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HDB · 650157

Blk 157 Bt Batok St 11

Project page · 99-year lease from 1998

Indicative value range
S$393,146 – S$423,405
Indicative mid S$407,289 · S$6,079 psm

Based on 40 sales in projects within 1 km, last 24 months. Search widened 3 of 3 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 Q3 2026 by the published index for the quarter it sold in.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Sept 2026Blk 504 · 979 m04 TO 0660 sqmS$385,000S$6,417 psm×1.000S$6,417 psm
Sept 2026Blk 504 · 979 m04 TO 0660 sqmS$370,000S$6,167 psm×1.000S$6,167 psm
Aug 2026Blk 504 · 979 m10 TO 1260 sqmS$385,000S$6,417 psm×1.000S$6,417 psm
Apr 2026Blk 505 · 979 m10 TO 1269 sqmS$420,000S$6,087 psm×0.999S$6,078 psm
Apr 2026Blk 537 · 979 m04 TO 0673 sqmS$425,000S$5,822 psm×0.999S$5,813 psm
Mar 2026Blk 507 · 979 m10 TO 1269 sqmS$395,888S$5,738 psm×0.996S$5,712 psm
Jan 2026Blk 539 · 979 m01 TO 0373 sqmS$400,000S$5,479 psm×0.996S$5,455 psm
Dec 2025Blk 505 · 979 m07 TO 0969 sqmS$423,088S$6,132 psm×0.995S$6,099 psm
Dec 2025Blk 504 · 979 m07 TO 0960 sqmS$380,000S$6,333 psm×0.995S$6,299 psm
Dec 2025Blk 504 · 979 m10 TO 1260 sqmS$395,000S$6,583 psm×0.995S$6,548 psm
Dec 2025Blk 523 · 979 m04 TO 0660 sqmS$390,000S$6,500 psm×0.995S$6,465 psm
Dec 2025Blk 540 · 979 m10 TO 1273 sqmS$445,000S$6,096 psm×0.995S$6,063 psm
Nov 2025Blk 537 · 979 m10 TO 1273 sqmS$420,000S$5,753 psm×0.995S$5,722 psm
Oct 2025Blk 504 · 979 m07 TO 0969 sqmS$398,000S$5,768 psm×0.995S$5,737 psm
Oct 2025Blk 506 · 979 m04 TO 0660 sqmS$400,000S$6,667 psm×0.995S$6,631 psm
Oct 2025Blk 507 · 979 m01 TO 0360 sqmS$365,000S$6,083 psm×0.995S$6,050 psm
Sept 2025Blk 507 · 979 m07 TO 0969 sqmS$388,000S$5,623 psm×0.994S$5,590 psm
Aug 2025Blk 505 · 979 m04 TO 0660 sqmS$372,000S$6,200 psm×0.994S$6,163 psm
Aug 2025Blk 523 · 979 m07 TO 0969 sqmS$448,000S$6,493 psm×0.994S$6,455 psm
Aug 2025Blk 505 · 979 m07 TO 0969 sqmS$422,000S$6,116 psm×0.994S$6,080 psm
Aug 2025Blk 506 · 979 m04 TO 0669 sqmS$415,000S$6,014 psm×0.994S$5,979 psm
Aug 2025Blk 523 · 979 m01 TO 0360 sqmS$415,000S$6,917 psm×0.994S$6,876 psm
Jul 2025Blk 504 · 979 m01 TO 0369 sqmS$398,000S$5,768 psm×0.994S$5,734 psm
Jul 2025Blk 506 · 979 m10 TO 1269 sqmS$405,000S$5,870 psm×0.994S$5,835 psm
Jul 2025Blk 540 · 979 m07 TO 0973 sqmS$435,000S$5,959 psm×0.994S$5,924 psm
Jun 2025Blk 504 · 979 m07 TO 0960 sqmS$384,000S$6,400 psm×0.998S$6,387 psm
Jun 2025Blk 505 · 979 m04 TO 0660 sqmS$370,000S$6,167 psm×0.998S$6,155 psm
May 2025Blk 505 · 979 m07 TO 0969 sqmS$420,888S$6,100 psm×0.998S$6,088 psm
May 2025Blk 537 · 979 m01 TO 0373 sqmS$408,000S$5,589 psm×0.998S$5,578 psm
Apr 2025Blk 540 · 979 m07 TO 0973 sqmS$430,000S$5,890 psm×0.998S$5,879 psm
Apr 2025Blk 536 · 979 m10 TO 1273 sqmS$435,000S$5,959 psm×0.998S$5,947 psm
Mar 2025Blk 506 · 979 m01 TO 0360 sqmS$367,000S$6,117 psm×1.007S$6,162 psm
Feb 2025Blk 505 · 979 m07 TO 0960 sqmS$367,000S$6,117 psm×1.007S$6,162 psm
Feb 2025Blk 505 · 979 m04 TO 0660 sqmS$380,000S$6,333 psm×1.007S$6,381 psm
Feb 2025Blk 506 · 979 m10 TO 1269 sqmS$415,000S$6,014 psm×1.007S$6,059 psm
Jan 2025Blk 501 · 979 m04 TO 0664 sqmS$385,000S$6,016 psm×1.007S$6,061 psm
Jan 2025Blk 540 · 979 m10 TO 1273 sqmS$428,000S$5,863 psm×1.007S$5,907 psm
Dec 2024Blk 506 · 979 m01 TO 0360 sqmS$362,500S$6,042 psm×1.023S$6,182 psm
Dec 2024Blk 505 · 979 m07 TO 0960 sqmS$378,000S$6,300 psm×1.023S$6,446 psm
Dec 2024Blk 540 · 979 m07 TO 0973 sqmS$400,000S$5,479 psm×1.023S$5,607 psm

