Blk 11 Jln Batu
Project page · 99-year lease from 1986
Based on 3 sales in this block, last 12 months. Search did not need to widen. See the comparable sales.
No storey entered, so sales were not adjusted for height
Comparable sales
Each price per area is scaled to Q2 2026 by the published index for the quarter it sold in.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Sept 2026 | Blk 11 | 10 TO 12 | 139 sqm | S$1,035,000 | S$7,446 psm | ×1.000 | S$7,446 psm |
| Sept 2026 | Blk 11 | 04 TO 06 | 132 sqm | S$960,000 | S$7,273 psm | ×1.000 | S$7,273 psm |
| Jan 2026 | Blk 11 | 07 TO 09 | 127 sqm | S$998,000 | S$7,858 psm | ×0.997 | S$7,835 psm |
How accurate is this estimate for Jln Batu?
We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 14 sales in Jln Batu since.
- Median error
- 3.6%
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.
4.95% gross yield
S$48,300 of rent a year against the estimate above · 0.93 points below flats like it
Homes like this rent for about S$4,025 a month, the middle of 12 approvals in the last year.
Across Singapore, flats of this type with 50 to 59 years of lease left yield 5.88%, from 39 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
| Approved | Block | Flat | Rent a month |
|---|---|---|---|
| Jul 2026 | 11 | 5 ROOM | S$4,200 |
| Jul 2026 | 10 | 5 ROOM | S$4,050 |
| Jul 2026 | 11 | 5 ROOM | S$4,000 |
| Jul 2026 | 11 | 5 ROOM | S$4,000 |
| Jun 2026 | 11 | 5 ROOM | S$4,800 |
| Jun 2026 | 10 | 5 ROOM | S$4,700 |
| Jun 2026 | 11 | 5 ROOM | S$3,800 |
| Apr 2026 | 11 | 5 ROOM | S$4,000 |
median of 12 HDB rental approvals for 5 ROOM on Jln Batu since 2025-10.
Buying or selling at S$975,431?
Buying: Stamp duty on S$975,431 · Cash and CPF needed on S$975,431 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$975,431.
Each opens with this figure filled in; change anything there.
Primary schools near 11 Jln Batu
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.
1 to 2 km
- Kong Hwa School · 1,112 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Geylang Methodist School (Primary) · 1,632 m · no 2025 Phase 2C ballot
- Tanjong Katong Primary School · 1,956 m · balloted in 2025 Phase 2C (citizens 1-2 km away) · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2026 | Blk 11 · 5 ROOM · 04 TO 06 · Improved · 58 years left | 132 sqm | S$960,000 | S$7,273 psm |
| Sept 2026 | Blk 11 · 5 ROOM · 10 TO 12 · Improved · 58 years left | 139 sqm | S$1,035,000 | S$7,446 psm |
| Jan 2026 | Blk 11 · 5 ROOM · 07 TO 09 · Improved · 59 years left | 127 sqm | S$998,000 | S$7,858 psm |
| Oct 2025 | Blk 11 · 5 ROOM · 10 TO 12 · Improved · 59 years left | 131 sqm | S$1,028,000 | S$7,847 psm |
| Sept 2025 | Blk 11 · 5 ROOM · 07 TO 09 · Improved · 59 years left excluded: outlier | 129 sqm | S$980,000 | S$7,597 psm |
| Jul 2025 | Blk 11 · EXECUTIVE · 07 TO 09 · Apartment · 60 years left | 141 sqm | S$1,128,000 | S$8,000 psm |
| Dec 2024 | Blk 11 · 5 ROOM · 04 TO 06 · Improved · 60 years left excluded: outlier | 132 sqm | S$958,888 | S$7,264 psm |
| Jun 2024 | Blk 11 · EXECUTIVE · 01 TO 03 · Apartment · 61 years left | 141 sqm | S$925,000 | S$6,560 psm |
| Jun 2024 | Blk 11 · 5 ROOM · 07 TO 09 · Improved · 61 years left | 131 sqm | S$866,888 | S$6,617 psm |
