,000 | 1,119 sqft | S$578 | 04 TO 06 | 60 yr 2 mo |
| Oct 2021 | 4 ROOM | S$540,000 | 1,130 sqft | S$478 | 04 TO 06 | 61 yr 10 mo |
| Apr 2021 | 4 ROOM | S$540,000 | 1,130 sqft | S$478 | 07 TO 09 | 62 yr 3 mo |
| Mar 2021 | 4 ROOM | S$513,000 | 1,119 sqft | S$458 | 01 TO 03 | 62 yr 4 mo |
| Jan 2021 | 4 ROOM | S$500,000 | 1,119 sqft | S$447 | 10 TO 12 | 62 yr 7 mo |
| Nov 2020 | 4 ROOM | S$508,888 | 1,130 sqft | S$450 | 01 TO 03 | 62 yr 9 mo |
| Aug 2019 | 4 ROOM | S$518,000 | 1,119 sqft | S$463 | 10 TO 12 | 63 yr 11 mo |
| Aug 2019 | 4 ROOM | S$466,000 | 1,119 sqft | S$416 | 01 TO 03 | 63 yr 11 mo |
| Apr 2019 | 4 ROOM | S$480,000 | 1,119 sqft | S$429 | 07 TO 09 | 64 yr 4 mo |
| Jul 2017 | 4 ROOM | S$534,000 | 1,119 sqft | S$477 | 07 TO 09 | 66 yrs |
| Jun 2017 | 4 ROOM | S$542,888 | 1,119 sqft | S$485 | 07 TO 09 | 66 yr 1 mo |
| Mar 2016 | 4 ROOM | S$511,000 | 1,119 sqft | S$456 | 01 TO 03 | 67 yrs |
| Dec 2014 | 4 ROOM | S$565,000 | 1,130 sqft | S$500 | 01 TO 03 | 68 yr 1 mo |
| Nov 2014 | 4 ROOM | S$510,000 | 1,130 sqft | S$451 | 01 TO 03 | 68 yr 2 mo |
| Dec 2013 | 4 ROOM | S$570,000 | 1,119 sqft | S$509 | 04 TO 06 | 69 yr 1 mo |
| May 2013 | 4 ROOM | S$565,000 | 1,119 sqft | S$505 | 04 TO 06 | 69 yr 8 mo |
| Apr 2013 | 4 ROOM | S$609,000 | 1,119 sqft | S$544 | 07 TO 09 | 69 yr 9 mo |
| Aug 2012 | 4 ROOM | S$557,000 | 1,119 sqft | S$498 | 04 TO 06 | 70 yr 5 mo |
| Jul 2011 | 4 ROOM | S$522,000 | 1,119 sqft | S$466 | 01 TO 03 | 71 yr 6 mo |
| Mar 2010 | 4 ROOM | S$436,000 | 1,130 sqft | S$386 | 01 TO 03 | 72 yr 10 mo |
| Jan 2010 | 4 ROOM | S$445,000 | 1,119 sqft | S$398 | 13 TO 15 | 73 yrs |
| Mar 2009 | 4 ROOM | S$438,000 | 1,119 sqft | S$391 | 07 TO 09 | 73 yr 10 mo |
| Mar 2009 | 4 ROOM | S$436,000 | 1,130 sqft | S$386 | 13 TO 15 | 73 yr 10 mo |
Showing the 40 most recent of 92 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 108 Jln Bt Merah
S$599
-6.4%6 sales6.0% yield
Blk 139 Jln Bt Merah
S$727
+17.6%4 sales5.4% yield
Blk 138 Jln Bt Merah
S$630
+0.5%2 sales8.2% yield
Blk 135 Jln Bt Merah
S$678
-15.8%2 sales5.6% yield
Blk 133 Jln Bt Merah
S$585
-2.4%10 sales9.6% yield
Blk 107 Jln Bt Merah
S$513
-6.5%6 sales10.2% yield
Blk 137 Jln Bt Merah
S$518
-5.8%2 sales9.3% yield
Blk 118A Jln Membina
S$950
-5.0%11 sales5.0% yield
Important
Property values shown are estimates generated from available transaction and market data and are not official valuations. Actual transaction prices may differ. Data availability and accuracy depend on the underlying source datasets. Users should conduct their own due diligence and seek professional advice where appropriate.