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109 Jln Bt Merah/Recorded property history

Official property recordsNear Tiong Bahru MRTNear Silat Avenue Park

109 Jln Bt Merah: recorded history

Explore the sales, rental records and building information available from our connected sources.

View charts & analysis · View source records

Property Upside score

Eight dimensions of the evidence for this property.

Insufficient evidenceOverall score not yet available
Property research scores across eight dimensionsEach axis runs from zero at the centre to 100 at the outside. Missing evidence is not zero and is not joined across the chart. All scores and evidence appear in the category list. Value: 24 out of 100Connectivity: 80 out of 100Everyday living: 75 out of 100Tenure resilience: 57 out of 100URA growth catalysts: 35 out of 100 Value24Resaledemand—Rentalappeal—Connectivity80Everydayliving75Tenureresilience57URA growthcatalysts35En blocpotential—

74% evidence coverage · 5 of 7 applicable dimensions scored

The outer ring is 100. Gaps mean a dimension is unscored.

Strongest supported dimension: Connectivity (80). Lowest supported dimension: Value (24).

Value20% weight24/100

Latest recorded sale reference: S$728,000 against a S$658,500 comparable central price. Historical evidence, not a valuation or forecast.

How it is assessed. 50 + 250 × (comparable central price − assessed price) / comparable central price, bounded 0–100. At least 5 compatible sales and a latest comparable within 12 months. Historical reference and private asking-price scenarios are labelled separately.

  • Comparable sales: 10 in the selected size/type cohort (2026-07) Source
  • Latest recorded sale reference: S$728,000 (2026-07) Source
  • Source checked: HDB resale transactions (2026-09-06) Source
Resale demand15% weight · Unscored—

Insufficient current, source-qualified evidence.

How it is assessed. 100 × months with resale activity / 12 completed calendar months, minimum 5 single-unit resales in the selected property segment and full source coverage. Monthly activity consistency is a proxy, not turnover or time-to-sell; no dwelling-count denominator is available.

Rental appeal10% weight · Unscored—

Insufficient current, source-qualified evidence.

How it is assessed. Requires current recorded rental contracts or published project rental medians. Reporting continuity is a proxy; unmatched rent and floor area never produce a yield.

Connectivity15% weight80/100

Tiong Bahru MRT is approximately 764 m away in a straight line.

How it is assessed. Nearest operational MRT straight-line distance: 100 at ≤400 m, 80 at ≤800 m, 60 at ≤1,200 m, 40 at ≤2,000 m, 20 at ≤3,000 m. Beyond covered evidence is unscored; distances are not walking times.

  • Nearest sourced MRT: Tiong Bahru MRT (2026-09-06) Source
Everyday living10% weight75/100

Proximity to four everyday amenity categories using stored official locations. Straight-line distances; access and suitability vary.

How it is assessed. Average proximity across schools, food/markets, parks and shopping: 100 at ≤500 m, 75 at ≤1,000 m, 50 at ≤2,000 m, 25 at ≤3,000 m. All four categories require sourced coverage; school proximity does not establish admission eligibility.

  • School: Zhangde Primary School: 536 m straight-line (2026-09-06) Source
  • Food: Jalan Bukit Merah Blk 112 (Blk 112 Jalan Bukit Merah Market And Food Centre): 68 m straight-line (2026-09-06) Source
  • Park: Silat Avenue Park: 553 m straight-line (2026-09-06) Source
  • Shopping: VivoCity: 1,731 m straight-line (2026-09-06) Source
Tenure resilience15% weight57/100

Approximately 56.9 years remaining as of Sep 2026. Tenure longevity only; no financing or resale guarantee.

How it is assessed. Lease score = 100 × remaining years / 99, bounded 0–100; an explicitly recorded freehold title scores 100. Deduct elapsed time from recorded remaining lease, or use term and commencement year. Median across selected recent records; year-only starts are approximate.

  • Recorded tenure: 99-year leasehold (2026-07) Source
URA growth catalysts10% weight35/100

Greater Southern Waterfront: Phased; individual sites remain subject to planning. Matched using Harbourfront MRT as a reference.

How it is assessed. Highest matched catalyst score, without stacking overlapping announcements. Under-construction interchanges: 90 for a 2028 target, 85 for 2030, 80 for 2032; long-term district plans: 60 for Jurong Lake District, 55 for Greater Southern Waterfront. Subtract 10 beyond 500 m or 20 beyond 1 km. These are editorial proximity/stage points, not predicted returns. Reviewed catalogue covers selected announcements, not every Singapore plan. Reviews expire after 90 days; zoning alone earns no catalyst points.

