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HDB · 650334

Blk 334 Bt Batok St 32

Project page · 99-year lease from 1986

Indicative value range
S$450,710 – S$469,652
Indicative mid S$462,472 · S$5,506 psm

Based on 15 sales in this street, last 12 months. Search widened 1 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
Oct 2026Blk 31701 TO 0389 sqmS$490,000S$5,506 psm×1.000S$5,506 psm
Oct 2026Blk 31501 TO 0384 sqmS$447,000S$5,321 psm×1.000S$5,321 psm
Aug 2026Blk 31604 TO 0693 sqmS$500,000S$5,376 psm×1.000S$5,376 psm
Aug 2026Blk 31804 TO 0693 sqmS$498,000S$5,355 psm×1.000S$5,355 psm
Jul 2026Blk 31304 TO 0693 sqmS$510,000S$5,484 psm×1.000S$5,484 psm
Jul 2026Blk 31507 TO 0984 sqmS$465,000S$5,536 psm×1.000S$5,536 psm
Jul 2026Blk 31507 TO 0984 sqmS$470,000S$5,595 psm×1.000S$5,595 psm
Jun 2026Blk 31507 TO 0984 sqmS$465,000S$5,536 psm×0.999S$5,528 psm
May 2026Blk 31610 TO 1293 sqmS$505,000S$5,430 psm×0.999S$5,422 psm
Apr 2026Blk 33401 TO 0384 sqmS$475,000S$5,655 psm×0.999S$5,646 psm
Apr 2026Blk 33304 TO 0684 sqmS$470,000S$5,595 psm×0.999S$5,587 psm
Mar 2026Blk 31604 TO 0693 sqmS$500,000S$5,376 psm×0.996S$5,353 psm
Jan 2026Blk 31304 TO 0693 sqmS$500,000S$5,376 psm×0.996S$5,353 psm
Jan 2026Blk 33310 TO 1284 sqmS$480,000S$5,714 psm×0.996S$5,689 psm
Dec 2025Blk 31507 TO 0984 sqmS$485,000S$5,774 psm×0.995S$5,743 psm

How accurate is this estimate for Bt Batok St 32?

We re-ran the estimate as of Q1 2026 on what was known at the time, then compared it with the 27 sales in Bt Batok St 32 since.

Median error
3.9%

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.

8.56% gross yield

S$39,600 of rent a year against the estimate above · 1.43 points above flats like it

Homes like this rent for about S$3,300 a month, the middle of 23 approvals in the last year.

Across Singapore, flats of this type with 50 to 59 years of lease left yield 7.13%, from 99 blocks. This town has too few such blocks to measure on its own.

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 20263184 ROOMS$3,400
Sept 20263184 ROOMS$3,400
Aug 20263134 ROOMS$3,600
Aug 20263164 ROOMS$3,300
Jul 20263124 ROOMS$3,400
Jul 20263134 ROOMS$3,400
Jun 20263134 ROOMS$3,500
Jun 20263164 ROOMS$3,500

median of 23 HDB rental approvals for 4 ROOM on Bt Batok St 32 since 2025-11.

Buying or selling at S$462,472?

Buying: Stamp duty on S$462,472 · Cash and CPF needed on S$462,472 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$462,472.

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

Primary schools near 334 Bt Batok St 32

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
Apr 2026
Blk 334 · 4 ROOM · 01 TO 03 · Simplified · 59 years left
84 sqmS$475,000S$5,655 psm
Nov 2024
Blk 334 · 5 ROOM · 04 TO 06 · Improved · 60 years left
122 sqmS$600,000S$4,918 psm
Aug 2023
Blk 334 · 4 ROOM · 01 TO 03 · Model A · 62 years left
excluded: outlier
109 sqmS$485,000S$4,450 psm
See more

Showing 3 of 16.

Sale prices as filed in caveats.

Where the lease takes this

About 58 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 years53 yearsS$441,456S$487,403S$525,578S$537,098
10 years48 yearsS$418,970S$510,722S$593,859S$620,177
20 years38 yearsS$367,459S$546,024S$738,262S$805,147

On a flat market the lease alone costs 21% over 20 years. Prices would need to rise about 1.16% 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.