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HDB · 650104

Blk 104 Bt Batok Ctrl

Project page · 99-year lease from 1985

Indicative value range
S$564,484 – S$575,064
Indicative mid S$571,429 · S$5,495 psm

Based on 11 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 Q2 2026 by the published index for the quarter it sold in.

SoldWhereFloorSizePricePer sqmIndex ×Adjusted
Sept 2026Blk 12401 TO 0391 sqmS$500,000S$5,495 psm×1.000S$5,495 psm
Jul 2026Blk 22801 TO 0393 sqmS$510,000S$5,484 psm×1.000S$5,484 psm
Jul 2026Blk 10607 TO 09104 sqmS$550,000S$5,288 psm×1.000S$5,288 psm
Jun 2026Blk 63907 TO 09112 sqmS$618,000S$5,518 psm×1.000S$5,518 psm
Jun 2026Blk 12401 TO 0393 sqmS$500,000S$5,376 psm×1.000S$5,376 psm
May 2026Blk 10301 TO 03117 sqmS$620,000S$5,299 psm×1.000S$5,299 psm
May 2026Blk 22601 TO 0393 sqmS$515,000S$5,538 psm×1.000S$5,538 psm
Apr 2026Blk 22807 TO 0993 sqmS$550,500S$5,919 psm×1.000S$5,919 psm
Feb 2026Blk 10407 TO 09107 sqmS$588,000S$5,495 psm×0.997S$5,479 psm
Feb 2026Blk 12301 TO 0393 sqmS$515,000S$5,538 psm×0.997S$5,521 psm
Nov 2025Blk 22601 TO 0393 sqmS$530,000S$5,699 psm×0.996S$5,677 psm

How accurate is this estimate for Bt Batok Ctrl?

We re-ran the estimate as of Q4 2025 on what was known at the time, then compared it with the 48 sales in Bt Batok Ctrl since.

Median error
3.0%

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.

7.56% gross yield

S$43,200 of rent a year against the estimate above · 0.5 points above flats like it

Homes like this rent for about S$3,600 a month, the middle of 29 approvals in the last year.

Across Singapore, flats of this type with 50 to 59 years of lease left yield 7.06%, from 112 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 20261044 ROOMS$3,800
Sept 20266234 ROOMS$3,300
Sept 20262254 ROOMS$3,100
Aug 20266224 ROOMS$4,800
Aug 20261044 ROOMS$3,600
Aug 20261044 ROOMS$3,200
Jul 20261064 ROOMS$3,700
Jul 20266424 ROOMS$3,600

median of 29 HDB rental approvals for 4 ROOM on Bt Batok Ctrl since 2025-10.

Buying or selling at S$571,429?

Buying: Stamp duty on S$571,429 · Cash and CPF needed on S$571,429 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.

Selling: Net proceeds from selling on S$571,429.

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

Primary schools near 104 Bt Batok Ctrl

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
Feb 2026
Blk 104 · 4 ROOM · 07 TO 09 · Model A · 58 years left
107 sqmS$588,000S$5,495 psm
Jul 2024
Blk 104 · 4 ROOM · 04 TO 06 · Model A · 60 years left
104 sqmS$545,000S$5,240 psm
Apr 2024
Blk 104 · 4 ROOM · 01 TO 03 · Model A · 60 years left
104 sqmS$515,000S$4,952 psm
Jan 2024
Blk 104 · 4 ROOM · 04 TO 06 · Model A · 60 years left
107 sqmS$530,000S$4,953 psm
Jan 2024
Blk 104 · 4 ROOM · 01 TO 03 · Model A · 60 years left
104 sqmS$525,000S$5,048 psm
Jan 2024
Blk 104 · 4 ROOM · 01 TO 03 · Model A · 60 years left
104 sqmS$500,000S$4,808 psm
Jul 2023
Blk 104 · 4 ROOM · 07 TO 09 · Model A · 61 years left
107 sqmS$525,000S$4,907 psm
May 2022
Blk 104 · 4 ROOM · 04 TO 06 · Model A · 62 years left
104 sqmS$505,000S$4,856 psm
See more

Showing 8 of 32.

Sale prices as filed in caveats.

Where the lease takes this

About 57 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, 3.64% a yearmeasuredPrices 4% a year
5 years52 yearsS$545,484S$602,258S$652,257S$663,665
10 years47 yearsS$518,007S$631,447S$740,644S$766,776
20 years37 yearsS$455,383S$676,676S$930,947S$997,801

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.