  • Master Plan zoning at the mapped reference point: Residential; gross plot ratio 2.8. (2026-09-06) Source
  • Redevelopment evidence boundary: MP2025 zoning is indicative. A legal site boundary and existing gross floor area are required before calculating redevelopment headroom. Check subsequent amendments in URA SPACE. (2025-12-01) Source
  • Greater Southern Waterfront: Planned; Phased; individual sites remain subject to planning. Approx. 1,631 m straight-line to Harbourfront MRT reference. URA identifies new waterfront homes and public spaces, including the former Keppel Golf Course and Pasir Panjang Power District. New housing can compete with existing homes, and delivery depends on individual sites. This is proximity to a regional reference station, not a boundary or completion guarantee. (2026-09-06) Source
En bloc potential5% weight · Not applicable—

Private strata collective-sale scoring does not apply to this property class.

How it is assessed. A score requires verified strata ownership, site boundaries, existing lawful GFA, redevelopment entitlement and costs. Building age or a zoning polygon alone does not establish collective-sale feasibility or probability.

An editorial research indicator, not a price forecast or government rating. Overall requires at least 70% of applicable weight, including value and resale evidence. Compare only within the same property class and coverage profile. As of 2026-09-07 · Method upside-1.0.

Start with the evidence.A comparison size is selected. Refine the area and price for the property you are considering.
Updates as you type. No submission needed.

4 ROOM · strata area · Resale · 1 unit per transaction · Tenure not classified. All charts use this comparison segment; price per sq ft uses strata area.

Fair value & asking price

A 1,120 sq ft property in 109 Jln Bt Merah

Comparable sales
Comparable-sale benchmarkS$658,500

S$625,250 – S$714,000

Middle 50% of recorded prices
10 comparable sales over 5 years

Recent comparable sale is S$69,500 higher than the benchmark.

10.6%above the benchmark
Recent comparable saleS$728,000
Comparable medianS$658,500
S$0S$1,100,000
Below range Within range Above range

Recorded sale from 2026-07. Add an asking price above to compare a property you are considering. The amber band covers the middle 50% of similar-sized recorded prices. The benchmark is their median, not an adjusted or bank valuation.

Median price / sq ft
S$588
Comparable sales
10Past 5 years
Recorded PSF change
Limited historyNeeds five sales in each year
Recorded tenure
Tenure not classified

Comparable recorded prices over time

Half-yearly recorded sale prices per sq ft of strata area for the selected size band · This property

1990-01–2026-07
109 Jln Bt Merah half-yearly median recorded sale prices, with the middle 50 percent range. Gaps indicate fewer than five sales. 228257286315344 H2 1998: S$290 / sq ft; 5 salesH1 2000: S$308 / sq ft; 5 salesH2 2006: S$259 / sq ft; 5 sales H1 1990H2 2008H2 2026
Median recorded PSFMiddle 50% of prices

Completed sales, not a forecast. Plotted periods have at least five matching sales. Boundary periods may be incomplete; changes in the units sold can move the median.

View half-yearly figures
PeriodSalesMedian / sq ftMiddle 50%
H1 19901Insufficient sales—
H2 19901Insufficient sales—
H1 19912Insufficient sales—
H2 19910Insufficient sales—
H1 19921Insufficient sales—
H2 19920Insufficient sales—
H1 19931Insufficient sales—
H2 19930Insufficient sales—
H1 19941Insufficient sales—
H2 19940Insufficient sales—
H1 19953Insufficient sales—
H2 19950Insufficient sales—
H1 19961Insufficient sales—
H2 19961Insufficient sales—
H1 19972Insufficient sales—
H2 19970Insufficient sales—
H1 19982Insufficient sales—
H2 19985S$290S$289–300
H1 19992Insufficient sales—
H2 19992Insufficient sales—
H1 20005S$308S$306–312
H2 20004Insufficient sales—
H1 20011Insufficient sales—
H2 20011Insufficient sales—
H1 20020Insufficient sales—
H2 20020Insufficient sales—
H1 20031Insufficient sales—
H2 20030Insufficient sales—
H1 20040Insufficient sales—
H2 20041Insufficient sales—
H1 20050Insufficient sales—
H2 20052Insufficient sales—
H1 20061Insufficient sales—
H2 20065S$259S$254–264
H1 20071Insufficient sales—
H2 20070Insufficient sales—
H1 20082Insufficient sales—
H2 20083Insufficient sales—
H1 20092Insufficient sales—
H2 20090Insufficient sales—
H1 20102Insufficient sales—
H2 20100Insufficient sales—
H1 20110Insufficient sales—
H2 20111Insufficient sales—
H1 20120Insufficient sales—
H2 20121Insufficient sales—
H1 20132Insufficient sales—
H2 20131Insufficient sales—
H1 20140Insufficient sales—
H2 20142Insufficient sales—
H1 20150Insufficient sales—
H2 20150Insufficient sales—
H1 20161Insufficient sales—
H2 20160Insufficient sales—
H1 20171Insufficient sales—
H2 20171Insufficient sales—
H1 20180Insufficient sales—
H2 20180Insufficient sales—
H1 20191Insufficient sales—
H2 20192Insufficient sales—
H1 20200Insufficient sales—
H2 20201Insufficient sales—
H1 20213Insufficient sales—
H2 20211Insufficient sales—
H1 20220Insufficient sales—
H2 20220Insufficient sales—
H1 20231Insufficient sales—
H2 20233Insufficient sales—
H1 20240Insufficient sales—
H2 20241Insufficient sales—
H1 20251Insufficient sales—
H2 20251Insufficient sales—
H1 20261Insufficient sales—
H2 20261Insufficient sales—