| May 2024 | Blk 11 · 5 ROOM · 10 TO 12 · Improved · 61 years left | 139 sqm | S$920,000 | S$6,619 psm |
| Jan 2024 | Blk 11 · 5 ROOM · 07 TO 09 · Improved · 61 years left | 129 sqm | S$800,000 | S$6,202 psm |
| Dec 2023 | Blk 11 · 5 ROOM · 07 TO 09 · Improved · 61 years left | 131 sqm | S$800,000 | S$6,107 psm |
| Aug 2022 | Blk 11 · 5 ROOM · 10 TO 12 · Improved · 63 years left | 127 sqm | S$780,000 | S$6,142 psm |
| Mar 2022 | Blk 11 · 5 ROOM · 04 TO 06 · Improved · 63 years left | 131 sqm | S$760,000 | S$5,802 psm |
| Jan 2022 | Blk 11 · EXECUTIVE · 01 TO 03 · Apartment · 63 years left | 141 sqm | S$800,000 | S$5,674 psm |
| Dec 2021 | Blk 11 · EXECUTIVE · 01 TO 03 · Apartment · 63 years left | 141 sqm | S$832,000 | S$5,901 psm |
Showing 16 of 68.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 11 · 5 ROOM | S$4,200 | — |
| Jul 2026 | Blk 11 · 5 ROOM | S$4,000 | — |
| Jul 2026 | Blk 11 · 5 ROOM | S$4,000 | — |
| Jun 2026 | Blk 11 · 5 ROOM | S$4,800 | — |
| Jun 2026 | Blk 11 · 5 ROOM | S$3,800 | — |
| Apr 2026 | Blk 11 · 5 ROOM | S$4,000 | — |
| Feb 2026 | Blk 11 · EXECUTIVE | S$5,000 | — |
| Jan 2026 | Blk 11 · 5 ROOM | S$4,200 | — |
| Jul 2025 | Blk 11 · 5 ROOM | S$4,000 | — |
| Feb 2025 | Blk 11 · 5 ROOM | S$4,000 | — |
| Feb 2025 | Blk 11 · EXECUTIVE | S$3,600 | — |
| Feb 2025 | Blk 11 · 5 ROOM | S$3,500 | — |
| Oct 2024 | Blk 11 · 5 ROOM | S$4,000 | — |
| Aug 2024 | Blk 11 · 5 ROOM | S$4,000 | — |
| Jul 2024 | Blk 11 · 5 ROOM | S$4,300 | — |
| May 2024 | Blk 11 · 5 ROOM | S$4,800 | — |
| Apr 2024 | Blk 11 · 5 ROOM | S$4,300 | — |
| Apr 2024 | Blk 11 · 5 ROOM | S$3,500 | — |
| Jan 2024 | Blk 11 · 5 ROOM | S$4,200 | — |
| Jul 2023 | Blk 11 · 5 ROOM | S$4,500 | — |
| Jul 2023 | Blk 11 · 5 ROOM | S$3,900 | — |
| Apr 2023 | Blk 11 · 5 ROOM | S$5,000 | — |
| Mar 2023 | Blk 11 · 5 ROOM | S$3,300 | — |
| Mar 2023 | Blk 11 · EXECUTIVE | S$3,000 | — |
| Feb 2023 | Blk 11 · 5 ROOM | S$3,900 | — |
| Aug 2022 | Blk 11 · 5 ROOM | S$3,300 | — |
| Jul 2022 | Blk 11 · 5 ROOM | S$3,200 | — |
| Feb 2022 | Blk 11 · 5 ROOM | S$2,700 | — |
| Feb 2022 | Blk 11 · 5 ROOM | S$2,500 | — |
| Jan 2022 | Blk 11 · 5 ROOM | S$2,300 | — |
| Oct 2021 | Blk 11 · 5 ROOM | S$2,400 | — |
| Jul 2021 | Blk 11 · 5 ROOM | S$2,500 | — |
| Mar 2021 | Blk 11 · EXECUTIVE | S$2,500 | — |
| Feb 2021 | Blk 11 · 5 ROOM | S$2,750 | — |
| Feb 2021 | Blk 11 · 5 ROOM | S$2,700 | — |
| Jan 2021 | Blk 11 · 5 ROOM | S$2,300 | — |
Rents as approved by HDB, or as filed with URA for private homes, where the floor area is given as a band.
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 now | Lease left | Prices flat | Prices 2% a year | This market's record, 3.64% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 53 years | S$931,143 | S$1,028,057 | S$1,113,405 | S$1,132,878 |
| 10 years | 48 years | S$884,239 | S$1,077,883 | S$1,264,282 | S$1,308,890 |
| 20 years | 38 years | S$777,341 | S$1,155,087 | S$1,589,130 | S$1,703,249 |
On a flat market the lease alone costs 20% over 20 years. Prices would need to rise about 1.14% a year to cancel that out.
The measured column repeats what this market did between Q1 2015 and Q2 2026, which was 3.64% 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.