Blk 28 Jln Bt Merah
JLN BT MERAH · BUKIT MERAH · Singapore 152028 · D03
Median PSF · 12m
S$503
Median price · 12m
S$322K
Latest sale
S$325K
Aug 2026
1-year change
-7.1%
Sales · 12m
14
278 all time
Gross yield
10.72%
4 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
- +33.5%
- Annualised
- +7.0%
- Transactions
- 62
- 1 year
- -7.1%
- 3 years p.a.
- -1.9%
- 5 years p.a.
- +5.0%
- Median size
- 646 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 28 Jln Bt Merah | D03 median | Difference |
|---|---|---|---|
| Median PSF | S$503 | S$968 | -48.0% |
| Median price | S$322K | S$888K | -63.7% |
| Gross rental yield | 10.72% | 6.30% | +4.4 pts |
| 1-year price change | -7.1% | +8.7% | -15.8 pts |
This development trades about 48% 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$2,950
Contracts · 12m
4
Implied annual rent
S$35K
Gross yield
10.72%
| Unit type | Contracts | Median rent |
|---|---|---|
| 3 ROOM | 3 | S$3,000 |
| 2 ROOM | 1 | S$2,600 |
Investment analysis
Investment score 61 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
61/100
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.
- Rental yieldweight 20%100
Gross yield against every other development in its segment.
- Valuationweight 22%100
How its median price per square foot compares with its own district.
- Liquidityweight 15%94
Transactions in the last 12 months — how easily it trades.
- Supply riskweight 10%22
Upcoming units recorded in the same district. Higher score means less competing supply.
- Locationweight 15%12
Distance to the nearest rail station, plus schools within 1 km. Nearest is Redhill MRT at 890 m.
- Price momentumweight 18%5
Three-year annualised change in median PSF, or one year where three is unavailable.
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
- Redhill MRT890 m
- Queenstown MRT1.0 km
- Telok Blangah MRT1.7 km
- Labrador Park MRT1.8 km
Schools within 2 km
- Bukit Merah Secondary Schoolsecondary (s1-s5)420 m
- Gan Eng Seng Primary Schoolprimary650 m
- Queenstown Secondary Schoolsecondary (s1-s5)880 m
- Queenstown Primary Schoolprimary1.1 km
- Blangah Rise Primary Schoolprimary1.1 km
- Crescent Girls' Schoolsecondary (s1-s4)1.2 km
Distances are straight-line. Proximity does not determine school admission eligibility.
Supply
Upcoming competition
- JERVOIS MANSIONKimen Realty Pte Ltd130 units1.8 km
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 |
|---|---|---|---|---|---|---|
| Aug 2026 | 3 ROOM | S$325,000 | 646 sqft | S$503 | 10 TO 12 | 39 yr 10 mo |
| Aug 2026 | 3 ROOM | S$325,000 | 646 sqft | S$503 | 10 TO 12 | 39 yr 10 mo |
| Jul 2026 | 2 ROOM | S$310,000 | 506 sqft | S$613 | 10 TO 12 | 40 yrs |
| Jul 2026 | 2 ROOM | S$310,000 | 506 sqft | S$613 | 10 TO 12 | 40 yrs |
| Mar 2026 | 3 ROOM | S$330,000 | 646 sqft | S$511 | 10 TO 12 | 40 yr 4 mo |
| Mar 2026 | 3 ROOM | S$330,000 | 646 sqft | S$511 | 10 TO 12 | 40 yr 4 mo |
| Mar 2026 | 3 ROOM | S$322,000 | 646 sqft | S$499 | 01 TO 03 | 40 yr 4 mo |
| Mar 2026 | 3 ROOM | S$322,000 | 646 sqft | S$499 | 01 TO 03 | 40 yr 4 mo |