Price versus other developments

BUKIT MERAH · HDB · Tenure not classified

109 Jln Bt MerahS$588

10 sales · This development

113 Bt Purmei RdS$586

7 sales

114 Bt Purmei RdS$586

7 sales

47 Lengkok BahruS$586

7 sales

50 Telok Blangah DrS$586

19 sales

Median recorded PSF over 5 years, using the same size band. Peers need five sales and are ordered by price proximity. Location, lease age, floor and condition are not adjusted.

Where the price sits

Against other bukit merah · hdb transactions

LowerHigher10 / 100

Price percentile

31.4% below the bukit merah · hdb median of S$857 / sq ft.

Based on 1660 other sales. A lower relative price does not by itself establish that a property is undervalued.

Price versus the local market

The distribution of bukit merah · hdb recorded sale prices for similar-sized properties

1660 transactions
Recorded sale prices per square foot, with a marker for the market median and this development.S$407–521 / sq ft: 59 salesS$521–634 / sq ft: 216 salesS$634–747 / sq ft: 188 salesS$747–860 / sq ft: 387 salesS$860–974 / sq ft: 494 salesS$974–1,087 / sq ft: 243 salesS$1,087–1,200 / sq ft: 57 salesS$1,200–1,313 / sq ft: 11 salesS$1,313–1,427 / sq ft: 4 salesS$1,427–1,540 / sq ft: 1 salesS$407S$1,540 / sq ft
109 Jln Bt Merah: S$588 / sq ftMarket median: S$857 / sq ft

Bar height shows the number of other transactions in each price band. Same bukit merah · hdb, property type, area basis, recorded tenure, sale category and unit count, 5 years of sales and ±15% size band. This development is excluded from the market sample.

View price bands
Price / sq ftRecorded sales
S$407–52159
S$521–634216
S$634–747188
S$747–860387
S$860–974494
S$974–1,087243
S$1,087–1,20057
S$1,200–1,31311
S$1,313–1,4274
S$1,427–1,5401

What traded in this development

Recorded strata areas in sales over the past 12 months

Under 750 sq ft: 0 sales (0.0%)750–1,199 sq ft: 3 sales (100.0%)1,200–1,799 sq ft: 0 sales (0.0%)1,800 sq ft and above: 0 sales (0.0%)3recorded sales
Under 750 sq ft
00.0%
750–1,199 sq ft
3100.0%
1,200–1,799 sq ft
00.0%
1,800 sq ft and above
00.0%

Completed sales activity across all sizes, not the mix of properties currently for sale. Building condition and room counts are not inferred from area.

The sales behind the comparison

952–1,288 sq ft · Past 5 years

MonthSizeFloor bandRecorded pricePrice / sq ft
2026-071119 sq ft7–9S$728,000S$650
2026-011119 sq ft7–9S$722,000S$645
2025-101119 sq ft7–9S$728,000S$650
2025-011119 sq ft7–9S$690,000S$616
2024-121119 sq ft1–3S$670,000S$599
2023-111119 sq ft4–6S$647,000S$578
2023-081119 sq ft1–3S$540,000S$482
2023-081130 sq ft7–9S$618,000S$547

Up to eight recent matching sales shown; the recent comparison contains 10 matching sales in this window (This property). The history chart also includes older matching sales. View all published sales across all sizes and categories. Source dates have month precision.

How to read this analysis

The comparable range contains the middle 50% of observed prices; it is not a forecast or a confidence interval. Floor, condition, facing and remaining lease can materially change a home’s value. A price below a benchmark is a reason to investigate, not proof of a bargain.

Contains information from HDB resale transactions, accessed from data.gov.sg under the Singapore Open Data Licence. Last checked 6 Sep 2026, 09:45 SGT. Source documentation · Licence / terms · Full methodology

Charts & price evidence

Understand what these records can tell you.

All property records

109 Jln Bt Merah · Every recorded date, size and property type

102 stored versions

All retained source versions, including earlier values and repeated captures. These are source records and must not be counted as separate sales. View published history.

