Blk 120 Bt Batok Ctrl
Project page · 99-year lease from 1985
Based on 14 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.
| Sold | Where | Floor | Size | Price | Per sqm | Index × | Adjusted |
|---|---|---|---|---|---|---|---|
| Oct 2026 | Blk 125 | 13 TO 15 | 144 sqm | S$925,000 | S$6,424 psm | ×1.000 | S$6,424 psm |
| Sept 2026 | Blk 122 | 04 TO 06 | 145 sqm | S$838,000 | S$5,779 psm | ×1.000 | S$5,779 psm |
| Aug 2026 | Blk 121 | 01 TO 03 | 145 sqm | S$860,000 | S$5,931 psm | ×1.000 | S$5,931 psm |
| Jul 2026 | Blk 125 | 04 TO 06 | 150 sqm | S$920,000 | S$6,133 psm | ×1.000 | S$6,133 psm |
| Jul 2026 | Blk 121 | 07 TO 09 | 150 sqm | S$900,000 | S$6,000 psm | ×1.000 | S$6,000 psm |
| Jun 2026 | Blk 125 | 07 TO 09 | 146 sqm | S$930,000 | S$6,370 psm | ×1.000 | S$6,370 psm |
| May 2026 | Blk 121 | 10 TO 12 | 150 sqm | S$968,000 | S$6,453 psm | ×1.000 | S$6,453 psm |
| May 2026 | Blk 121 | 16 TO 18 | 150 sqm | S$955,000 | S$6,367 psm | ×1.000 | S$6,367 psm |
| May 2026 | Blk 125 | 04 TO 06 | 140 sqm | S$805,000 | S$5,750 psm | ×1.000 | S$5,750 psm |
| Feb 2026 | Blk 125 | 13 TO 15 | 144 sqm | S$905,000 | S$6,285 psm | ×0.997 | S$6,266 psm |
| Feb 2026 | Blk 125 | 01 TO 03 | 143 sqm | S$815,000 | S$5,699 psm | ×0.997 | S$5,682 psm |
| Jan 2026 | Blk 121 | 16 TO 18 | 148 sqm | S$945,000 | S$6,385 psm | ×0.997 | S$6,366 psm |
| Dec 2025 | Blk 125 | 10 TO 12 | 150 sqm | S$935,000 | S$6,233 psm | ×0.996 | S$6,209 psm |
| Nov 2025 | Blk 122 | 01 TO 03 | 150 sqm | S$868,888 | S$5,793 psm | ×0.996 | S$5,770 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.
5.19% gross yield
S$48,000 of rent a year against the estimate above · 0.69 points above flats like it
Homes like this rent for about S$4,000 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 4.50%, from 17 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 |
|---|---|---|---|
| Sept 2026 | 125 | EXECUTIVE | S$2,900 |
| Aug 2026 | 628 | EXECUTIVE | S$4,600 |
| Aug 2026 | 122 | EXECUTIVE | S$4,000 |
| Jul 2026 | 627 | EXECUTIVE | S$4,200 |
| Jul 2026 | 627 | EXECUTIVE | S$4,200 |
| Jul 2026 | 120 | EXECUTIVE | S$4,000 |
| Mar 2026 | 121 | EXECUTIVE | S$4,000 |
| Mar 2026 | 125 | EXECUTIVE | S$3,450 |
median of 12 HDB rental approvals for EXECUTIVE on Bt Batok Ctrl since 2025-10.
Buying or selling at S$925,662?
Buying: Stamp duty on S$925,662 · Cash and CPF needed on S$925,662 · How much can I borrow · Monthly repayment on a 75% loan · Property tax on this rent.
Selling: Net proceeds from selling on S$925,662.
Each opens with this figure filled in; change anything there.
