Blk 32 Jln Bt Ho Swee
JLN BT HO SWEE · BUKIT MERAH · Singapore 160032 · D03
Median PSF · 12m
S$701
Median price · 12m
S$445K
Latest sale
S$445K
Oct 2025
1-year change
+1.7%
Sales · 12m
1
87 all time
Gross yield
8.93%
7 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
- +57.4%
- Annualised
- +22.3%
- Transactions
- 13
- 1 year
- +1.7%
- 3 years p.a.
- +5.6%
- 5 years p.a.
- +9.5%
- Median size
- 635 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 32 Jln Bt Ho Swee | D03 median | Difference |
|---|---|---|---|
| Median PSF | S$701 | S$961 | -27.1% |
| Median price | S$445K | S$880K | -49.4% |
| Gross rental yield | 8.93% | 6.34% | +2.6 pts |
| 1-year price change | +1.7% | +8.0% | -6.3 pts |
This development trades about 27% 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$2,650
Contracts · 12m
7
Implied annual rent
S$32K
Gross yield
8.93%
| Unit type | Contracts | Median rent |
|---|---|---|
| 2 ROOM | 4 | S$2,775 |
| 3 ROOM | 3 | S$2,000 |
Investment analysis
Investment score 71 / 100
Each component is a percentile rank against every other HDB block in the database. This is an analytical indicator, not financial advice.
71/100
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%97
How its median price per square foot compares with its own district.
- Rental yieldweight 20%96
Gross yield against every other development in its segment.
- Price momentumweight 18%72
Three-year annualised change in median PSF, or one year where three is unavailable.
- Locationweight 15%66
Distance to the nearest rail station, plus schools within 1 km. Nearest is Tiong Bahru MRT at 200 m.
- Supply riskweight 10%38
Upcoming units recorded in the same district. Higher score means less competing supply.
- Liquidityweight 15%22
Transactions in the last 12 months — how easily it trades.
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 MRT200 m
- Havelock MRT600 m
- Great World MRT920 m
- Redhill MRT1.3 km
Schools within 2 km
- Zhangde Primary Schoolprimary450 m
- Gan Eng Seng Schoolsecondary (s1-s5)550 m
- Alexandra Primary Schoolprimary620 m
- River Valley Primary Schoolprimary1.1 km
- Crescent Girls' Schoolsecondary (s1-s4)1.4 km
- Gan Eng Seng Primary Schoolprimary1.4 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 units610 m
- Residential apartmentsChuan Grove Pte Ltd1,056 units610 m
- Residential apartmentsHPL Properties Pte Ltd304 units610 m
- JERVOIS MANSIONKimen Realty Pte Ltd130 units790 m
- THE AVENIRCarmel Development Pte Ltd376 units1.2 km
- GRANGE 1866Grange 1866 Pte Ltd60 units1.4 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 |
|---|---|---|---|---|---|---|
| Oct 2025 | 3 ROOM | S$445,000 | 635 sqft | S$701 | 04 TO 06 | 44 yr 3 mo |
| Jul 2025 | 2 ROOM | S$356,000 | 517 sqft | S$689 | 01 TO 03 | 44 yr 7 mo |
| Aug 2023 | 3 ROOM | S$378,000 | 635 sqft | S$595 | 07 TO 09 | 46 yr 6 mo |
| Oct 2022 | 3 ROOM | S$415,000 | 732 sqft | S$567 | 04 TO 06 | 47 yr 4 mo |
| Oct 2022 | 3 ROOM | S$385,000 | 635 sqft | S$606 | 07 TO 09 | 47 yr 4 mo |
| Sep 2022 | 3 ROOM | S$390,000 | 635 sqft | S$614 | 01 TO 03 | 47 yr 4 mo |
| Jul 2022 | 3 ROOM | S$390,000 | 635 sqft | S$614 | 04 TO 06 | 47 yr 6 mo |