| Feb 2026 | 3 ROOM | S$325,000 | 646 sqft | S$503 | 13 TO 15 | 40 yr 5 mo |
| Feb 2026 | 3 ROOM | S$325,000 | 646 sqft | S$503 | 13 TO 15 | 40 yr 5 mo |
| Feb 2026 | 2 ROOM | S$255,000 | 506 sqft | S$504 | 04 TO 06 | 40 yr 5 mo |
| Feb 2026 | 2 ROOM | S$255,000 | 506 sqft | S$504 | 04 TO 06 | 40 yr 5 mo |
| Dec 2025 | 2 ROOM | S$280,000 | 506 sqft | S$553 | 07 TO 09 | 40 yr 6 mo |
| Dec 2025 | 2 ROOM | S$280,000 | 506 sqft | S$553 | 07 TO 09 | 40 yr 6 mo |
| Sep 2025 | 3 ROOM | S$350,000 | 646 sqft | S$542 | 10 TO 12 | 40 yr 9 mo |
| Sep 2025 | 3 ROOM | S$350,000 | 646 sqft | S$542 | 10 TO 12 | 40 yr 9 mo |
| Sep 2025 | 3 ROOM | S$330,000 | 646 sqft | S$511 | 07 TO 09 | 40 yr 9 mo |
| Sep 2025 | 3 ROOM | S$330,000 | 646 sqft | S$511 | 07 TO 09 | 40 yr 9 mo |
| Aug 2025 | 3 ROOM | S$343,888 | 646 sqft | S$532 | 10 TO 12 | 40 yr 11 mo |
| Aug 2025 | 3 ROOM | S$343,888 | 646 sqft | S$532 | 10 TO 12 | 40 yr 11 mo |
| May 2025 | 3 ROOM | S$376,000 | 646 sqft | S$582 | 07 TO 09 | 41 yr 2 mo |
| May 2025 | 3 ROOM | S$376,000 | 646 sqft | S$582 | 07 TO 09 | 41 yr 2 mo |
| Nov 2024 | 2 ROOM | S$300,000 | 506 sqft | S$593 | 01 TO 03 | 41 yr 8 mo |
| Nov 2024 | 2 ROOM | S$300,000 | 506 sqft | S$593 | 01 TO 03 | 41 yr 8 mo |
| Oct 2024 | 3 ROOM | S$364,000 | 646 sqft | S$564 | 04 TO 06 | 41 yr 9 mo |
| Oct 2024 | 3 ROOM | S$364,000 | 646 sqft | S$564 | 04 TO 06 | 41 yr 9 mo |
| Oct 2024 | 2 ROOM | S$310,000 | 506 sqft | S$613 | 07 TO 09 | 41 yr 9 mo |
| Oct 2024 | 2 ROOM | S$310,000 | 506 sqft | S$613 | 07 TO 09 | 41 yr 9 mo |
| May 2024 | 3 ROOM | S$310,000 | 646 sqft | S$480 | 04 TO 06 | 42 yr 1 mo |
| May 2024 | 3 ROOM | S$310,000 | 646 sqft | S$480 | 04 TO 06 | 42 yr 1 mo |
| Apr 2024 | 2 ROOM | S$270,000 | 506 sqft | S$534 | 01 TO 03 | 42 yr 3 mo |
| Apr 2024 | 2 ROOM | S$270,000 | 506 sqft | S$534 | 01 TO 03 | 42 yr 3 mo |
| Feb 2024 | 3 ROOM | S$307,500 | 646 sqft | S$476 | 07 TO 09 | 42 yr 5 mo |
| Feb 2024 | 3 ROOM | S$307,500 | 646 sqft | S$476 | 07 TO 09 | 42 yr 5 mo |
| Feb 2024 | 3 ROOM | S$305,000 | 646 sqft | S$472 | 13 TO 15 | 42 yr 5 mo |
| Feb 2024 | 3 ROOM | S$305,000 | 646 sqft | S$472 | 13 TO 15 | 42 yr 5 mo |
| Jan 2024 | 3 ROOM | S$315,000 | 646 sqft | S$488 | 07 TO 09 | 42 yr 6 mo |
| Jan 2024 | 3 ROOM | S$315,000 | 646 sqft | S$488 | 07 TO 09 | 42 yr 6 mo |
| Oct 2023 | 2 ROOM | S$300,000 | 506 sqft | S$593 | 13 TO 15 | 42 yr 8 mo |
| Oct 2023 | 2 ROOM | S$300,000 | 506 sqft | S$593 | 13 TO 15 | 42 yr 8 mo |
Showing the 40 most recent of 278 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 28 Hoy Fatt Rd
S$514
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Blk 1 Jln Bt Merah
S$571
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Blk 48 Lengkok Bahru
S$704
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Blk 44 Lengkok Bahru
S$919
—2 sales
Blk 47 Lengkok Bahru
S$640
+4.4%2 sales6.3% yield
Blk 38 Jln Rumah Tinggi
S$761
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Blk 39 Jln Rumah Tinggi
S$674
-14.7%6 sales6.2% yield
Blk 50 Hoy Fatt Rd
S$674
-2.1%2 sales6.7% 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.