1990-01–2026-07Download complete sales data (JSONL)
Recorded activity by year · all 102 records
1990
2
1991
2
1992
1
1993
1
1994
1
1995
3
1996
2
1997
2
1998
7
1999
4
2000
9
2001
2
2003
1
2004
1
2005
2
2006
6
2007
1
2008
5
2009
2
2010
2
2011
1
2012
1
2013
3
2014
2
2016
1
2017
4
2019
6
2020
2
2021
8
2023
8
2024
2
2025
4
2026
4

Showing 101–102 of 102 records. Every page is available below; the download contains the complete dataset for this property.

MonthProperty Sale categoryTypeAreaArea basisUnitsFloor bandTenureRecorded pricePrice / sq ft Full source record
1990-11109 Jln Bt Merah Resale4 ROOM1,130 sq ftstrata11–399-year leaseholdS$140,000S$124
All fields & provenance

HDB resale archive: 1990-01 to 1999-12 · Source terms

Captured 6 Sep 2026, 13:03 SGT

{
  "id": 624192,
  "snapshot_id": "c70181d3-8fdb-4c77-afd7-d7ed8439c91b",
  "row_number": 10776,
  "place_id": "7aa1c0df-80c4-4a6f-87c6-564426fc65d2",
  "month": "1990-11",
  "market": "hdb_resale",
  "sale_type": "resale",
  "property_type": "HDB",
  "flat_type": "4 ROOM",
  "flat_model": "MODEL A",
  "price": "140000.00",
  "area_sqm": "105.0000",
  "area_type": "strata",
  "units": 1,
  "floor_low": 1,
  "floor_high": 3,
  "tenure": "99-year leasehold",
  "remaining_lease_months": null,
  "raw_identity": {
    "town": "BUKIT MERAH",
    "block": "109",
    "month": "1990-11",
    "flat_type": "4 ROOM",
    "flat_model": "MODEL A",
    "street_name": "JLN BT MERAH",
    "resale_price": "140000",
    "storey_range": "01 TO 03",
    "floor_area_sqm": "105",
    "lease_commence_date": "1984"
  },
  "flags": [
    "approval_month",
    "lease_unknown"
  ],
  "date_basis": "approval month",
  "source": "hdb_resale_1990_1999",
  "source_url": "https://data.gov.sg/datasets/d_ebc5ab87086db484f88045b47411ebc5/view",
  "licence_url": "https://data.gov.sg/open-data-licence",
  "captured_at": "2026-09-06 05:03:34.793108+00:00",
  "last_confirmed_at": "2026-09-06 05:03:34.792510+00:00",
  "snapshot_checksum": "2e064923f41cc96536db04c978901695aa0191022829895cf4ce177e42afad57"
}
1990-01109 Jln Bt Merah Resale4 ROOM1,119 sq ftstrata17–999-year leaseholdS$110,000S$98
All fields & provenance

HDB resale archive: 1990-01 to 1999-12 · Source terms

Captured 6 Sep 2026, 13:03 SGT

{
  "id": 613902,
  "snapshot_id": "c70181d3-8fdb-4c77-afd7-d7ed8439c91b",
  "row_number": 486,
  "place_id": "7aa1c0df-80c4-4a6f-87c6-564426fc65d2",
  "month": "1990-01",
  "market": "hdb_resale",
  "sale_type": "resale",
  "property_type": "HDB",
  "flat_type": "4 ROOM",
  "flat_model": "MODEL A",
  "price": "110000.00",
  "area_sqm": "104.0000",
  "area_type": "strata",
  "units": 1,
  "floor_low": 7,
  "floor_high": 9,
  "tenure": "99-year leasehold",
  "remaining_lease_months": null,
  "raw_identity": {
    "town": "BUKIT MERAH",
    "block": "109",
    "month": "1990-01",
    "flat_type": "4 ROOM",
    "flat_model": "MODEL A",
    "street_name": "JLN BT MERAH",
    "resale_price": "110000",
    "storey_range": "07 TO 09",
    "floor_area_sqm": "104",
    "lease_commence_date": "1984"
  },
  "flags": [
    "approval_month",
    "lease_unknown"
  ],
  "date_basis": "approval month",
  "source": "hdb_resale_1990_1999",
  "source_url": "https://data.gov.sg/datasets/d_ebc5ab87086db484f88045b47411ebc5/view",
  "licence_url": "https://data.gov.sg/open-data-licence",
  "captured_at": "2026-09-06 05:03:34.793108+00:00",
  "last_confirmed_at": "2026-09-06 05:03:34.792510+00:00",
  "snapshot_checksum": "2e064923f41cc96536db04c978901695aa0191022829895cf4ce177e42afad57"
}

Official historical records are supplied by HDB/data.gov.sg and URA. Dates retain source precision. Price per square foot uses each record’s stated area basis; land area, strata area and multi-unit sales are labelled and may not be directly comparable. Original fields, quality flags and source provenance remain available on every row.