Primary schools near 120 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
- Lianhua Primary School · 684 m · no 2025 Phase 2C ballot
- Bukit View Primary School · 689 m · no 2025 Phase 2C ballot
- Princess Elizabeth Primary School · 702 m · balloted in 2025 Phase 2C (citizens within 1 km)
- Dazhong Primary School · 845 m · no 2025 Phase 2C ballot
1 to 2 km
- Keming Primary School · 1,058 m · balloted in 2025 Phase 2C (citizens within 1 km) · near the line — check on OneMap
- Yuhua Primary School · 1,109 m · no 2025 Phase 2C ballot
- St. Anthony's Primary School · 1,415 m · balloted in 2025 Phase 2C (citizens 1-2 km away)
- Jurong Primary School · 1,567 m · no 2025 Phase 2C ballot
- Pioneer Primary School · 1,596 m · no 2025 Phase 2C ballot
- Fuhua Primary School · 1,976 m · no 2025 Phase 2C ballot · near the line — check on OneMap
Past transactions
| Date | Detail | Area | Price | Per area |
|---|---|---|---|---|
| Sept 2025 | Blk 120 · EXECUTIVE · 04 TO 06 · Maisonette · 59 years left | 155 sqm | S$936,888 | S$6,044 psm |
| Jun 2025 | Blk 120 · EXECUTIVE · 07 TO 09 · Maisonette · 59 years left | 150 sqm | S$928,000 | S$6,187 psm |
| Apr 2025 | Blk 120 · EXECUTIVE · 16 TO 18 · Maisonette · 59 years left | 155 sqm | S$968,000 | S$6,245 psm |
| Dec 2024 | Blk 120 · EXECUTIVE · 13 TO 15 · Apartment · 59 years left | 148 sqm | S$952,000 | S$6,432 psm |
| Nov 2024 | Blk 120 · EXECUTIVE · 04 TO 06 · Maisonette · 60 years left | 150 sqm | S$888,889 | S$5,926 psm |
| Sept 2024 | Blk 120 · EXECUTIVE · 10 TO 12 · Maisonette · 60 years left | 150 sqm | S$920,000 | S$6,133 psm |
| Sept 2024 | Blk 120 · EXECUTIVE · 01 TO 03 · Maisonette · 60 years left excluded: outlier | 150 sqm | S$825,000 | S$5,500 psm |
| Jul 2024 | Blk 120 · EXECUTIVE · 13 TO 15 · Apartment · 60 years left | 148 sqm | S$950,000 | S$6,419 psm |
| May 2024 | Blk 120 · EXECUTIVE · 16 TO 18 · Maisonette · 60 years left | 155 sqm | S$918,000 | S$5,923 psm |
| Jan 2024 | Blk 120 · EXECUTIVE · 01 TO 03 · Apartment · 60 years left | 148 sqm | S$888,000 | S$6,000 psm |
| Nov 2023 | Blk 120 · EXECUTIVE · 13 TO 15 · Maisonette · 61 years left | 150 sqm | S$930,000 | S$6,200 psm |
| Aug 2023 | Blk 120 · EXECUTIVE · 04 TO 06 · Maisonette · 61 years left | 155 sqm | S$873,000 | S$5,632 psm |
| Jan 2023 | Blk 120 · EXECUTIVE · 10 TO 12 · Maisonette · 61 years left | 148 sqm | S$839,988 | S$5,676 psm |
| Dec 2022 | Blk 120 · EXECUTIVE · 16 TO 18 · Maisonette · 61 years left | 150 sqm | S$900,000 | S$6,000 psm |
| Dec 2021 | Blk 120 · EXECUTIVE · 07 TO 09 · Maisonette · 62 years left | 150 sqm | S$790,000 | S$5,267 psm |
| Dec 2021 | Blk 120 · EXECUTIVE · 04 TO 06 · Apartment · 62 years left | 145 sqm | S$725,000 | S$5,000 psm |
| Oct 2021 | Blk 120 · EXECUTIVE · 04 TO 06 · Maisonette · 63 years left | 150 sqm | S$738,000 | S$4,920 psm |
Showing 17 of 62.
Sale prices as filed in caveats.
| Period | Detail | Monthly rent | Per area |
|---|---|---|---|
| Jul 2026 | Blk 120 · EXECUTIVE | S$4,000 | — |
| Jun 2025 | Blk 120 · EXECUTIVE | S$3,600 | — |
| Aug 2024 | Blk 120 · EXECUTIVE | S$3,900 | — |
| Aug 2023 | Blk 120 · EXECUTIVE | S$4,100 | — |
| Mar 2023 | Blk 120 · EXECUTIVE | S$3,600 | — |
| Feb 2023 | Blk 120 · EXECUTIVE | S$4,400 | — |
| Jul 2022 | Blk 120 · EXECUTIVE | S$3,000 | — |
| Jul 2021 | Blk 120 · EXECUTIVE | S$2,600 | — |
| Jul 2021 | Blk 120 · EXECUTIVE | S$2,300 | — |
| Mar 2021 | Blk 120 · EXECUTIVE | S$2,500 | — |
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 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 now | Lease left | Prices flat | Prices 2% a year | This market's record, 3.64% a yearmeasured | Prices 4% a year |
|---|---|---|---|---|---|
| 5 years | 52 years | S$883,633 | S$975,603 | S$1,056,596 | S$1,075,075 |
| 10 years | 47 years | S$839,123 | S$1,022,886 | S$1,199,774 | S$1,242,107 |
| 20 years | 37 years | S$737,679 | S$1,096,152 | S$1,508,048 | S$1,616,345 |
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.