How accurate is this estimate for Bt Batok St 11?

We re-ran the estimate as of Q1 2026 on what was known at the time, then compared it with the 11 sales in Bt Batok St 11 since.

Median error
5.5%

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

What the rent says

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

8.25% gross yield

S$33,600 of rent a year against the estimate above · 0.07 points above flats like it

Homes like this rent for about S$2,800 a month, the middle of 21 approvals in the last year.

Across Singapore these flats yield 8.18%, from 545 blocks. Too few blocks share this flat's remaining lease to measure that separately, so this figure covers every lease length.

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 rental approvals used

ApprovedBlockFlatRent a month
Sept 20261623 ROOMS$3,200
Sept 20261503 ROOMS$2,800
Aug 20261613 ROOMS$2,900
Jul 20261603 ROOMS$3,000
Jul 20261643 ROOMS$3,000
Jun 20261643 ROOMS$2,850
Jun 20261433 ROOMS$2,800
Jun 20261603 ROOMS$2,700

median of 21 HDB rental approvals for 3 ROOM on Bt Batok St 11 since 2025-11.

Buying or selling at S$407,289?

Buying: Stamp duty on S$407,289 · Cash and CPF needed on S$407,289 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$407,289.

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

Primary schools near 157 Bt Batok St 11

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
May 2024
Blk 157 · 3 ROOM · 04 TO 06 · New Generation · 73 years left
67 sqmS$403,888S$6,028 psm
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Showing 1 of 8.

Sale prices as filed in caveats.

Where the lease takes this

About 70 years of the 99-year lease remain. Every figure below lets the lease run down on the decay measured from HDB 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 yearThis market's record, 3.55% a yearmeasuredPrices 4% a year
5 years65 yearsS$390,757S$431,427S$465,218S$475,415
10 years60 yearsS$378,385S$461,249S$536,333S$560,102
20 years50 yearsS$348,294S$517,547S$699,759S$763,156

On a flat market the lease alone costs 14% over 20 years. Prices would need to rise about 0.79% a year to cancel that out.

The measured column repeats what this market did between Q1 2015 and Q3 2026, which was 3.55% 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.