| Jul 2022 | 2 ROOM | S$300,000 | 517 sqft | S$581 | 01 TO 03 | 47 yr 6 mo |
| Dec 2021 | 3 ROOM | S$490,000 | 732 sqft | S$669 | 01 TO 03 | 48 yr 1 mo |
| Oct 2021 | 2 ROOM | S$260,000 | 517 sqft | S$503 | 04 TO 06 | 48 yr 4 mo |
| Sep 2021 | 2 ROOM | S$235,000 | 517 sqft | S$455 | 04 TO 06 | 48 yr 4 mo |
| Apr 2021 | 2 ROOM | S$230,000 | 517 sqft | S$445 | 01 TO 03 | 48 yr 10 mo |
| Dec 2020 | 2 ROOM | S$230,000 | 517 sqft | S$445 | 01 TO 03 | 49 yr 2 mo |
| Jun 2020 | 2 ROOM | S$229,000 | 517 sqft | S$443 | 07 TO 09 | 49 yr 9 mo |
| Feb 2018 | 3 ROOM | S$315,000 | 635 sqft | S$496 | 01 TO 03 | 52 yrs |
| Dec 2017 | 2 ROOM | S$270,000 | 517 sqft | S$523 | 04 TO 06 | 52 yr 1 mo |
| Sep 2017 | 3 ROOM | S$422,000 | 732 sqft | S$577 | 01 TO 03 | 52 yr 4 mo |
| Mar 2016 | 2 ROOM | S$255,000 | 517 sqft | S$494 | 01 TO 03 | 53 yrs |
| May 2015 | 3 ROOM | S$415,000 | 732 sqft | S$567 | 04 TO 06 | 54 yrs |
| May 2015 | 2 ROOM | S$290,000 | 517 sqft | S$561 | 04 TO 06 | 54 yrs |
| Nov 2014 | 3 ROOM | S$375,000 | 635 sqft | S$590 | 07 TO 09 | 55 yr 2 mo |
| Jan 2013 | 3 ROOM | S$402,000 | 635 sqft | S$633 | 04 TO 06 | 57 yrs |
| Jul 2012 | 3 ROOM | S$382,000 | 635 sqft | S$602 | 01 TO 03 | 57 yr 6 mo |
| Jul 2012 | 2 ROOM | S$325,000 | 517 sqft | S$629 | 10 TO 12 | 57 yr 6 mo |
| Jan 2012 | 3 ROOM | S$360,000 | 635 sqft | S$567 | 01 TO 03 | 58 yrs |
| Oct 2011 | 2 ROOM | S$315,000 | 517 sqft | S$610 | 07 TO 09 | 58 yr 3 mo |
| Sep 2011 | 2 ROOM | S$294,000 | 517 sqft | S$569 | 04 TO 06 | 58 yr 4 mo |
| Jul 2011 | 2 ROOM | S$310,000 | 517 sqft | S$600 | 04 TO 06 | 58 yr 6 mo |
| Mar 2011 | 3 ROOM | S$425,000 | 732 sqft | S$581 | 10 TO 12 | 58 yr 10 mo |
| Jan 2011 | 3 ROOM | S$352,000 | 635 sqft | S$554 | 07 TO 09 | 59 yrs |
| Oct 2010 | 3 ROOM | S$343,000 | 635 sqft | S$540 | 01 TO 03 | 59 yr 3 mo |
| Dec 2009 | 3 ROOM | S$300,000 | 635 sqft | S$472 | 01 TO 03 | 60 yr 1 mo |
| Sep 2009 | 2 ROOM | S$216,000 | 517 sqft | S$418 | 04 TO 06 | 60 yr 4 mo |
| Aug 2009 | 2 ROOM | S$210,000 | 517 sqft | S$406 | 04 TO 06 | 60 yr 5 mo |
| Jun 2009 | 3 ROOM | S$293,000 | 732 sqft | S$400 | 04 TO 06 | 60 yr 7 mo |
| Feb 2009 | 3 ROOM | S$280,000 | 635 sqft | S$441 | 01 TO 03 | 60 yr 11 mo |
| Jan 2009 | 3 ROOM | S$322,000 | 732 sqft | S$440 | 01 TO 03 | 61 yrs |
| Jan 2009 | 3 ROOM | S$285,000 | 732 sqft | S$389 | 10 TO 12 | 61 yrs |
| Sep 2008 | 3 ROOM | S$300,000 | 732 sqft | S$410 | 04 TO 06 | 61 yr 4 mo |
| Jul 2008 | 3 ROOM | S$230,000 | 635 sqft | S$362 | 01 TO 03 | 61 yr 6 mo |
Showing the 40 most recent of 87 recorded transactions.
Alternatives
Comparable developments nearby
Within 1.5 km, same segment, with recorded activity in the last 12 months.
Blk 30 Jln Klinik
S$559
-6.5%5 sales9.0% yield
Blk 28 Jln Klinik
S$557
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Blk 9A Boon Tiong Rd
S$1,236
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Blk 26 Jln Klinik
S$572
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Blk 9B Boon Tiong Rd
S$1,387
+20.2%2 sales4.1% yield
Blk 20 Jln Klinik
S$600
-1.9%3 sales9.0% yield
Blk 24 Beo Cres
S$564
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Blk 10B Boon Tiong Rd
S$1,291
+1.6%6 sales4.7% 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.